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HomeMy WebLinkAboutItem 1 4 C OF AR GAt{V0tcvi ... - ..L • ' 4 Alb nip trAF Ulf STAFF REPORT O�Unity ot'xo Development Services Department DATE: June 10, 2014 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Tim Schwehr, Associate Planner SUBJECT: MODIFICATION NO. MP 14-03 WITH A CLASS 5 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR AN 8,347 SQUARE-FOOT, TWO-STORY RESIDENCE WITH SECOND-STORY SIDE YARD SETBACKS OF 13'-6" IN LIEU OF THE 27'-1" REQUIREMENT AT 560 W. ORANGE GROVE AVENUE Recommended Action: Find that this project qualifies as a Class 5 Categorical Exemption from CEQA and Conditionally Approve Modification No. MP 14-03 SUMMARY Modification No. MP 14-03 was submitted by Simon Lee for a new 8,347 square-foot residence with second-story side yard setbacks of 13'-6" in lieu of 27'-1" required. An aerial photo with zoning information, and the proposed architectural plans are attached. The architectural design of the proposed residence has been reviewed and approved by the Santa Anita Oaks Homeowner's Association, and this project qualifies as a Class 5 Categorical Exemption from the California Environmental Quality Act (CEQA) as a minor alteration in land use limitations. Based on the irregular shape of the lot and sloped terrain, there is justification for reduced second-story side yard setbacks for the proposed new residence to be an appropriate improvement of this lot. It is recommended that the Planning Commission approve Modification No. MP 14-03, subject to the conditions listed in this staff report. BACKGROUND APPLICANT: Simon Lee LOCATION: 560 W. Orange Grove Avenue REQUEST: Approval of a Modification for a new 8,347 square-foot residence with second-story side yard setbacks of 13'-6" in lieu of 27'-1" required. SITE AREA: 28,750 square-feet (0.66 acre) FRONTAGE: 135.61 feet along W. Orange Grove Avenue EXISTING LAND USE & ZONING: The site is currently developed with a one-story, single-family residence built in 1952. The site is zoned R-O (22,000 sf), First One-Family Zone with 22,000 square-foot minimum lot size. SURROUNDING LAND USES & ZONING: North: Single-family residences located in the City of Sierra Madre South: Single-family residence, zoned R-O East: Single-family residence, zoned R-O West: Orange Grove Park, zoned S-2 GENERAL PLAN DESIGNATION: Very Low Density Residential (2 to 4 dwelling units per acre) — This designation accommodates low-density single-family residential neighborhoods. Development is typified by 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. DISCUSSION The applicant is proposing to demolish the existing residence to build a new 8,347 square-foot, two-story, single-family residence with a 2,850 square-foot, semi- subterranean, eight-car garage, as shown on the attached architectural plans. The proposed new residence includes six bedrooms, six-and-a-half bathrooms, a home theater, and a recreation room. The property has a natural slope from front to back, and the proposed design places the entrance on the upper floor, and from the street the house will appear as a one-story residence. The architectural design of the proposal has been reviewed and approved by the Santa Anita Oaks Homeowner's Association's Architectural Review Board (ARB), and they found that the proposed setbacks are adequate — see the attached HOA Findings and Action Form, and Meeting Minutes. Due to the irregular shape of the lot and sloped terrain, the applicant is requesting approval of reduced second-story side yard setbacks for an appropriate improvement of this lot. Modification Request The applicant is requesting a Modification to allow the upper story to be setback 13'-6" from both side property lines in lieu of the required 27'-1" second-story side yard setbacks based on a minimum requirement of 20% of the lot width at the front property MP 14-03 560 W. Orange Grove Ave. June 10, 2014 — Page 2 of 5 line. The intent of this requirement is to provide adequate buffers between properties proportionate to the widths of the lots. Due to the irregular shape of the subject lot (wide frontage that narrows significantly at the buildable area), applying the required second-story side yard setbacks of 27'-1" would result in a relatively narrow buildable area. The significant front-to-back slope of this property also presents difficulties. The applicant's proposed solution is to place the majority of the floor area on the upper floor. For these reasons, allowing reduced second-story side yard setbacks for this property will result in an appropriate improvement of this lot. The Santa Anita Oaks Homeowner's Association's Architectural Review Board has reviewed the plans and is in favor of the Modification request. A reduced setback will not impact the adjacent property to the west as this property is a City park (Orange Grove Park). To the east is a single-family residential property currently in design review with the Santa Anita Oaks Homeowner's Association for a proposed new two-story residence. Approval of a reduced second-story setback at the subject property will result in less of a buffer between the proposed residence and the property to the east. This neighbor expressed his concerns during the architectural review process, and restated them in response to the public hearing notice for the Modification. A letter and an email from the neighbor are attached. To address the neighbor's concerns, the applicant has added to the plans, 36-inch box privacy trees along the east property line, reduced the size of the east-facing second-floor windows at the back half of the residence, placed them five feet above the finished floor level, and eliminated an east-facing balcony. With these revisions, it is staff's determination that the reduced side yard setbacks are appropriate and will not unduly impact the adjacent property to the east at 550 W. Orange Grove Avenue. The Santa Anita Oaks Homeowner's Association's Architectural Review Board has reviewed and approved these changes to the design. ENVIRONMENTAL ANALYSIS Pursuant to the provisions of the California Environmental Quality Act (CEQA) the Development Services Department has determined that the proposed project is a minor alteration in land use limitations, and is therefore categorically exempt from further environmental review per Section 15305 of the CEQA Guidelines. A Preliminary Exemption Assessment is attached. PUBLIC NOTICE/COMMENTS Public hearing notices for MP 14-03 were mailed to the property owners of those properties that are located within 100 feet of the subject property on May 29, 2014. Staff received one letter of concern from Mr. Jason Fan, the owner of the adjacent property to the east at 550 W. Orange Grove Avenue. In this letter, Mr. Fan states privacy concerns due to the reduced second-story setback in combination with large windows and balconies proposed along the east-side of the residence. In response to these comments, the applicant has reduced the size of the windows along the back half of the east side of the residence and placed them five feet above finished floor level, eliminated a balcony that was originally proposed facing the adjacent property to the east, and added 36-inch MP 14-03 560 W. Orange Grove Ave. June 10, 2014 — Page 3 of 5 box privacy trees to the proposed landscaping along the east property line. These revisions to the original design were forwarded to Mr. Fan for his review. In an email sent to staff on June 2, 2014, Mr. Fan states that he still has privacy concerns about the revised design, and requests further mitigation to address this issue. It is staff's opinion that the changes made to the plans have adequately addressed the privacy concerns, and no further changes to the design are recommended. A copy of Mr. Fan's letter and email are included as attachments to the staff report. RECOMMENDATION It is recommended that the Planning Commission approve Modification No. MP 14-03, subject to the following conditions: 1. The project shall be developed and maintained by the applicant/property owner in a manner that is consistent with the plans submitted and conditionally approved for Modification No. MP 14-03, subject to the approval of the Community Development Administrator or designee. 2. The applicant/property owner shall comply with 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 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. 3. The applicant/property owner 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. 4. Approval of MP 14-03 shall not take effect unless on or before 30 calendar days following approval of this application by the Planning Commission, the applicant/property owner has executed and filed with the Community Development Administrator or designee an Acceptance Form available from the Development MP 14-03 560 W. Orange Grove Ave. June 10, 2014— Page 4 of 5 Services Department to indicate awareness and acceptance of these conditions of approval. Approval If the Planning Commission intends to approve the project, the Commission should move to approve Modification No. MP 14-03 and determine that the project is categorically exempt from the California Environmental Quality Act, subject to the conditions set forth above, or as modified by the Commission, and find that the requested Modifications satisfy at least one of the following purposes: • That the Modification(s) will secure an appropriate improvement of a lot, will prevent an unreasonable hardship, or will promote uniformity of development. Denial If the Planning Commission intends to deny this project, the Commission should move to deny Modification No. MP 14-03, based on the evidence presented, and state the reason(s) why the proposed project does not fulfill any of the above purposes for Modifications. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the June 10, 2014 public hearing, please contact Associate Planner, Tim Schwehr at (626) 574-5422, or tschwehrc ArcadiaCA.gov . Approved: r; Jim asama Cemmunity Development Administrator Attachments: Aerial Photo with Zoning Information Proposed Architectural Plans Photos of the Subject Property and Neighboring Properties HOA Findings and Actions Form and Meeting Minutes Letter and Email from the Property Owner of 550 W. Orange Grove Ave. Preliminary Exemption Assessment 100-foot Radius Map MP 14-03 560 W. Orange Grove Ave. June 10, 2014 — Page 5 of 5 IS i Site Address: 560 W ORANGE GROVE AVE Prooertv Owner(s): Hui,Wynn ". IMO s i i e s Y� B.. C 6 1 { 10. 0 ■ kr f ■, imi Property Characteristics Selected parcel highlighted \I iS.ni..An+la C Zoning: R-0 (22,000) EapeouA•e any P,a, General Plan: VLDR i Lot Area (sq ft): 28,750 wen..A• c " i A r Main Structure / Unit(sq. ft.): 1,864 I Year Built: 1953 "� �� r� 111111111111111111 err/PIMP/MIA III fir_ it Number of Units: 1 1111111111111 X WO* 1 �i � P +I,r f011111011113:;WAN' M Overlays ► 41.11. ♦I ► �i Parking Overlay: n/a �1,,rsim 1111"0���� �! 1 Downtown Overlay: n/a ' -�, swel .,6�j$4:,kr�1�\;O Special Height Overlay: n/a / MEMO P.111 :iii O``�I��I∎����I 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 05-Jun-2014 reference only. 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'�' • q e` Y. SHARED PROPERTY LINE BETWEEN SUBJECT PROPERTY AT 550 W. ORANGE GROVE•ftil i IF• t •f Y ' +r,r p � F 'y`r } „ �� .. K ict, V+a ar; '• r Pik 1: i•47'7 -ti,r4,. ...ie. ! S ! t' 0. y� a• w w ,--.,,, t 1%_A. .emu r - , .r� - ....-- * a ., ADJACENT PARK TO THE WEST—VIEWED FROM STREET -_ 4. '' .t 4* ( ,. - Ar a ., ; `.'M �A,.y}� [�4'.+ (.r .. _'4,1h. w,..,. :r 4? '� fir... is*P t� •5∎ 4-• , yam.' 6 .^v.a r, 1. K-. ,•,..., ` ~ _ :' ' .,4, ,L. - .' ,. s ' '. £: 'F _.. xs L{ r . ',- y) .~ ! s •L„•�.:}. w� Gy . at"pan a4 `+,�' .r X 4441 .'i'4 + a '-�� � y r • t P .. r t •tx 4.,Q-tj C�.x"�.t i ,. , .ter...,.•"".`."'•..- . R1 ADJACENT RESIDENCE TO THE EAST-STREET VIEW at.). ... ._ :, . ?. ° �, �"4w "',i 'is , •.y�-.. i • All Y'R *t'�Ak , Rt NO, ` ,, ,-, , .'.1 :., is ... , ..:, ..„......,,,_„. . . , ili ",l T� .. ,4,,� .' a'. 'tom rR t ) .,,. . 'w ., ,,,10.i.1,',,i'Aii -., .. .w-�sse. i„,, 4...Iri.z ,, 1 „,1"'.`'`+.5 .« '-�,) iy.C' d. ''' # •.• f ADJACENT RESIDENCE TO THE EAST-VIEWED FROM SUBJECT PROPERTY s r' . p+ J,t1. � f)�'-}. J I �1 '! 17 ;( r 3. S ' .'.\"Al Y YP4 t Sl s "t jT �. artC. �..A/�ifl.i adriOler: "A w 1 tti }� .� i. d r� �t s ! , y; M' r r,. �1 .x.�w f.A.*`.'.1. 1�j� — -- +. K- �v i G+4i�1 t 1 r$1■ e3 --._1 A '�T ,i.,1 . , _ . 11jI � 1 f.- . t t. RESIDENCE TO THE NORTH-LOCATED IN SIERRA MADRE - - THIS PAGE INTENTIONALLY BLANK - - ,.. FILE NO DATE SUBMITTED: ARCHITECTURAL DESIGN REVIEW BOARD(COMMITTEE) FINDINGS AND ACTION A. PROJECT ADDRESS: S-60 tO ev41-c t r ,)V /,v/ B. PROPERTYOWNER: 1,()5/,f) /.,) 1-1 U ADDRESS (IF DIFFERENT): f j Mg V,/J.6,/ R3.04 ?/73. C. FINDINGS (only check those that apply, provide a written explanation for each check). 1., The proposed construction materials ii , ARE NOT compatible with the existing materials, because 2. The proposed materials WILL,C6/LL NOyhave a significant adverse impact on the overall appearance of the property, because 3. The proposed projectjIS NOT significantly visible from the adjoining public rights of way, because l t910 GL 9/JJ: 4. The proposed project', IS NOT, significantly visible from the adjoining properties, because 5. The elements of the structure's desigr AR BARE NOT, consistent with the existing building's design, because 6. The proposed project IS, S NO 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, 61 NOT be detrimental to the use and enjoyment and value of adjacent property and neighborhood, because 8. The proposed project's setback DO NOT provide for adequate separation between improvements on the same or adjoining properties, because 9. OTHER FINDINGS: X. ARCHITECTURAL STYLE — The proposed project / IS NOT _ consistent with the Architectural Style Guidelines based on f77f XI. ADDITIONS & ALTERATIONS — The proposed project IS _ / IS NOT _ consistent with the Guidelines for Additions and Alterations based on NL- i /,� /'' G�t�� XII. STREETSCAPE & FRONT OF DWELLING —The proposed project / IS NOT_ consistent with the Streetscape and Front of Dwelling Guidelines based on , 776 XIII. FLOOR AREA & SETBACKS — The proposed project CL / IS NOT _ consistent with the Minimum Floor Area and Setback Guidelines based on . w 7 76 /4 bTU,,Ui,J 4. XIV. GARAGES —The proposed IS osed project 1 / IS NOT_ consistent with the Guideline:.-fur Garages 7 based on 6 7 70 XV. EXTERIOR BUILDING MATERIALS & APPEARANCE — The proposed project / IS NOT _ consistent with the Exterior Building Materials and Appearance Guidelines based on C'776 XVI. AFFECT ON ADJACENT PROPERTIES & NEIGHBORHOOD — The proposed project i / IS NOT _ consistent with the Guidelines for Affect on Adjacent Properties and the Neighborhood based on ( 7 7 These Action and Findings were made by the following ARB Members of the ,9-41v f f AN T4 CAks Association at a meeting held on /1/C-f//'3 at Cl':R14 C'/1A.&i,q z)S Printed Name /ro'l k_ge Signature Printed Name ,,1 hsS IC/a i QU/e Signature Printed Name 1)l NC( VAg 641S Signature Printed Name C,DeL� h9;41,6 Signature Printed Name ,."A E J4/L' k Signature Printed Name Signature Printed Name Signature ." (2) ,000- SANTA ANITA OAKS HOMEOWNERS ASSOCIATION ARCHITECTURAL REVIEW BOARD MINUTES OF PUBLIC MEETING 12/4/13 Purpose of the meeting is to review three proposals for a Regular Review Procedure. ARB members present: Jack Lynch, Vince Vargas, Jessica Louie, Gilbert Perez, Loren Brodhead, and Tom Walker 1400 Rancho Road: This application was continued from the previous Public Hearing due to required revisions requested by the ARB and some neighbors. It is an 8,890 sq ft new house. It is basically Spanish Colonial in architecture. The updated revisions were: window sizes and treatments; revised front entry; improved roof rafter tails; wall heights; (especially the wall along the Hacienda side)percentage of concrete coverage on the lot; new and P". existing landscape changes. Since this proposal had already been heard once before, the discussion of the revisions went fairly quickly. Each of the items were discussed by the designer, the ARB, and near-by neighbors. Each of the items was resolved to the satisfaction of the ARB and neighbors. The ARB vote was unanimous for approval. 1131 San Carlos Road: This is a Regular Review for a proposed 7,437 sq ft house at the corner of Arbolada and San Carlos. It is in the style of a classic colonial two story house. There was much discussion by the ARB and neighbors. Attached is a communication to Philip Chan, the designer, listing the discussion points and items to be revised or conditions of approval as listed. After agreeing to the changes the ARB unanimously approved the project subject to the attached conditions.(see attached) 560 W. Orange Grove: This is a Regular Review for a proposed 8,347 sq ft house. The style is described as eclectic French. The Configuration and steep slope of this lot has made it difficult to design a house that will properly fit. The proposal is for a single story house with a full basement. Containing: car parking; wine cellar; maid's ARCHITECTURAL REVIEW BOARD MINUTES OF PUBLIC MEETING, 12/04/13 PAGE 2 room; gym;jacuzzi; and recreation room. Due to the steep slope the house will be approx 25 ft from grade in the front and 30 ft in the rear. Access to the basement will be a ramp/driveway on the West side of the prop- erty. There was discussion regarding the various heights of the house, however,the front is already approx 5 ft below street level and heights shown on the plans were within code. The front entry was discussed and adjustments to the entry and window treatments were requested. The architect agreed. Due to the steep slope the back of the house will be higher. There was much discussion about privacy issues for adjoining prop- erties. Mr. Jason Fan, owner of 550 W. Orange Grove, expressed concerns over the height of a proposed fencc on the East side and some windows. To address these concerns, large screening trees were proposed. Mr. Fan was some-what reluctant but said he is willing to work with the architect if problems arose. Other discus points were: front planter; entry steps; placement of pool equipment; and articulation of East elevation. After all items were discussed the ARB unanimously approved the application noting that items agreed to be changed would be reflected on the updated plans prior to being stamped. Allekt City of Arcadia Planning Dept Atnn: Mr Tim Schwehr 2 Via Email and U.S. Mail c�j (-'-I N MP 14 'b 3 Vct Dear o W• D��� �n'0 ✓'� �' . Mi. Schwehr, I'm the property owner of the adjacent property to the east of subject property at 550 W. Orange Grove. Thank you for explain and show me the plans of the Modification application for second- story side yard setback of 13'-6" in lieu of 271-1" at 560 W. Orange Grove Avenue. By looking at the East Elevation of the plan it has large windows and two balconies on their second floor directly facing my back yard, and I believe the visual and privacy of my property will have seriously impacts as a result of the reduced second story setback. Please reference to the attached photo that was taken from my property viewing the adjacent property with higher grade that I think trees between retaining wall and a two story house within only 13' strip may be not grow or maintained to properly mitigate these impacts. I think redesign floor plan to remove the balcony and to raise sill plate of the windows to 5' may be an option. While the setback requirements is to maintain the quality single-family residential environment of the City, I pray for the planning commission's consideration to more effectively mitigate the visual impacts to my privacy before grant the Modification Application. /�J Sj ncerely, Jason Fan 550 W. Orange Grove Ave, Arcadia Cell# 1-626-2156198 Tim Schwehr From: Tim Schwehr • Sent: Thursday, June 05, 2014 10:35 AM To: Tim Schwehr Subject: FW: 560 W. Orange Grove Ave From: Jason Fan [mailto:jasonfan88 @gmail.com] Sent: Monday, June 02, 2014 10:45 AM To: Tim Schwehr Subject: Re: 560 W. Orange Grove Ave Good morning, Tim I have reviewed the revised plan you sent me, thank you! While smaller windows definite helps, however, we are still bother by the large balcony with opening facing my property. As their balcony covers not only bed rooms but family room and extend the full width of the house, and I do think family room on the 2nd floor is unusual and potential activities on their balcony looking at my yard should be mitigated. As mentioned in my last letter, the setback requirements is to maintain the quality single-family residential environment of the city. I hope my concern will be consider at the hearing on June 10th. Sincerely, Jason Fan Jason Fan Cell# 1-626-2156198 Agirk i FA SG,,LIFOqN CITY OF ARCADIA ` j 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 0 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: MP 14-03 2. Project Location — Identify street 560 W. Orange Grove Avenue, between Baldwin Ave & Orlando address and cross streets or attach Dr. 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 I Simon Lee (2) Address 1 140 W. Valley Blvd., Suite 215 San Gabriel, CA 91776 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: 5—Minor Alteration in Land Use Limitation f. ❑ The project is statutorily exempt. Applicable Exemption: g. El 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: 5/22/14 Staff: Tim Schwehr, Associate Planner Preliminary Exemption Assessment\2010 FORM "A" oltore SUEMORENO PROJECT INFORMATION 0 (626)350-5964 560 W. ORANGE GROVE OWNERSHIP I OCCUPANTS LIST RADIUS MAPS-LAND USE-PLANS ARCADIA, CA. MUNICIPAL COMPLIANCE CONSULTING 12106 LAMBERT AVE.EL MONTE,CA 91732-FAX(626)350-1532 14-040 SCALE 1" _-"`"1' 1 I N 39640±SF �I 2222( m 0 0 n a2 NIF, 0 19 20 21 22 (1:1) rI(7) $ 9 �17 $5 zl - M R 42 5, 121 ,00, AVE ° ORANGE GROVE � ORANGE GROV ' '; .-,. ' /7 1 iPo .moo 1 1 ACM (2) 1 I D o (6) 1 ,I1 h crY ° I O of X 61 AG c. NOW' , j QR/6<f9-?71 . Q. . 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