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HomeMy WebLinkAboutItem 3 of ARc Ge.LSF0RA,/ C.)4, 1010, ofEMI '� STAFF REPORT Development Services Department DATE: October 22, 2013 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Thomas Li, Associate Planner SUBJECT: MODIFICATION APPLICATION NO. MP 13-11 WITH A CLASS 5 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR SIDE YARD SETBACK MODIFICATIONS FOR A 1,429 SQUARE-FOOT, TWO-STORY ADDITION TO AN EXISTING 3,482 SQUARE-FOOT, ONE-STORY, SINGLE-FAMILY RESIDENCE AT 2251 HIGHLAND OAKS DRIVE Recommended Action: Find that this project is exempt from CEQA, and conditionally approve MP 13-11 SUMMARY The applicants, Stepan and Linda Vartanian submitted Modification Application No. MP 13-11 for side yard setback Modifications for a 1,429 square-foot, two-story addition to an existing 3,482 square-foot, one-story, single-family residence. An aerial photo, photos of the site, and the proposed architectural plans are attached. The architectural design of the proposed addition has been conditionally approved by the Architectural Review Board (ARB) of the Highlands Homeowners' Association. A copy of the ARB Findings and Action form is attached. It is recommended that the Planning Commission find that this project is exempt from the California Environmental Quality Act (CEQA) and conditionally approve Modification No. MP 13-11, subject to the conditions listed in this staff report. GENERAL INFORMATION APPLICANTS: Stepan and Linda Vartanian (Property Owners) LOCATION: 2251 Highland Oaks Drive REQUEST: The following Modifications for a 1,429 square-foot, two-story addition to an existing 3,482 square-foot, one-story, single-family residence: A. A 14'-6" westerly side yard setback in lieu of the 29'-7" requirement for a second floor deck (AMC Sec. 9252.2.3); B. A 25'-0" westerly side yard setback in lieu of the 29'-7" requirement for a second floor office (AMC Sec. 9252.2.3); and C. A 12'-6" to 29'-0" easterly side yard setback in lieu of the 29'-7" requirement for a second floor master bathroom (AMC Sec. 9252.2.3). SITE AREA: 14,300 square feet (0.33 acre) FRONTAGE: 148 feet along Highland Oaks Drive EXISTING LAND USE & ZONING: The site is currently developed with a 3,482 square-foot, one-story single-family residence with an attached, three-car garage that was built in 1990. The site is zoned R-1&D, Second One-Family with an Architectural Design Overlay for the Highlands Homeowners' Association. GENERAL PLAN DESIGNATION: Very Low Density Residential (10,000 to 22,000 Square Feet) — The Very Low Residential designation accommodates low-density single-family residential neighborhoods. Development is typified by large lot, detached single-family residences on lots ranging from 10,000 square feet or larger. Permitted uses include single-family residences on a single lot and private tennis courts and similar facilities. DISCUSSION The applicant is proposing a 1,429 square-foot addition that consists of a 175 square- foot first floor addition, and a new 1,244 square-foot second floor addition to an existing 3,482 square-foot, one-story, single-family residence. The proposed architectural plans are attached. The proposal will add 175 square feet to the first floor and convert two of the existing bedrooms into a laundry room and a guest living room, and add a new second floor that will consist of a master bedroom suite, an office, two balconies, and a deck with a staircase to the backyard. The second floor addition requires Modifications of the westerly and easterly side yard setback requirements. These Modifications are requested because of the irregular shape of the lot, at which the front property line measures 148 feet in length, but the lot narrows to a width of only 17.7 feet at the rear property line. Because side yard setback requirements are based on percentages (10% for the first floor & 20% for the second floor) of the lot width as measured along the front property line, the irregular shape of the subject lot results in inordinate side yard setback requirements at the area of the lot where the house is located. This Modification application is before the Planning Commission pursuant to Section 9252.2.11 of the Arcadia Municipal Code, which requires that any second story, side yard setback Modification request be subject to approval by the Planning Commission. MP 13-11 2251 Highland Oaks Drive October 22, 2013— Page 2 of 5 The Arcadia Municipal Code states the following three purposes for approval of a Modification: to secure an appropriate improvement of a lot, to prevent unreasonable hardship, or to promote uniformity of development. Modification Requests A and B A. A 14'-6" westerly side yard setback in lieu of the 29'-7" requirement for a second floor deck (AMC Sec. 9252.2.3). B. A 25'-0" westerly side yard setback in lieu of the 29'-7" requirement for a second floor office (AMC Sec. 9252.2.3). The required second floor side yard setback is 20% of the lot width for R-1 zoned properties, which is 29'-7" for the subject site. The applicant is proposing a 14'-6" side yard setback for the proposed 720 square-foot, second floor deck, and a 25'-0" side yard setback for the second floor office. The proposed deck will have an exterior staircase to the rear yard area, and the office will not have windows facing the westerly neighboring property. The intent of the 20% second floor setback requirement is to reduce the mass of the second floor, and to provide a greater separation of second floors from neighboring properties. There is dense landscaping along the westerly property line to provide privacy screening between the properties. And, the subject property is approximately 10 to 12 feet lower than the neighboring property to the west, and therefore the second floor addition will have less of a visual impact on the westerly neighbor. Approval of these Modifications for the proposed second floor deck and office will secure an appropriate improvement of the lot. Modification Request C C. A 12'-6" to 29'-0" easterly side yard setback in lieu of the 29'-7" requirement for a second floor master bathroom (AMC Sec. 9252.2.3). The proposed second floor master bathroom measures 17'-6" wide and 26'-6" deep, and a 12'-6" to 29'-0" easterly side yard setback is proposed in lieu of the 29'-7" requirement. This Modification is requested because of the angle of the side property line, which narrows the width of the lot. The neighboring lot to the east is approximately 20 feet lower than the subject property, and there is landscaping along the easterly property line to screen the addition from the adjoining easterly property. Approval of this setback Modification for the proposed second floor master bathroom will secure an appropriate improvement of the lot. Architectural Design Review The architectural design concept plans of the proposal were reviewed and conditionally approved by the Architectural Review Board (ARB) of the Highlands Homeowners' Association on July 12, 2013. A copy of ARB's Findings and Action form is attached. Notwithstanding the ARB decision, Planning Services finds the proposed design to be consistent with the City's Single-Family Residential Design Guidelines. MP 13-11 2251 Highland Oaks Drive October 22, 2013 — Page 3 of 5 ENVIRONMENTAL ANALYSIS The proposed project qualifies as a Class 5 Categorical Exemption from the ,. requirements of the California Environmental Quality Act (CEQA) for Minor Alterations in Land Use Limitations per Section 15305 of the CEQA Guidelines. A Preliminary Exemption Assessment is attached to this staff report. It is recommended that the Planning Commission find that this project is exempt from the California Environmental Quality Act. PUBLIC NOTICE/COMMENTS Public hearing notices for application no. MP 13-11 were mailed on October 11, 2013 to the property owners and tenants of those properties that are located within 100 feet of the subject property— see the attached radius map. As of Thursday, October 17, 2013, there were no responses to the public hearing notices. RECOMMENDATION It is recommended that the Planning Commission approve Modification No. MP 13-11, subject to the following conditions: 1. The proposed project shall be developed and maintained in a manner that is consistent with the plans submitted and approved by Modification No. MP 13-11, subject to the approval of the Community Development Administrator, or designee. 2. All City requirements regarding building safety, fire prevention, detection, suppression, emergency access, public right-of-way improvements, parking, water supply and water facilities, sewer facilities, trash reduction and recycling requirements, and National Pollutant Discharge Elimination System (NPDES) measures shall be complied with to the satisfaction of the Building Official, Fire Marshal, Public Works Services Director and Development Services Director. Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval. 3. Compliance with the following conditions of approval of the Architectural Design Review Board of the Highlands Homeowners' Association: a. Roof pitch to be a minimum of 4 in 12, and roof material to be one of those approved concrete or other materials on the list of materials approved for use in the Highlands. b. Final construction plans must be submitted to the Highlands ARB for review and approval prior to issuance of permits for construction. c. Landscape plans for the project must include removal of the bamboo forest along the north side property line and that steep slope shall be re-landscaped with an appropriate low-growing ground cover for erosion control of that steep slope. 4. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officers, employees or agents to attack, set aside, MP 13-11 2251 Highland Oaks Drive October 22, 2013— Page 4 of 5 void, or annul any approval or condition of approval of the City of Arcadia concerning this project and/or land use decision, including but not limited to any approval or condition of approval of the City Council, Planning Commission, or City Staff, which action is brought within the time period provided for in Government Code Section 66499.37 or other provision of law applicable to this project or decision. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and/or land use decision and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter. 5. Approval of MP 13-11 shall not take effect until the applicant, designer, contractor, and property owner have executed and filed an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of the conditions of approval. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should find that the project is Categorically Exempt from the California Environmental Quality Act (CEQA) and move to approve Modification No. MP 13-11, subject to the conditions set forth above, or as modified by the Commission, based on a finding that approval will secure an appropriate improvement of the lot. Denial If the Planning Commission intends to deny this project, the Commission should move to deny Modification No. MP 13-11, based on the evidence presented, and state the reason(s) why the project does not meet the aforementioned purposes, and/or that the design is not consistent with the City's Single-Family Residential Design Guidelines. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the October 22, 2013 public hearing, please contact Associate Planner, Thomas Li, at (626) 574-5447, or tli @ci.arcadia.ca.us. Approved: Ji �!sama c•mmunity Development Administrator Attachments: Aerial Photo of Subject Property and Area Photos of the Subject Property Architectural Plans ARB Findings and Action Form Preliminary Exemption Assessment 100-foot Radius Map MP 13-11 2251 Highland Oaks Drive October 22, 2013 — Page 5 of 5 It Of A . .// . k 1 . Site Address: 2251 HIGHLAND OAKS DRIVE Property Owner(s): ZHANG,TAO AND HALLUN ,,. k:' ."" s. t.1 . , ,,es a•r k� , il 4 /,,Pt.,. 1' iten 1 ' Property Characteristics Selected parcel highlighted Zoning: R-1 (10,000) R-M General Plan: VLDR ,,,r, * Lot Area (sq ft): 20,676 t. Main Structure/ Unit(sq. ft.): 3,482 41,�/,411r,�►*� Year Built: 1960 �.�>r Illek Number of Units: :ia Overlays r 4�r` 4 #,iv- • R-1(10,000) Downtown Overlay: n/a Vailat ��; ;,� Special Height Overlay: n/a jill Min* � Architectural Design Overlay: D Parcel location within City of Arcadia" This map is a user generated static output from an Internet mapping site and is for Report generated 16-Oct-2013 reference only. Data layers that appear on this map may or may not be accurate,current, Page 1 of 1 or otherwise reliable. ��{yt�� � g ?��lrvua �q 2�" � T t��4 4 ��` R�fxR-54A�y€ ��` St I. xy 1% � 1 s g� e�ek� tr k�$ � "s ,,,1"3„•. ,„„,,,,..44,•4.4 p , , *a G , v`;f Y t 1 7',1,4+ 1 , it z•3 � '� N i z r �VV'���' �Y&'�i'.k[.Y�M�'bi���4 h'�e3C`�� { K l sr a TG. -.VwaFUS, r , .., k- „v ii. .%,rm H a,Y E k" ;. . .._._..raw- ._ View of the subject property at 2251 Highland Oaks Drive ;•c _ �^ •-" p I. " t."4 k tAa Y r a r �. r } L.1' ,, x' w "t a.a {"` „sue'* ' .' fix.,� ‘ +F I` f ,t` c�+ i 4e ', � 3 Ow. xz n ,F1 i q h kK'�"• it R- a xF41- . t r i e' • ' Ir rir ilith, ,.. , _ P ili View of the neighboring property g g pro ert to the east at 2235 Highland Oaks Drive T •�4' , ' ( � t R C S k. '.., i. ! ' may�'!4 la tiTN'M...�'y a ,iF;�i r � r 1 ti . " sy . r •r- its ti\ L .. ti'!/°by^'N91 .rr*w•e' "` ++.d I ;'. ae,k a♦h 3«:',II.' 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I:4:k �wr k - 1 5 =N w � � � ° Z 4 IJJ II x ti 24 �. ,�, •R -M1,, 1 Q .� %x47. .,ti St'�k{ R tl' , w IFY,€n ^ � n FkLS?@F6Wl� co �� rep's d .lax e x `* �irr t _.., � r4�d x CD 1 df { y .&{' sxx :. ti' b'@ aN R VIII '� v„,-„,,,,,,,,311. , ' -\.-Nt—,4 ° Y,e',04.....!„.„;, } S���3:, i.s by ! i, ,Tti'1'ir:-,-'4.:'1::' ' 'milli .�I 4 4 i I s 't K t ' .4 a,,-,,,,,,?,,,,,4_,-,:ik,,,,,*%. ,„,,,,, x_•1:::„:,,,, ,1 .7:,:icz,4,:k„,,,,,,,,,::2„,,,,,,,„4,i,„,1_,,t,.....fi.,„",,,,,I,,,,,t1;;;„::,)..:4„1:„,„,,, , . s bY?.�`� , .-4--- x a� �S gyY E -'4.4,,-ttiv-,, *I Il 5 ry ;e 7„t p t 4 LT` `y ■L w°8 1 x e r r' FILE NO.: G°10/,3 DATE SUBMITTED: 7 —/2 - 2 012 ARCHITECTURAL DESIGN REVIEW BOARD (COMMITTEE)FINDINGS AND ACTION A. PROJECT ADDRESS: 'e25 Hi f1L4.i/ID O,gkS D,2 B. PROPERTY OWNER: 5 E • , f 2 r . MA( ADDRESS (IF DIFFERENT): C. FINDINGS (only check those that apply,and provide a written explanation for each check). 1. The proposed construction materials ARE ❑ materials,because r , ARE NOT compatible with the existing mate ' ' t D Gvd E•2t 6 4 e- A c.c .- /Nr•.c L/17E JyJ.9 004 2 et +'d !y!6L ; Ecom, dLG !JJ 0/1 aM ,yo,a-j FS /,( Ttl& NE/Ghi a,oellaoei. 2. The proposed materials WILL 0, WILL NOT jgi overall appearance of the ro have a significant adverse impact on the SEE f / 484 y/&• m'� because 3. The proposed project ISM IS NOT❑ way, because 7. significantly visible from the adjoining public rights of ay MC s f F$2-S /- 1G 6 kw/c tr La5 oP tM yob- .7•VL e. 5 elog 'S' • L'C7 04.e 4. The proposed project IS )4, IS NOT ❑ ' because 5'5-z- ,.¢"VSO. Q • 7 visible from the adjoining properties, T! .N S c3• ' .DE.s1G/, W1 L ' S. The elements of the structure's building's design, because t consistent with the existing 14/144 /3c- 6. The proposed project IS IS NOT❑ in proportion to other improvements on the subject site or to improvements on other properties in the neighborhood, because 7. The location of the proposed project WILL 0, WILL NOTAi be d etrimental to the use and enjoyment and value of adjacent property and neighborhood, because 8. The proposed project's setbacks DOA, DO NOT ❑ provide for adequate separation between improvements on the same or adjoining properties, because 9. OTHER FINDINGS: totook Z cy . 6. D. ACTION: ❑ APPROVAL APPROVAL subject to the following condition(s): 5e A/T€Cif eD / ❑ DENIAL E. DATE OF ARCHITECTURAL REVIEW BOARD'S (COMMITT'EE'S)ACTION: 7- /2-13 F. OARD(COMMITTEE)MEMBER(S)RENDERING THE ABOVE DECISION: /11/4/ aj��d/ , PH z 6941,7 G ,e" G. REPRESENTING THE jji iii 4/VDS /=/6IYI L=6 Lu el4SSOCIATTON. H. APPEALS Appeals from the Board's (Committee's) decision shall be made to the Planning Commission. Anyone desiring to make such an appeal should contact the Pbt+nnine Offices for the requirements, fees and procedures. Said appeal must be made in writing and delivered to the Planning Offices, 240 W. Huntington Dr., Arcadia, CA 91007, within seven (7) working days of the Board's (Committee's)decision. I. EXPIRATION OF APPROVAL If for a period of one (1) year from the date of approval, any project for which plans have been approved by the Board (Committee), has bee unused, abandoned or discontinued, said approval shall become null and void and of no effect. Page 3 Conditions of Approval for remodel of 2251 Highland Oaks Drive 1. Roof pitch to be a minimum of 4 in 12, and roof material to be one of those approved concrete or other materials on the list of materials approved for use in the Highlands. 2. This is a concept approval. Final construction plans must be submitted to and the Highlands ARB for review and approval prior to issuance of permits for construction. 3. It appears that a Planning Staff Modification hearing for the side yard set- back for the second story will be necessary before any permits are issued. 4. Landscape plans for the project must include removal of the bamboo forest along the north side property line and that steep slope be re-landscaped t with an appropriate low growing ground cover for erosion control of the steep slope. - - THIS PAGE INTENTIONALLY BLANK - - 111IFOI[A.� 11 CITY OF ARCADIA 240 W. HUNTINGTON DRIVE „;t; ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: MP 13-11, setback Modifications for an addition to an existing single-family residence. 2. Project Location—Identify street 2251 Highland Oaks Drive, Arcadia, CA 91006 address and cross streets or attach (cross streets: Highland Oaks Drive & Highland Vista Drive) a map showing project site (preferably a USGS 15'or 7 1/2' topographical map identified by quadrangle name): 3. Entity or person undertaking A. project: B. Other(Private) (1) Name Mr. Stefan Vartanian (2) Address 2251 Highland Oaks Drive, Arcadia, CA 91006 4. Staff Determination: The Lead Agency's Staff, having undertaken and completed a preliminary review of this project in accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental Quality Act(CEQA)" has concluded that this project does not require further environmental assessment because: a. ❑ The proposed action does not constitute a project under CEQA. b. ❑ The project is a Ministerial Project. c. ❑ The project is an Emergency Project. d. ❑ The project constitutes a feasibility or planning study. e. ® The project is categorically exempt. Applicable Exemption Class: Class 5—Section 15305 f. ❑ The project is statutorily exempt. Applicable Exemption: g. ❑ The project is otherwise exempt on the following basis: h. ❑ The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: Date: October 3, 2013 Staff: Thomas Li, Associate Planner CITY OF ARCADIA so Q�- 11 10 11 12 Gp,N ON RD /- 0 0 �6 ti/cti�q Np O O Ay. 36 O a 4■1 35 O � 38 3 O 9 0 So 39 34 Q 40 0 „S" / Q 8 / 0 .4O SO / 100 FT RADIUS MAP N GC MAPPING SERVICE, INC. LEGEND CASE NO. 3055 WEST VALLET BOULEVARD DATE: 08-21 -2011 OWNERSHIP NO. SCALE 1" = 100' ALHAMBRA CA 91803 (626)441-1080, FAX (626)441-8850 t- OWNERSHIP HOOK gcmapping @radiusmaps.com OWNERSHIP MAP