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HomeMy WebLinkAboutItem 1 Of ARC GPy U0kkr ,; V�rY ✓ : s. STAFF REPORT Development Services Department DATE: April 22, 2014 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Jordan Chamberlin, Assistant Planner SUBJECT: MODIFICATION NO. MP 14-05 AND SINGLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. SFADR 13-107 WITH A CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A NEW 3,656 SQUARE-FOOT, TWO-STORY, SINGLE-FAMILY RESIDENCE AT 501 E. CAMINO REAL AVENUE Recommended Action: Find that this project is exempt from CEQA and conditionally approve Modification No. MP 14-05 and Single-Family Architectural Design Review No. SFADR 13-107 SUMMARY Modification No. MP 14-05 and Single-Family Architectural Design Review No. SFADR 13-107 were submitted by the designer, Mr. Sidney Chang, for a new 3,656 square-foot, two-story, single-family residence at 501 E. Camino Real Avenue — see the attached aerial photo, architectural plans, and photos of the subject property. Modifications are required for the front yard and street side yard setbacks. Staff finds that the subject applications, if approved with conditions, would secure an appropriate improvement to the lot with a new residence that meets the City's Single-Family Residential Design Guidelines. The subject applications and the construction of one single-family residence are exempt from the California Environmental Quality Act (CEQA). It is recommended that the Planning Commission approve the applications, subject to the conditions listed in this staff report. GENERAL INFORMATION APPLICANT: Mr. Sidney Chang, Designer LOCATION: 501 E. Camino Real Avenue REQUEST: The following Modifications and Single-Family Architectural Design Review approval, for a new 3,656 square-foot, two-story Spanish style, single-family residence with an attached 422 square foot, two-car garage, and two patios totaling 234 square feet: 1. A 48'-10" front yard setback in lieu of 58'-6" required (AMC Sec. 9252.2.2); 2. A 12'-0" westerly street side yard setback in lieu of the 25'-0" required for the first floor (AMC Sec. 9252.2.3.2); and 3. A 16'-10" westerly street side yard setback in lieu of the 20'-0" required for the second floor and to allow the second floor to encroach within the 40-degree plane, as measured from the street side property line (AMC Sec. 9252.2.3.2). SITE AREA: 8,627 square-feet (0.2 acre) FRONTAGE: Approximately 55.5 feet along E. Camino Real Avenue Approximately 141.32 feet along S. Fifth Avenue EXISTING LAND USE & ZONING: The site is currently developed with a 1,188 square-foot, one-story, single-family residence that was constructed in 1946 with an approximately 400 square-foot detached garage. The site and area are zoned R-1, Second One-Family. SURROUNDING LAND USES & ZONING: All of the surrounding properties are developed with single-family residences, and are zoned R-1. GENERAL PLAN DESIGNATION: Low Density Residential (4 to 6 dwelling units per acre) - The Low Density Residential designation accommodates low-density single-family residential neighborhoods. Development is typified by detached single-family residences on lots 7,200 to 10,000 square feet in size. Permitted uses are limited to single- family residence on a single lot. DISCUSSION The applicant is proposing to demolish the existing structures on the site to build a new 3,656 square-foot, two-story Spanish-style, single-family residence with an attached 422 square foot, two-car garage, and two patios totaling 234 square feet, as shown on the attached architectural plans. The proposed new residence includes four bedrooms, four and a half bathrooms, an office, and a great room. MP 14-05 and SFADR 13-107 501 E. Camino Real Avenue April 22, 2014 - Page 2 of 6 Modification Requests 1. A 48'-10" front yard setback in lieu of 58'-6" required (AMC Sec. 9252.2.2) This Modification is to allow a 48'-10" front yard setback on E. Camino Real Avenue in lieu of the required 58'-6". The R-1 zoning regulations require a minimum front yard setback of 25'-0" or the average of the front yard setbacks of the two nearest developed lots, whichever is greater if 60% or more of the lots on a block have front yard setbacks that are greater than 25 feet. The block of the subject property has only four lots that front E. Camino Real Avenue, and all three of the other lots have front yard setbacks greater than 25 feet. The two nearest lots have an average front yard setback of 58'-6" with setbacks of 58 and 59 feet. The intent of the requirement to meet the average of the two nearest developed lots is to promote a consistent streetscape. The attached Setback Plan (Sheet A-2.2 of the architectural plans) shows twelve (12) single-family residential lots around the subject property that front E. Camino Real Avenue. The setbacks of these properties range from approximately 32 to 64 feet with an overall average of approximately 40'-2". Other than the two adjacent homes, the residences are all developed with front yard setbacks of less than 58'-6". Therefore, it is staff's opinion that the proposed 48'-10" front yard setback would not have a negative impact on the streetscape, and would secure an appropriate improvement of the lot. 2. A 12'-0" westerly street side yard setback in lieu of the 25'-0" required for the first floor (AMC Sec. 9252.2.3.2) The applicant is requesting a 12'-0" westerly street side yard setback in lieu of the 25'-0" setback required along this portion of S. Fifth Avenue. The four posts for the 220 square-foot covered patio are to be located 12'-0" from the street side property line, and the main portion of the first floor will be at least 18'-0" from the street side property line. Two of the other corner lots at this intersection have street side yard setback encroachments. The single-family residence on the corner lot to the west has a street side yard setback of 11'-0" along S. Fifth Avenue, and the single-family residence to the south has a street side yard setback of only 6'-3" along S. Fifth Avenue. It is staff's opinion that approval of this request would secure an appropriate improvement of the lot and provide for uniformity of development. 3. A 16'-10" westerly street side yard setback in lieu of the 20'-0" required for the second floor and to allow the second floor to encroach within the 40-degree plane, as measured from the street side property line (AMC Sec. 9252.2.3.2) The applicant is requesting a 16'-10" westerly street side yard setback in lieu of the 20'- 0" required for the second floor and to allow the second floor to encroach within the 40- degree plane. An 8'-6" wide stairwell is to be located 16'-10" from the street side property line. The rest of the second story will be at least 18'-0" from the street side property line. The subject property is 55'-6" wide and has the narrowest width of the four corner lots at this intersection. The widths range from 55'-6" to 90'-0". To comply with MP 14-05 and SFADR 13-107 501 E. Camino Real Avenue April 22, 2014 — Page 3 of 6 all the required setbacks for the second story; an interior side yard setback of 11'-1", a street side yard setback of 20'-0", and a 40-degree plane, the second floor would need to be reduced to a width of 21 feet. This would result in aesthetic concerns regarding the proportions of the house, and could make the construction of a second floor impractical. Due to the narrowness of the lot and the setback constraints, it is staffs opinion that approval of this request would secure an appropriate improvement of the lot and prevent an unreasonable hardship. Architectural Design Review Concurrent with the Modification application, the Planning Commission is to approve, conditionally approve, or deny the architectural design of this proposal. The applicant describes this as a "Spanish" style that includes architectural features such as S-tile roofing, smooth-stucco finished walls, hand painted ceramic tiles, and decorative wrought iron details, as shown on the attached architectural plans. The massing and scale of the building is in character with other newer single-family buildings in the vicinity — photos of the site and neighborhood are attached. The architecture and landscaping of the proposed development are compatible with the surrounding neighborhood and consistent with the City's Single-Family Residential Design Guidelines. With approval of the subject applications, the proposed development will be consistent with the City's General Plan, Zoning Regulations, and Single-Family Residential Design Guidelines. All City requirements shall be complied with to the satisfaction of the Building Official, Community Development Administrator, Fire Marshal, and Public Works Services Director, or their respective designees. The proposed plans have been reviewed by the various City departments and some special conditions of approval are deemed necessary. These are listed as recommended Condition of Approval No. 1 in this staff report. 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 14-05 and SFADR 13-107 were mailed on April 10, 2014 to the property owners and tenants 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 No. MP 14-05 and Single-Family Architectural Design Review No. SFADR 13-107, subject to the following conditions: MP 14-05 and SFADR 13-107 501 E. Camino Real Avenue April 22, 2014 — Page 4 of 6 1. 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, or their respective designees. Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees, and shall include, but shall not be limited to the following: a) The existing curb, gutter, and sidewalk shall be removed and replaced by the applicant/property owner per City of Arcadia Standards. b) The Owner/Applicant shall construct a new sidewalk from property line to property line along Fifth Avenue. c) The Owner/Applicant shall construct a new ADA sidewalk ramp at the corner of the E. Camino Real Avenue and Fifth Avenue. d) The Owner/Applicant shall coordinate with Public Works Services on replacement of street trees. e) The existing driveway approach shall be removed and a new driveway approach shall be constructed by the applicant/property owner per City of Arcadia Standards prior to obtaining final occupancy. f) No portion of the first floor, except for building eaves, shall encroach into the 40-degree plane required along the street side yard. 2. 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 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. 3. Approval of MP 14-05 and SFADR 13-107 shall not be of effect unless on or before 30 calendar days after approval of this project, the property owner/applicant has executed and filed with the Community Development Administrator or designee an MP 14-05 and SFADR 13-107 501 E. Camino Real Avenue April 22, 2014— Page 5 of 6 Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve the project, the Commission should move to approve Modification No. MP 14-05 and Single-Family Architectural Design Review No. SFADR 13-107 based on findings that the project is exempt from the California Environmental Quality Act (CEQA), that the proposed design is consistent with the City's Single-Family Residential Design Guidelines, and that the Modifications, subject to the conditions set forth above, or as modified by the Commission, satisfy 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 14-05 and/or Single-Family Architectural Design Review No. SFADR 13-107, based on the evidence presented, and state the reasons why the project does not meet any of the above 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 April 22, 2014 public hearing, please contact Assistant Planner, Jordan Chamberlin at (626) 821-4334 or jhamberlin@ci.arcadia.ca.us. Approved: 402 Jim,'sama C. munity Development Administrator Attachments: Aerial Photo of Subject Property and Area Photos of the Subject Property and Area Architectural Plans Preliminary Exemption Assessment 100-foot Radius Map MP 14-05 and SFADR 13-107 501 E. Camino Real Avenue April 22, 2014 — Page 6 of 6 L74/ i t it 4 ' Site Address: 501 E CAMINO REAL AVE Property Owner(s): WANG,JULIA H Mai pore , s t 1* fy '�. gifigpi0.^1F M . olikpir .f ' mai y . , mow it* . 0111-000 . my I II ire. No,, i kt „lilt, . ,r t'' , ,. Itilli 'lb '1) , I M r illiila I .'' , Ar , ...„ ' ''''' tiiii. iiihmok 1 Property Characteristics Selected parcel highlighted 1■ Zoning: Aim MOM •110 11111+ amm mr, r■ M 9 R-1 (7,500) -.16,1'-'■••■. �� ��■ sm =ire �■mod= Immo. General Plan: LDR 1::�� um.. aid mum ...�. 1�...,. �.l IM 111Mai M1N��C C Nm� Mi ■■III i/1■! mg 'Nil:.: Lot Area (sq ft): 8 627 ■ j m_ _ �_Irmo me mg ulna • ■ IN 11/S'rpi..d�;� ;:_ M i- i Main Structure / Unit(sq. ft.): 1,188 N NM Mil,Mr ��=:111i• E■r on • ■111 .1 ■ • ass.■ -1r- - AIM NM m"a1_.■ 1. ■ Year Built: 1946 +p �; 'j■ 4� ����'■■� X1111 Illibmi :6111 Rim n1111 1111:,...111 in sslillum Number of Units: 1 ■ ■0 1 111X11 BM jJ$i.E "111111 11!! � 1�1�� .. r ir IM Wini 111= an 11 11■ . ■ Overlays I■ A■■ .■r animal.1a1111►1� (■■011111111.-.■ gh= MP :° �� sr :11.1111 111111111111= Ei " n- �2 Parking Overlay: n a :: �1■ �� . 'yll�l�"�" I'... 9 y� / win:win' 11111111111111 ■ a m■ - C ■111■ ■..111111 111111 1/111 ■Iliplu 1■C N. . Downtown Overlay: n/a 2,7►I= .C_ : E1F '■ tr. t' �f 1111i�i 11111111111 �� :� ii i■■(r� � oS i`�= _= 11111111 .1111111- ll�■ 1! mi -i : =■ Special Height Overlay: n/a pm p■� i 111111 I� III 1 I� ■m■ N. 11 1• au Architectural Design Overlay: n/a Parcel location within City of Arcadia„ This map is a user generated static output from an Internet mapping site and is for Report generated 15-Apr-2014 reference only. Data layers that appear on this map may or may not be accurate,current, or otherwise reliable. Page 1 of 1 ` '4iLW L�� rf%/ / �'' a:� Q�,: ,/ ''''.:,••� hY , x c� {. � r frrr Nr if sNr' '#° , r, r 1r .,FYI ill 4 t: ¢. r . _. . 1 :, . . ,,,,. .___ ,r t .. ... ,,Rabe., ,;fl _. ', ., ... '" ... h 7.,.o+', ''".?:3` f :r. aA.*--,. +" 1.',17,7:1,-;_' ,i.,...>., ,#;v F View of subject property, 501 E. Camino Real Avenue, from E. Camino Real Avenue t ',1 74174,...y , y l i, it AAA, r 'r. f X 1 .. ,1, 142,) • -irtfi.,11,, it '''',1., � ;FiiF'y yt 4 � r' ,4 i i I 1 1 —1r i st W'ii„ ■47• _ ..iII „j .ti;, ,� ti,=rr _, 111 _ p View of subject property's street side yard along S. Fifth Avenue .,___44 ?�4W7�Si. kY&j 'R ,J k�nhF jh t.ti iAt, t + ;h' :+ 46' 'n a":.(�, SCI' tf , r - q, 4 to ( r � s ^iL phi ;� �� �e d) . j g 411111:'' ""' 1111 t— ANIL 4111116c 41111k Ifililligrier"'',__ - ?it ''' ,!• I '' ' 'I �j I,,,, ,, ,„._ ___ , „ ,,,, „,,,,,,..„,.. _ ,,,..._...._. .„..._ : ,../.,„.....,,,.. . .,„ Lit- r.iirivi lik - 4,44 I 110 r 45...,..,..,..A,..;:trot : — r"''' (4 li f�� t, View of neighboring property to the east, 503 E. Camino Real Avenue • . 1 ., t.„ » ... »., 1 11!111111.1111"VII i 141 ' 11111 ii I M!' ' ,I arii i otriir k r ;r i, View of neighboring property to the southeast, 1600 S. Fifth Avenue y .: t 4k II � C '%...rrillIfthII111 1d0111111 III11111 .... . nom 4a_ \ ..r. 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' s-)1 firi-L--it t It \ \ \ ... , II ) Pg. •'-*1i ;1". ,'!: 41 r , f1-1 i 411t 'F_ 1. i 1 1 r H ,Xn. _ 4 itxge ff. 0 :IF 7. 7 .,,,,,,,,.4,,NA, , . la&, ,,, I ..,-. .-if.a._+1\,1\ 14, FRNA.33,:\.... ..,, w .1 ! • : . . t 46. ' '' ''' 41 1;tatift: ..: 4".1, .',:.. 1.,. WIN •-,.. 111W. ' :6140 ) ,.., 1, 4, iltik,44k..„.„.1'; . 1 . ... 1 .a.: • 1 1,-.141,1r'. 0•-,;;e, \r rilei•'■,'•''4''"'44.44PAIEL4'47. 944V44 \ ... • s''f A7T4leivildraaralbw,044•0••„,,,,'NO"A•W.Ailke.L.: -;■', '' ... 'I P.', ...;,,.. A.V...':-...,"-?-,-.:::::-''''''''•------ 87;3:6.2i:ii I ,..,.... .h.go . 41 1 : IF_,_, PRELIMINARY EXEMPTION ASSESSMENT • (Certificate of Determination When Attached to Notice of Exemption) •A`,Y * 1. Name or description of project: Modification No. MP 14-05 and Single-Family Architectural Design Review No. SFADR 13-107 2. Project Location— Identify street 501 E. Camino Real Avenue (between S. Fifth Avenue and S. address and cross streets or Sixth Avenue) 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 A. project: B. Other(Private) CT Max (1) Name I Sidney Chang (2) Address j 112 N. Earle Street, San Gabriel, CA 91775 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: 15305 (Minor Alterations in Land Use Limitations) 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: March 24, 201 Staff: Jordan Chamberlin, Assistant Planner Preliminary Exemption Assessment FORM "A" CITY OF ARCADIA CO CO > >1 44 - 1 2 3 4 44 57 58 PAMELA RD u� N) 6 0� o 43 Q r 0 O O i- _ �i.. — 1 I CAMINO REAL AV 1 Q 2 N 1 13 14 15 ' 3 12 4 WINNIE WY 113 5 6 11 10 9 8 7 6 _ _ 15 16 17 18 19 20 21 22 23 24 25 26 113 `D 27 l -J NORMAN AV r 100' RADIUS MAP GC MAPPING SERVICE, INC. LEGEND CASE NO. 3055 WEST VALLEY BOULEVARD e OWNERSHIP NO. DATE: 12-09-2013 � ALHAMBRA CA 91803 SCALE: 1" = 100' —(626)441-1080 FAX (626)441-8850 OWNERSHIP HOOK gcmapping @radiusmaps.com OWNERSHIP MAP