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HomeMy WebLinkAboutItem 2 4.0'1'117°11406 of ARC 4(), Iliql! 4.4,17 e.�..,s,tvn� AN C,o\.ied °b,ry°tom°¢ STAFF REPORT Development Services Department DATE: July 8, 2014 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Nick Baldwin, Assistant Planner SUBJECT: RESOLUTION NO. 1909 — ZONE VARIANCE NO. ZV 14-01 AND SINGLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. SFADR 13- 135 WITH A CLASS 5 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) TO ALLOW A THREE-CAR GARAGE (24 LINEAR FEET OF GARAGE OPENING) TO FACE THE STREET AT 303 W. WISTARIA AVENUE Recommended Action: Find that this project qualifies as a Class 5 Categorical Exemption from CEQA, Conditionally Approve Zone Variance No. ZV 14-01 and Single-Family Architectural Design Review No. SFADR 13-135, and adopt Resolution No. 1909 SUMMARY Zone Variance No. ZV 14-01 and Single-Family Architectural Design Review No. SFADR 13-135 were submitted by Mr. David Lin to rebuild a 4,322 square-foot, two- story home and a 686 square-foot, attached, three-car garage at 303 West Wistaria Avenue. An aerial photo with zoning information and photos of the surrounding neighborhood are attached. The proposal is consistent with the existing and surrounding developments, and the conditions of the property and neighborhood satisfy the following prerequisite findings for a Zone Variance: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved, or to the intended use of the property, that do not apply generally to the property or class of use in the same zone or vicinity. B. That the granting of such variance will not be materially detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity in which the property is located. C. That such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by other property in the same zone and vicinity. D. That the granting of such variance will not adversely affect the comprehensive general plan. If the proposal satisfies all of the above prerequisite findings, the Zone Variance may be approved. The Commission is to also determine if the proposed design is consistent with the City's Single-Family Residential Design Guidelines and if the project qualifies for a exemption from the California Environmental Quality Act (CEQA). It is recommended that the Planning Commission adopt the attached Resolution No. 1909 to approve application nos. ZV 14-01 and SFADR 13-135 with a CEQA exemption, subject to the conditions listed in this staff report. BACKGROUND, APPLICANT: Mr. David Lin LOCATION: 303 W. Wistaria Avenue REQUEST: Approval of a Zone Variance and Single-Family Architectural Design Review to rebuild a 4,322 square-foot, two-story home and a 686 square-foot, attached, three-car garage. SITE AREA: 12,497 square-feet (0.29 acre) FRONTAGE: 99.98 feet along W. Wistaria Avenue EXISTING LAND USE & ZONING: The site is developed with a one-story, 2,318 square-foot residence built in 1966 and is zoned R-0-15,000, Single-Family Residential with minimum 15,000 square-foot lot size. SURROUNDING LAND USES & ZONING: The surrounding properties are developed with single-family residences and are zoned R-0-15,000. GENERAL PLAN DESIGNATION: Very Low Density Residential at 2-4 dwelling units per acre. DISCUSSION In 1999, the Zoning Code was amended to limit garage openings that face the street. On lots that are less than 100 feet wide, the limit is 16 feet, or a two-car garage. On lots that are 100 feet wide or wider, the limit is 24 feet, or a three-car garage. These limits are not eligible for the Zoning Modification process. Since the 1999 Zoning Code amendment, there have been two other Zone Variance applications for 24 feet of garage opening or a three-car garage to face the street on lots that are less than 100 feet wide. Those cases, Zone Variance Nos. ZV 09-01 and ZV 12- 01 were approved to allow three-car garages to face the street at 231 West Wistaria ZV 14-01 & SFADR 13-135 303 W. Wistaria Ave. July 8, 2014— Page 2 of 6 Avenue and 246 W. Wistaria Avenue, which are respectively 99.98-foot wide and 99.97- foot wide lots. Zone Variance The applicant is requesting to rebuild and expand the existing residence to a 4,322 square-foot, two-story home with a 686 square-foot, attached, three-car garage. The three-car garage is proposed to face the street — see the attached plans. However, on lots less than 100 feet wide, the Code limits garage openings facing the street to a maximum of 16 feet, which is the typical width of a two-car garage opening. A three-car garage may face the street only if the lot is 100 feet wide or wider. The subject property has a lot width of 99.98 feet, which is 0.02 feet or about 3/8ths of an inch less than the 100-foot requirement. Therefore, 16 feet is the maximum allowed garage opening that can face the street at the subject property. A Zone Variance for a three-car garage to face the street at the subject property is appropriate because the proposed plans are consistent with the design style of the proposed house and the surrounding neighborhood. The front elevation of the proposed home shows that the design of the three-car garage is proportional to the design of the house and does not dominate the appearance of the front of the home. And, on this block of West Wistaria Avenue, a majority of the homes have three-car garages facing the street, yet almost all of the lots are just less than 100 feet wide. Several of these homes are shown on the attached photos. The proposed project satisfies all four of the following prerequisite conditions for a zone variance: A. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved, or to the intended use of the property, that do not apply generally to the property or class of use in the same zone or vicinity. Facts to Support the Finding: The subject property is within a neighborhood where a majority of the homes have three-car garages facing the street, and almost all of the lots are within a fraction of an inch of meeting the 100-foot minimum lot width requirement for a three-car garage to face the street. B. That the granting of such variance will not be materially detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity in which the property is located. Facts to Support the Finding: The proposal promotes uniformity in development as most homes within the block have three-car garages facing the street, and the proposed design is consistent with the City's Single-Family Residential Design Guidelines. C. That such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by other property in the same zone and vicinity. ZV 14-01 & SFADR 13-135 303 W. Wistaria Ave. July 8, 2014— Page 3 of 6 • Facts to Support the Finding: The proposal enables the applicant to develop the subject property in the same manner as the neighboring properties; which is, with a three-car garage facing the street on a lot that is a fraction of an inch less than the 100-foot width requirement for such a layout. D. That the granting of such variance will not adversely affect the comprehensive general plan. Facts to Support the Finding: The proposal is consistent with the provisions of the City's General Plan. Architectural Design Review Concurrent with the Zone Variance application, the Planning Commission is to approve, conditionally approve, or deny the architectural design of the proposed project. The architectural style of the development is described as Contemporary — see the attached plans. The design features the following architectural elements: flat concrete tile roofing, off-white stucco walls with dark brown moldings, gridded windows, and stained wood entry doors. The massing and scale of the building is in character with other single-family homes in the vicinity — see the attached photos of the site and neighboring properties. However, the privacy of the adjacent neighbors will be enhanced if some of the second-floor windows on the sides of the house are reduced in size and additional new trees are planted in the side and rear yards. It is recommended that these be conditions of approval. ENVIRONMENTAL ANALYSIS Pursuant to the provisions of the California Environmental Quality Act (CEQA) the Development Services Department has determined that the proposed project is categorically exempt from further environmental review per Section 15305(a) of the CEQA Guidelines for minor alterations in land use regulations. A Preliminary Exemption Assessment is attached. PUBLIC NOTICE/COMMENTS Public hearing notices for ZV 14-01 and SFADR 13-135 were mailed to the property owners that are located within 300 feet of the subject property on June 24, 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 Zone Variance No. ZV 14-01 and Single-Family Architectural Design Review No. SFADR 13-135, subject to the following conditions: 1. The applicant/property owner shall reduce the sizes of the second-floor windows on the sides of the house, and plant additional new trees in the side and rear yards to ZV 14-01 & SFADR 13-135 303 W. Wistaria Ave. July 8, 2014 — Page 4 of 6 enhance the privacy of the adjacent neighbors, subject to review and approval by 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 ZV 14-01 and SFADR 13-135 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. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should move to approve Application Nos. ZV 14-01 and SFADR 13-135; state the supporting findings and environmental determination, and adopt the attached Resolution No. 1909 that incorporates the conditions of approval set forth above, or as may be modified by the Commission. Denial If the Planning Commission intends to deny this project, the Commission should move to deny Application No. ZV 14-01 and/or SFADR 13-135; state the finding(s) that the proposal does not satisfy with reasons based on the record, and direct staff to prepare a ZV 14-01 & SFADR 13-135 303 W. Wistaria Ave. July 8, 2014 —Page 5 of 6 resolution incorporating the Commission's decision and specific findings for adoption at the next meeting. 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 Nick Baldwin, Assistant Planner at (626) 574-5444, or nbaldwin @ArcadiaCA.gov Approved by: Jim K7-4rma Co, unity Development Administrator Attachments: Aerial Photo with Zoning Information Photos of Subject Property and Neighboring Residences Proposed Plans Preliminary Exemption Assessment 300-foot Radius Map Resolution No. 1909 ZV 14-01 & SFADR 13-135 303 W. Wistaria Ave. July 8, 2014— Page 6 of 6 .‘,!41 Site Address: 303 W WISTARIA AVE property Owner(s): TIN,HTUN AND HTA H a w P 7 4 I • r Property Characteristics Selected parcel highlighted Zoning: R-0(15,000) 1 1tt.t5rli2 ° i' i !tgc General Plan: VLDR ' 1 11111111111111111111IIII �11ieN1 Illl 'I.r !,.�1� Lot Area(sq ft): 12.1/7 Lr. .II1ll i■1i11i11uiuIU■ii■iiui■ 1111111111 Main Structure / Unit(sq.ft.): 2,318 iitimllill_ ■ii mmoii •ii■iiilli■ 11E 1111111 IIIili{IIIUhi 11111111Cr111 ':111i1� 1111111 Year Built: 1966 IM ri`■■11iif111111iO11111!'" III nu illuIb■■as s imil■■■.■■ 111111 Number of Units: 1 NV.T. i ,. overlays =t::= ■u IMI!IIIIh■■III11t g6F Zil11111 ~- — : �■11111111111111i t " Parking Overlay: n/a I �11r■■t: `'Iu . . , u'i■ ■�11 Hill. Downtown Overlay: n a ! " .- ■ ' 11111„ y / ��i�1' -- !111111iiiiilhIr, � ■1t 1111111 Special NIIAMIIIii n i 1h ■1i tlllPl'■^R pecial Height Overlay: n/a rr :�1111111�1�1��� � , . ' Architectural Design Overlay: n/a Parcel location within City of Arcadia 0 This map is a user generated static output from an Internet mapping site and is for Report generated 30-Jun-2014 reference only. Data layers that appear on this map may or may not be accurate,current, or otherwise reliable. Page 1 of 1 ■ 303 W.Wistaria,Subject Property xx.rFk a, 277 W.Wistaria,Adjacent Property to the East .. -} 5 Vr ..2101► 269 W.Wistaria, Property Two Lots to the East 4 s n 305 W. Wistaria,Adjacent Property to the West • t'* ^ t• 315 W.Wistaria, Property Two Lots to the West �6: � �� .a+` �' " ��YI�€���� .i .d 4 aas ,.c�lu; ✓���"++'h�" . a: x y r ra• rtt.rw 4 .'"Ma,"A` �9' 4se rz r 41 '#�L.^ ,4, a,r. 300 W.Wistaria, Property across the •: hs Street it .. 310 W.Wistaria, Property across the Street,One Lot to the West r r 3"` ti 316 W.Wistaria, Property across the Street,Two Lots to the West •° � e; SF° v� z� . ms x ; , � ` . i a A,:- , z F, 4May - ti r #."�s sy is Za " '',,,,;,.% _ r w * h: r�� 'ate 4 . 'i e, 4, - e , ew # ,o. 's s fi� � 278 W.Wistaria, Property across the Street,One Lot to the East t : {t; 4 fry ' 74, �'.5 fk PI }tom ,;: e t*, . t,"3 Si'�. ,. <4 ':-'',';',,>.''''�. 3�f`�f s� s°Y4 i �nCy,L,Gi ` Mrt °;"''r u''''''''v `; a, t br � s nn Y C+i i . -, , , .„s A-Av. ,, -.„, , ,''''t 'I',,,4,`",e4f,,,-,-N-.4,,,W,P, ,,"''‘ .10140 k*oces 268 W.Wistaria, Property across the Street,Two Lots to the East ter. 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X'♦::vw.y *-•: -.•nvvr.AT.,iStii' laggilithiii*::#0,44X$4140:intatftirktkigii:igi:tififii:0:**6_L::1**** 1:' � ' o � tir °r° • 0�A J•����•••♦ yE w•:SdM'�` • •.: w�$ 5r,d o3 e : d• 4?-'1.,3Y* �r o�S' r v •��•,o.:a > A.. g; �T .S, I O♦'1•ti J�• �❖4 .•0 1 • p .p :" :4'•' iG•S• ',• :*::::::::y:$4414$.4:430.44$41 i • 3.x.:.:.:+1, 4 s "• E � ; �i •ti ame �tiw.3 w+.a s ..A..+ranemeu•ea+ ' ii fin 7.111.011.i ae :. , CITY OF ARCADIA ok. 'Egan r.► 240 W. HUNTINGTON DRIVE \ �jr ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: ZV 14-01 and SFADR 13-135 2. Project Location—Identify street 303 W. Wistaria Ave., between Holly Avenue and El Monte address and cross streets or attach Avenue 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 David Lin (2) Address 126 W. Wistaria Ave., 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—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: 6/20/14 Staff: Nick Baldwin, Assistant Planner Preliminary Exemption Assessment\2010 FORM "A" CITY OF ARCADIA 10 14 13 12 11 9 8 7 LEMON \ AV O 7), 12 13 0 37 0 20 25 36 28 30 31 32 33 34 35 37 1 7 - 6 2 13 12 10 9 .8 6 15 17 0 9 0 j % 29 0 27 0 1 WISTARIA AV N\Cs 1 0 11 31 32 33 O 34 18 17 2 14 15 16 ■ 9 ( 20 21 13 12 11 10 7 0 14 2 0 0 2Y 21 Q5.)2 LAS FLORES AV 300 FT. RADIUS MAP N 3O3 W. WISTARIA AVE, LEGEND CASE NO. GC MAPPING SERVICE, INC. DATE: 05-07 2014 3055 WEST VALLET BOULEVARD 0 OWNERSHIP NO. ALHAMBRA CA 91803 (626)441-1080,FAX(626)441-8850 `— OWNERSHIP HOOK SCALE: 1" = 100' gcmapping©radiusmaps.com OWNERSHIP MAP RESOLUTION NO. 1909 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING ZONE VARIANCE NO. ZV 14-01 AND SINGLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. SFADR 13-135 WITH A CLASS 5 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) TO ALLOW A THREE-CAR GARAGE (24 LINEAR FEET OF GARAGE OPENING) TO FACE THE STREET AT 303 W. WISTARIA AVENUE WHEREAS, on December 6, 2013, an application was filed by Mr. David Lin for the design review of single-family residence at 303 W. Wistaria Avenue, Development Services Department Case No. SFADR 13-135; and WHEREAS, on May 9, 2014, an application was filed by Mr. David Lin for a zone variance to allow a three-car garage (24 linear feet of garage opening) to face the street on a 99.98-foot wide lot in lieu of the minimum 100-foot lot width requirement for a three- car garage to face the street at 303 W. Wistaria Avenue, Development Services Department Case No. ZV 14-01; and WHEREAS, a public hearing was held by the Planning Commission on July 8, 2014 at which time all interested persons were given full opportunity to be heard and to present evidence. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA RESOLVES AS FOLLOWS: SECTION 1. That the factual data submitted by the Development Services Department in the staff report dated July 8, 2014 are true and correct. SECTION 2. This Commission finds: 1. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved, or to the intended use of the property, that do not apply generally to the property or class of use in the same zone or vicinity. The subject property is within a neighborhood where a majority of the homes have three-car garages facing the street, and almost all of the lots are within a fraction of an inch of meeting the 100-foot minimum lot width requirement for a three-car garage to face the street. 2. That the granting of such variance will not be materially detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity in which the property is located. The proposal promotes uniformity in development as most homes within the block have three-car garages facing the street, and the proposed design is consistent with the City's Single-Family Residential Design Guidelines. 3. That such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by other property in the same zone and vicinity. The proposal enables the applicant to develop the subject property in the same manner as the neighboring properties; which is, with a three-car garage facing the street on a lot that is a fraction of an inch less than the 100-foot width requirement for such a layout. 4. That the granting of such variance will not adversely affect the comprehensive general plan. The proposal is consistent with the provisions of the City's General Plan. SECTION 3. That for the foregoing reasons this Commission approves ZV 14-01 and SFADR 13-135 to allow a three-car garage (24 linear feet of garage opening) to face the street on a 99.98-foot wide lot in lieu of the minimum 100-foot lot width requirement for a three-car garage to face the street at 303 W. Wistaria Avenue, and the architectural design for a 4,332 square-foot, two-story rebuild of the house at 303 W. Wistaria Ave., subject to the following conditions: 1. The applicant/property owner shall reduce the sizes of some of the second- floor windows on the sides of the house, and plant additional new trees in the side and rear yards to enhance the privacy of the adjacent neighbors, subject to review and approval by 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 -2- 1909 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 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 ZV 14-01 and SFADR 13-135 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. SECTION 4. The Secretary shall certify to the adoption of this Resolution. Passed, approved and adopted this 8th day of July, 2014. -3- 1909 ATTEST: Chairman, Planning Commission Secretary APPROVED AS TO FORM: c1Q. , iereAt-e% Stephen P. Deitsch City Attorney -4- 1909