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HomeMy WebLinkAboutItem 1 4Of Rc9 ti `' dr Sig �:...„� ` AuYr t 1.�YO� ' tail, 00N.Cliiiii.770.0*. 4lLnity of"6° STAFF REPORT Development Services Department DATE: July 8, 2014 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Tim Schwehr, Associate Planner SUBJECT: MODIFICATION APPLICATION NO. MP 14-08 WITH A CLASS 5 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A TWO-STORY ADDITION AT 2146 CANYON ROAD Recommended Action: Find that this project qualifies as a Class 5 Categorical Exemption from CEQA and Conditionally Approve Modification No. MP 14-08 SUMMARY Modification Application No. MP 14-08 was submitted by Mr. Martin Mervel for a new 2,408 square-foot, two-story addition to the existing 2,529 square-foot, one-story residence, and a 458 square-foot, one-story addition to the existing 473 square-foot garage at 2146 Canyon Road — an aerial photo of the site with zoning information and the proposed plans are attached. The requested Modifications are as follows: • A front yard setback of 39'-6" in lieu of the 99'-6" average of the two adjacent properties for the two-story residential addition; • A front yard setback of 44'-0" in lieu of the 99'-6" average of the two adjacent properties for the one-story garage addition; • A southerly, second-story, side yard setback of 30'-7" in lieu of 33'-7" for a five square-foot portion of a new balcony; and • A westerly, side yard setback of 9'-6" in lieu of 16'-9" for the one-story garage addition. The Planning Commission is to determine whether, or not the above Modifications fulfill at least one of the following purposes: • Secure an appropriate improvement of a lot; • Prevent an unreasonable hardship; or • Promote uniformity of development. If each requested Modification does fulfill at least one of the above purposes, the requests may be approved. The Commission is to also determine if this project qualifies for an exemption from the California Environmental Quality Act (CEQA). The proposed architectural design of the additions, which are to match the existing residence have been reviewed and approved by the Architectural Review Board of the Highlands Homeowners' Association (ARB). Photos of the Subject Property and Neighboring Properties are attached along with the HOA Findings and Action Form. It is recommended that the Planning Commission approve Modification Application No. MP 14-08 with a CEQA exemption, subject to the conditions listed in this staff report. BACKGROUND APPLICANT: Mr. Martin Mervel, Architect LOCATION: 2146 Canyon Road REQUEST: Approval of the following Modifications: A. A front yard setback of 39'-6" in lieu of the 99'-6" average of the two adjacent properties for a two-story residential addition; B. A front yard setback of 44'-0" in lieu of the 99'-6" average of the two adjacent properties for a one-story garage addition; C. A southerly, second-story, side yard setback of 30'-7" in lieu of 33'-7" for a five square-foot portion of a new balcony; and D. A westerly, side yard setback of 9'-6" in lieu of 16'-9" for a one-story garage addition. SITE AREA: 21,840 square-feet (0.50 acre) FRONTAGE: 167.60 feet along Canyon Road EXISTING LAND USE & ZONING: The site is currently improved with a one-story, single-family residence originally built in 1960. The site is zoned R-1-10,000, Second One-Family Zone with a 10,000 square-foot minimum lot size. SURROUNDING LAND USES & ZONING: All of the surrounding properties are improved with single-family residences, and are zoned R-1-10,000. GENERAL PLAN DESIGNATION: Very Low Density Residential at 2 to 4 dwelling units per acre. MP 14-08 2146 Canyon Rd. July 8, 2014—Page 2 of 6 DISCUSSION The applicant is proposing a 2,408 square-foot, two-story addition to the existing 2,529 square-foot, one-story residence, and a 458 square-foot addition to the existing 473 square-foot garage, as shown on the attached architectural plans. The architectural design of the proposal has been reviewed and approved by the Highlands Homeowners' Association's Architectural Review Board (ARB) and they found that the proposed setbacks are adequate — see the attached HOA Findings and Action Form. Staff concurs with the ARB decision and finds that the proposal is consistent with the City's Single-Family Residential Design Guidelines. The applicant is requesting approval of the Modifications based on the irregular shape and topography of the lot (i.e., pie-shaped with a wide frontage and sloping down from the street approximately 15 feet), the unusually deep 150-foot front yard setback of the adjacent residence to the east, and the existing setbacks of the current residence and garage. Modification Requests A & B A. A front yard setback of 39'-6" in lieu of the 99'-6" average of the two adjacent properties for a two-story residential addition B. A front yard setback of 44'-0" in lieu of the 99'-6" average of the two adjacent properties for a one-story garage addition Front yard setbacks are to be 25 feet, or the average of the two nearest developed lots if 60% of the block is developed with setbacks greater than 25 feet. For the subject property, the area is developed with front yard setbacks of approximately 40 feet. Therefore the front yard setback requirement for the subject property is based on the average of the two adjacent properties. The easterly adjacent property at 2152 Canyon Road is a flag lot with a front yard setback of 150'-0", which is an unusually deep front yard setback. When averaged with the westerly adjacent property at 2140 Canyon Road that has a 48'-0" front yard setback, the requirement for the subject property is 99'-0". This would be an inordinate front yard setback for this neighborhood. The current residence is setback approximately 41'-0" from the front property line and the new two-story addition will extend 1'-6" over the front of the existing residence. This overhang is designed as an architectural feature. Because the property slopes down about 15'-0" from the front property line, the sidewalk and street are much higher than the finished grade of the residence. This drop in grade negates much of the visual impact of a two-story residence. The proposed garage additions are to add approximately 13'-6" to the front of the garage, and 6'-0" to the rear of the garage. The front of the garage will be approximately 4'-0" back from the front of the residence, and the additions will align with the existing side walls of the garage. MP 14-08 2146 Canyon Rd. July 8, 2014— Page 3 of 6 Based on the irregular shape and topography of the lot, the unusually large front yard setback of the adjacent residence to the east, the existing front yard setback of the current residence, and the ARB approval of the proposed design, the Modifications to reduce the front yard setback for the proposed additions will secure an appropriate improvement of a lot. Modification Request C C. A southerly, second-story, side yard setback of 30'-7" in lieu of 33'-7" for a five square-foot portion of a new balcony The irregular shape of the lot results in a buildable area that narrows towards the rear portion of the residence. All of the livable area of the second-story addition will comply with the setback requirements. However, a Modification is requested for a small corner of a rear balcony that is proposed to align with the side of the second-story addition. This limited encroachment will not adversely impact the neighboring property at 2128 Canyon Road as there is a significant grade difference between the two properties. Based on the irregular shape and topography of the lot, and the ARB approval of the proposed design, a Modification for a reduced second-story side yard setback for a small corner of the proposed balcony will secure an appropriate improvement of this lot. Modification Request D D. A westerly, side yard setback of 9'-6" in lieu of 16'-9"for a one-story garage addition The existing garage and residence are at a slight angle relative to the westerly property line. The westerly side yard setback of the existing garage is 11'-6" at the front and 9'- 10' at the rear. The garage addition will expand the front and back of the existing garage and align with the west wall. With the additions, the front corner of the garage will have a westerly side yard setback of 13'-0" and a setback of 9'-6" at the rear corner. Because the additions align with the existing garage wall and will only extend four (4) inches closer to the side property line at its nearest point, approval of the requested setback Modification will not result in any impacts to the adjacent property. In addition, there is mature landscaping along the shared side property line that provides a buffer between the properties. Based on the irregular shape and topography of the lot, the existing westerly side yard setback of the garage, and the ARB approval of the proposed design, a reduced side yard setback for the proposed garage additions will secure an appropriate improvement of this lot. 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. MP 14-08 2146 Canyon Rd. July 8, 2014— Page 4 of 6 PUBLIC NOTICE/COMMENTS Public hearing notices for MP 14-08 were mailed to the property owners of those properties that are located within 100 feet of the subject property on June 26, 2014 — see the attached radius map. As of July 3, 2014, no comments have been received regarding this project. RECOMMENDATION It is recommended that the Planning Commission approve Modification No. MP 14-08, 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 14-08, 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 14-08 shall not take effect unless on or before 30 calendar days following approval of these applications 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 Services Department to indicate awareness and acceptance of these conditions of approval. MP 14-08 2146 Canyon Rd. July 8, 2014— Page 5 of 6 Approval If the Planning Commission intends to approve the project, the Commission should move to approve Modification No. MP 14-08 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: • Secure an appropriate improvement of a lot; • Prevent an unreasonable hardship; or • Promote uniformity of development. Denial If the Planning Commission intends to deny this project, the Commission should move to deny Modification No. MP 14-08, 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 July 8, 2014 public hearing, please contact Associate Planner, Tim Schwehr at (626) 574-5422, or tschwehraArcadiaCA.gov Approved: Jim Kas Corn i nity Development Administrator Attachments: Aerial Photo with Zoning Information Proposed Architectural Plans Photos of the Subject Property and Neighboring Properties HOA Findings and Actions Form Preliminary Exemption Assessment 100-foot Radius Map MP 14-08 2146 Canyon Rd. July 8, 2014— Page 6 of 6 ,i ; re t"" ,, Site Address: 2146 CANYON RD Property Owner(s): WONG,HARRY R AND KATIE 3 , '4, /\t , / •wi„, ,,74,Atm, ttp, * \ . ,,,,,,\\4,,,,, ,ro,s, ,::•,,H. . ..' / diOry'it m ' , n r ri Selected parcel highlighted r �* 'v u t a °'! J ii, w w r db Zoning: R4 (10,000) a1 �► General Plan: VLDR .,���',,• Lot Area (sq ft): 21,840 44'.� 10 "IT�4 Main Structure/ Unit(sq.ft.): 2,529 it, •���44Ø**14�� ��M� ►•! `4 . 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S�#^t.Q+G' EXISTING MATURE LANDSCAPING SCREENING PROPERTY TO THE WEST Arcadia Highlands Homeowners' Association Architectural Review Board Findings and Action Report - Regular Review April 9, 14 Project Address: 2146 Canyon Road File G-2014-004 Applicant: Martin Mervel (Architect) 310-279-3393 Owner: H. Ryan Wong 310-993-7045 Project Description: 2nd Story Addition Action: APPROVED WITH CONDITIONS Conditions: Approval by City regarding modifications requested for side set-backs. Windows and doors to be consistent in style with 1st floor. Findings: 1. SITE PLANNING —The proposed project is consistent with the Site Planning Guidelines based on: Trees will be preserved for the most part. Location, configuration, size, design is visually harmonious with existing structure and surroundings. Design is proportional to first floor. IL ENTRY—The proposed project is consistent with the Entry Guidelines based on: Entry not being changed. III. MASSING —The proposed project is consistent with the Massing Guidelines based on: Eave overhangs, building base is more massive than 2nd story, entire house sits well below street level - which also mitigates sense of mass. IV. ROOFS—The proposed project is consistent with the Roofs Guidelines based on: Roof compatible with architectural style of the structure. Enhances house plan articulation by reflecting in three dimensions. Traditional form is utilized. V. FACADE DESIGN —The proposed project is consistent with the Façade Design Guidelines based on: Carries over façade design of 1st floor. VI. DETAILS - The proposed project is consistent with the Details Guidelines based on: Architectural details consistent with 1st floor. Windows and doors consistent with 1St floor. VII. MATERIALS AND COLORS - The proposed project is consistent with the Materials and Colors Guidelines based on: New materials will match 1st floor existing structure. VIII. LANDSCAPE AND HARDSCAPE - The proposed project is consistent with the Landscape and Hardscape Guidelines based on: No changes to existing hardscape. Landscape changes minimized to trees which must be trimmed (non-Oak) to accommodate 2nd story. IX. FENCES AND WALLS —The proposed project is consistent with the Fences and Walls Guidelines based on: N/A— no change X. ARCHITECTURAL STYLE - The proposed project is consistent with the Architectural Style Guidelines based on: While no longer a "traditional Ranch" home, the 2nd story addition is very cohesive in design with the existing structure. XI. ADDITIONS AND ALTERATIONS The proposed project is/ is not consistent with the Additions and Alterations Guidelines based on: Cohesive design to use the aesthetic of the existing 1st floor structure in adding 2nd floor. g XII. STREETSCAPE & FRONT OF DWELLING - The proposed project is consistent with the Streetscape & Front of Dwelling Guidelines based on: N/A— no change XIII. FLOOR AREA & SETBACKS - The proposed project is not consistent with the Floor Area & Setbacks Guidelines based on: Side setback requires modification from City. XIV. GARAGES - The proposed project is consistent with the Garages Guidelines based on: Design fits with living space and new addition. XV. EXTERIOR BUILDING MATERIALS & APPEARANCE - The proposed project is consistent with the Exterior Building and Appearance Guidelines based on: New materials to match existing materials. XVI. AFFECT ON ADJACENT PROPERTIES & NEIGHBORHOOD —The proposed project is consistent with the Affect On Adjacent Properties & Neighborhood Guidelines based on: Addition does not unduly affect adjacent properties due not only to the design but also due to the elevation differences in properties to the north and south of this property. Other: if applicable These Actions and Findings were made by the following ARB Members of the Santa Anita "Village" Community Association of Arcadia at a meeting held on April 7, 2014 at 5:00PM at 2146 Canyon Road. Highlands ARB Board Members: Glenn Oyoung Phil Consiglio Jeff Bowen Kevin Zimmerman J' Printed Name et4 P J- 6.4'ivf r!is 461gnature Printed Name L`' signature Printed Name,g -'1H 2;+'i. iGi'v`acra Signature 10'14' t Yet* �j' Signature Punted Name 9 0.„ mom k CITY OF ARCADIA 240 W. HUNTINGTON DRIVE / ARCADIA, CA 91007 4olty of PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: MP 14-08 2. Project Location —Identify street 2146 Canyon Road, between Cielo PI. &Carolwood Dr 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 A. project: B. Other(Private) (1) Name i Martin Mervel (2) Address 1842 Echo Park Ave. Los Angeles, CA 90026 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: 15—Minor Alteration in Land Use Limitation 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: 6/19/14 Staff: Tim Schwehr, Associate Planner Preliminary Exemption Assessment\2010 FORM"A" �' f _. � 1 8• i , ! d rn . T �, z•il N a• 1 ��0 // f LL ANC Y Cr 3 U co ... �,. a r• 2 E O r N C 1 z 1- r O V c E c u r I �y 3 gag• S 6 t i z Cy O 2 N• w m Nja C Z ."}a Yf ~T N to _ h M 3? a .� ° u° f E 27 n h ��' i N mI a co el ci + N L. aN 0 N zt n s p, d I' R a 44 0 ,,/-- 4 .X <,, ID...b i1,9 , es'''''' c °!' emu' a V: ca I I o N