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HomeMy WebLinkAboutItem 2 • C), P.I.117tri ir .irk;. t.a.. 3.110 , �` Au`un 3.i3D3 D'ya7ry ofd° STAFF REPORT Development Services Department DATE: November 26, 2013 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Nick Baldwin, Assistant Planner SUBJECT: MODIFICATION APPLICATION NO. MP 13-15 WITH A CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) TO ALLOW THE FIRST FLOOR EAVES TO ENCROACH 6'-0" INTO THE REQUIRED WESTERLY SIDE YARD SETBACK AREA AND THE SECOND FLOOR EAVES TO ENCROACH 4'-0" INTO THE REQUIRED EASTERLY AND WESTERLY SIDE YARD SETBACK AREAS FOR A NEW 5,744 SQUARE-FOOT, TWO-STORY RESIDENCE AT 1032 VOLANTE DRIVE. Recommended Action: Find that this project is exempt from CEQA and conditionally approve Modification No. MP 13-15 SUMMARY The proposal is to allow the first floor eaves to encroach 6'-0" into the required 10'-0" westerly side yard setback and to allow the second floor eaves to encroach 4'-0" into the easterly and westerly side yard setbacks for a new 5,744 square-foot, two-story residence. Eaves are permitted to encroach a maximum of 30" into any required setback. The Architectural Review Board of the Rancho Santa Anita (Lower Rancho) Homeowners' Association has approved the architectural design of the proposed new residence, and supports the additional eave encroachments. Staff finds that the proposed project is exempt from the California Environmental Quality Act (CEQA) and that the encroachments, if approved, will secure an appropriate improvement to the lot. It is recommended that the Planning Commission find that this project is exempt from CEQA, and approve MP 13-15, subject to the conditions listed in this staff report. GENERAL INFORMATION APPLICANT: Mr. Andy Yu, Designer LOCATION: 1032 Volante Drive REQUEST: Modifications to allow the westerly first floor eaves to encroach 6'-0" into the 10'-0" required side yard setback, and for the easterly and westerly second floor eaves to encroach 4'-0" into the 20'-0" required second floor side yard setbacks; all in lieu of the 30" encroachments permitted for eaves (AMC Secs. 9251.2.7.2 & 9251.2.12) SITE AREA: 15,360 square-feet (0.35 acre) FRONTAGE: 100 feet along Volante Drive EXISTING LAND USE & ZONING: The site is currently developed with a 2,124 square-foot, one-story, single-family residence that was constructed in 1948. The site and area are zoned R-O&D, First One-Family with an Architectural Design Overlay for the Rancho Santa Anita (Lower Rancho) Homeowners' Association. GENERAL PLAN DESIGNATION: Very Low Density Residential — The Very Low Density Residential designation accommodates low-density single-family residential neighborhoods. Development is typified by a large lot, detached single-family residences on lots ranging from 10,000 to 22,000 square feet or larger. Permitted uses include single-family residences on a single lot and private tennis courts and similar facilities. Other uses that may be appropriate, consistent with zoning regulations, include public and private schools, public parks, and other open space uses. This designation accommodates up to 4 dwelling units per acre. BACKGROUND The subject property is a 15,360 square-foot lot zoned R-0&D. The lot is irregularly shaped and narrows from 100'-0" at the front property line to 80'-0" at the rear property line — see the attached aerial photo, photos of the subject property and neighboring properties, and the proposed plans. The Rancho Santa Anita (Lower Rancho) Homeowners' Association (HOA) approved the proposed design for the new 5,744 square-foot, two-story residence on April 8, 2013. The design approved by the HOA and the construction drawings submitted for Building Services Plan Check have some discrepancies regarding the depths of the eaves. The design approved by the HOA is the same as that shown on the plans submitted with this staff report. These plans have deep eaves that encroach into the required side yard setbacks beyond the 30-inch allowance, but the plans approved during Plan Check have a combination of 30-inch and 4-foot eaves that comply with the maximum 30-inch encroachments allowed for eaves. It is not clear how this discrepancy occurred, but the plans submitted for Plan Check are to be consistent with the design approved by the HOA, and the property owner and the Architectural Review Board Chairman have confirmed that the design approved by the HOA is the preferred design, which has the deeper eaves on all sides of the residence. MP 13-15 1032 Volante Drive November 26, 2013 —Page 2 of 5 DISCUSSION The applicant designed a new 5,744 square-foot Prairie-style home with deep eaves that are characteristic of the selected architectural style. This proposal is before the Planning Commission pursuant to Section 9251.2.12 of the Arcadia Municipal Code, which requires that any second story, side yard setback Modification request be subject to approval by the Planning Commission. Modification Request • Modifications to allow the westerly first floor eaves to encroach 6'-0" into the 10'-0" required side yard setback, and for the easterly and westerly second floor eaves to encroach 4'-0" into the 20'-0" required second floor side yard setbacks; all in lieu of the 30" encroachments permitted for eaves First Floor Encroachments This property is located in the R-0 zone, which requires that first floor setbacks shall be 10'-0" or 10% of the lot width as measured along the front property line. Since this lot has a front property line that measures 100 feet, there is a 10'-0" first floor side yard setback requirement for this lot. The depth of the westerly eaves for the proposed home varies, but is 8'-0" at the deepest point. These proposed eaves will encroach up to 6'-0" into the required setback, which exceeds the maximum allowed encroachment of 30" for eaves. The deep eaves are proposed because they are a signature design characteristic of the proposed Prairie architectural style. The alignment of the westerly side property line runs diagonally from the front to the rear of the lot, and the proposed home has been designed so that the westerly walls step back as the lot narrows. Because the eave extensions do not follow the step backs of the house walls, some portions of the eaves encroach as much as 6'-0" into the required side yard setback. The City Building Official reviewed the proposed design, and because some portions of the eaves will extend as close as 3'-6" from a property line, he determined that the proposal would be acceptable provided that those eaves are built to one-hour fire-resistant construction standards. The Rancho Santa Anita Homeowners' Association approved the extension of the eaves and supports the Modification request. A conditional approval of this Modification request will secure an appropriate improvement of the lot. Second Floor Encroachments The proposed 4'-0" deep second floor eaves will encroach into the 20'-0" second floor setbacks required on both the east and west sides of the home. An eave depth of only 30" to meet Code requirements would reduce the architectural integrity of the design; therefore, the additional 18" encroachment for the eaves will secure an appropriate improvement of the lot. MP 13-15 1032 Volante Drive November 26, 2013—Page 3 of 5 Architectural Design Review The design concept plans of the subject proposal were reviewed and approved by the Architectural Review Board (ARB) of the Rancho Santa Anita (Lower Rancho) Homeowners' Association on April 8, 2013, and the Association is supportive of the increased eave encroachments. ENVIRONMENTAL ANALYSIS The proposed project qualifies as a Class 5 Categorical Exemption for Minor Alterations in Land Use Limitations from the requirements of the California Environmental Quality Act (CEQA) under Section 15305 of the CEQA Guidelines. A Preliminary Exemption Assessment is attached to this staff report. PUBLIC NOTICE Public hearing notices for MP 13-15 were mailed on November 14, 2013 to the owners of those properties that are located within 100 feet of the subject property—see the attached radius map. RECOMMENDATION It is recommended that the Planning Commission approve Modification Application No. MP 13-15, subject to the following conditions: 1. All of the eaves on the first and second floors shall be designed to match the one- hour fire-resistant construction required for those eaves that extend closer than five feet to a property line, subject to the approval of the Community Development Administrator. 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. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officials, officers, employees or agents to attack, set aside, void, or annul any approval or conditional approval of the City of Arcadia concerning this project and/or land use decision, including but not limited to any approval or conditional 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 MP 13-15 1032 Volante Drive November 26, 2013—Page 4 of 5 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 officials, officers, employees, and agents in the defense of the matter. 4. Approval of MP 13-15 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 the project, the Commission should move to find that the project is exempt from the California Environmental Quality Act (CEQA) and approve Modification No. MP 13-15, subject to the conditions set forth above, or as modified by the Commission, based on at least one of the following purposes: 1. That the Modification will secure an appropriate improvement of a lot; 2. That the Modification will prevent an unreasonable hardship; or 3. That the Modification will promote uniformity of development. Denial If the Planning Commission intends to deny this project, the Commission should move to deny Modification No. MP 13-15, based on the evidence presented, and state the reasons why the project does not meet any of the above purposes. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the November 26, 2013 public hearing, please contact Assistant Planner, Nick Baldwin at (626) 574-5444, or nbaldwineci.arcadia.ca.us. Approved: Ji sama C mmunity Development Administrator Attachments: Aerial Photo of Subject Property and Area Photos of the Subject Property and Neighboring Properties Proposed Plans Preliminary Exemption Assessment 100-foot Radius Map MP 13-15 1032 Volante Drive November 26, 2013— Page 5 of 5 - - THIS PAGE INTENTIONALLY BLANK - - 4t. 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Name or description of project: MP 13-15,a modification for a reduced side yard setbacks for eaves on a R-O single-family zoned property. 2. Project Location—Identify street 1032 Volante Drive(between Monte Vista Rd. and Altura Road) address and cross streets or attach a map showing project site(preferably a USGS 15'or 7 1/2' topographical map identified by quadrangle name): 3. Entity or person undertaking project: A. B. Other(Private) (1) Name Andy Yu (2) Address 460 Stanford Drive Arcadia,CA 91007 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: 05 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: 11/14/13 Staff: Nick Baldwin,Assistant Planner Preliminary Exemption Assessment\22010 FORM"A" immminnipmemft • 510 511 510 525 524 515 :S" .14 Z I, 1 501 515 507 OO 508 C 500 a; 500 518 Z VOLANTE DR U 501 501 500 CD 1,,:) •�<1?;T 510 31 *, 431 430 ►NTE DR 1110 1100 1054 l o.w 1o4u 500 423 422 i 0 • • 411 416 110:),1 4 1059 1051 1045 1037 1031 010 , 401 410 1 p MONTE VERDE 9 • 1010 400 1U1`. 4- 9� :0,00 ��'9 • 1050 1009 �� 3 ;r 1040 ` E 110 . . �(P' • 1026 1020 1001 J\� 990 4, 975 416 •82 01� _■■. 'lam.