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°74nicY°Stl° STAFF REPORT
Development Services Department
DATE: October 14, 2014
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Thomas Li, Associate Planner
SUBJECT: APPROVAL OF MODIFICATION APPLICATION NO. MP 14-13 AND
SINGLE-FAMILY ARCHTIECTURAL DESIGN REVIEW NO. SFADR 14-
68 WITH A CATEGORICAL EXEMPTION FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR A NEW SINGLE-
FAMILY RESIENDENCE AT 400 W. CAMINO REAL AVENUE.
Recommendation: Conditionally Approve the Proposed Project.
SUMMARY
The applicant, Mr. Robert Tong, is requesting approval of Zoning Modifications and
Single-Family Architectural Design Review for a new 4,326 square-foot, two-story,
Mediterranean-style, single-family residence at 400 W. Camino Real Avenue.
Construction of one single-family residence and Modifications are exempt from the
California Environmental Quality Act (CEQA). It is recommended that the Planning
Commission approve the proposed project, subject to the conditions listed in this staff
report.
BACKGROUND
The subject property is a 10,020 square-foot lot, and is developed with a 1,589 square-
foot, one-story, single-family residence — refer to Attachment No. 1 for an Aerial Photo
with Zoning Information. The property is a reverse corner lot, where its rear property
line abuts the neighbor's side property line. The street frontages are 60 feet along West
Camino Real Avenue, and 167 feet along South Holly Avenue.
PROPOSAL
The applicant is proposing to demolish the existing structures on the site to build a new
4,326 square-foot, two-story, Mediterranean-style, single-family residence with an
attached 425 square-foot, two-car garage, as shown on Attachment No. 2 — the
Architectural Plans. The proposed new residence will have an overall lot coverage of
approximately 31%.
By Code, a reverse corner lot is required to have a street side yard setback of 25'-0".
But, there is also a special setback of 40'-0" along Holly Avenue. And, for a 60'-0" wide
lot, the interior side yard setback requirement is 6'-0" for the first floor, and 12'-0" for the
second floor. With these setback requirements, there is only a 14'-0" wide first floor
building area, and an 8'-0" wide second floor area. And, even if the special setback of
40'-0" is waived, the 25'-0" street side yard setback requirement results in a 29'-0" wide
first floor area, and a 23'-0" wide second floor area. The applicant is requesting
approval of the following setback Modifications for a more reasonable building area:
A. A first floor, street side yard setback along Holly Avenue of 20'-0" in lieu of the
25'-0" required for a reverse corner lot and the 40'-0" special setback from
Holly Avenue; and
B. A second floor, street side yard setback along Holly Avenue of 25'-0" in lieu of
the 40'-0" special setback from Holly Avenue.
Approval of the requested Modifications will provide a 34'-0" wide first floor building
area, and a 23'-0" wide second floor area. The proposed design meets these setbacks
and provides plenty of articulation, and meets all other applicable R-1 Zoning
Regulations, including the 30-degree front yard angle from Camino Real Avenue and
the 40-degree street side yard angle from Holly Avenue.
Single-Family Architectural Design Review approval is also required for the subject
proposal to ensure that the design is consistent with the City's Single-Family Residential
Design Guidelines. These applications are being reviewed by the Planning Commission
because Arcadia Municipal Code Section 9252.2.11 requires that all setback
Modifications for a new dwelling shall be subject to the approval of the Planning
Commission, or the City Council upon appeal.
ANALYSIS
The requested Modifications are necessary because the subject property has a narrow
lot width of 60 feet. The requested setback Modifications will allow a building width of
34 feet on the first floor, and 23 feet on the second floor, which will allow for better
building modulation and articulation, and for a first floor with a width that enables the
mass of the building to be graduated between the first and second floors.
The intent of the 40-foot special setback requirement was to allow for future street
widening and to promote neighborhood compatibility. The City Engineer has reviewed
the proposal and has no objections to the requested Modification of the special setback
as there are no plans to widen this part of Holly Avenue. As for neighborhood
compatibility, the 40-foot special setback has consistently been applied to front yards,
but not for street side yards of corner lots.
MP 14-13 & SFADR 14-68
400 W. Camino Real Avenue
October 14, 2014
Page 2 of 5
The applicant has provided a diagram (Attachment No. 3) that shows the setbacks of
the other three corner lots at this intersection. It shows that two of the houses have
street side yard setbacks of 21' and 22' from Holly Avenue. These properties have lot
widths of 90' and 90.7', respectively. The third house at this intersection fronts on Holly
Avenue and has a front yard setback of 40". The requested street side yard setbacks of
20' on the first floor and 25' on the second floor will be compatible with the other homes
at this intersection. Approval of the requested Modifications will secure an appropriate
improvement of the lot.
The designer describes the proposal as a "Mediterranean" style residence based on the
architectural features that include a "Boosted Capistrano" curved concrete tile roof,
exposed rafter tails, "Navajo White" smooth stucco, pale green window shutters, and
spiral columns — see Attachment No. 2 for the Architectural Plans. The proposed floor
plan is properly modulated and articulated to break up the building mass. The proposed
design is consistent with the City's Single-Family Residential Design Guidelines.
FINDINGS
Section 9292.1.4 of the Arcadia Municipal Code states that the purpose of the
Modification procedures is for the following:
1. Secure an appropriate improvement of a lot,
2. Prevent an unreasonable hardship, or
3. Promote uniformity of development.
The requested Modifications will allow a wider front elevation that is more proportionate
with the street side elevation along Holly Avenue, and the requested setbacks are
compatible with the setbacks of the other houses at this intersection. In addition, the
architectural design of the building is compatible and harmonious with the neighboring
properties (see Attachment No. 4 for Photos of the Subject Property and Surrounding
Properties), and is consistent with the City's Single-Family Residential Design
Guidelines. The requested Modification and the proposed design will secure an
appropriate improvement of the subject lot.
All City requirements regarding disabled access and facilities, occupancy limits, building
safety, health code compliance, emergency equipment, environmental regulation
compliance, and parking and site design shall be complied with by the property
owner/applicant to the satisfaction of the Building Official, City Engineer, Community
Development Administrator, Fire Marshal, and Public Works Services Director, or their
respective designees.
MP 14-13 & SFADR 14-68
400 W. Camino Real Avenue
October 14, 2014
Page 3 of 5
ENVIRONMENTAL ASSESSMENT
This project involves minor alterations to land use limitations, and qualifies as a Class 5
Categorical Exemption per the provisions of the California Environmental Quality Act
(CEQA) pursuant to Section 15305 of the CEQA Guidelines. Refer to Attachment No. 5
for the Preliminary Exemption Assessment.
PUBLIC NOTICE
Public hearing notices for this item were mailed to the property owners of those
properties that are located within 100 feet of the subject property on October 1, 2014 —
refer to Attachment No. 6 for the radius map.
RECOMMENDATION
It is recommended that the Planning Commission conditionally approve the subject
applications with an exemption from CEQA per Section 15305, with the following
conditions of approval:
1. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment, environmental
regulation compliance, and parking and site design shall be complied with by the
property owner/applicant to the satisfaction of the Building Official, City
Engineer, Community Development Administrator, Fire Marshal, and Public
Works Services Director, or their respective designees.
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 14-13 and SFADR 14-68 shall not be of effect unless on or
before 30 calendar days after Planning Commission approval of the
applications, the property owner and applicant have executed and filed with the
Community Development Administrator or designee an Acceptance Form
MP 14-13 & SFADR 14-68
400 W. Camino Real Avenue
October 14, 2014
Page 4 of 5
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 14-13 and Single-Family Architectural Design
Review No. SFADR 14-68 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, based on the following findings:
1. That the Modifications will secure an appropriate improvement of a lot; and
2. That the design is consistent with the City's Single-Family Residential Design
Guidelines.
Denial
If the Planning Commission intends to deny this project, the Commission should move
to deny Modification Application No. MP 14-13 and/or Single-Family Architectural
Design Review No. SFADR 14-68, based on the evidence presented, and state the
reasons why the project does not meet any of the purposes for Modifications, 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 October 14, 2014 hearing, please contact Associate
Planner, Thomas Li at (626) 574-5447, or tli @ArcadiaCA.gov.
Approved:_
Jim - .sama
Community Development Administrator
Attachment No. 1: Aerial Photo with Zoning Information
Attachment No. 2: Architectural Plans
Attachment No. 3: Setback Diagram
Attachment No. 4: Photos of the Subject Property and Surrounding Properties
Attachment No. 5: Preliminary Exemption Assessment
Attachment No. 6: 100-foot Radius Map
MP 14-13 & SFADR 14-68
400 W. Camino Real Avenue
October 14, 2014
Page 5 of 5
Attachment No. 1
�'�f'"�� Aerial Photo with Zoning Information
Site Address: 400 W CAMINO REAL AVE
Property Owner(s): Dexter Camino Real LLC
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Property Characteristics Selected parcel highlighted
Zoning: R-1 (7,500) firimitrippirr77r
General Plan: LDR : �IU;a
Lot Area (sq ft): 10,020
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This map is a user generated static output from an Internet mapping site and is for Report generated 07-Oct-2014
reference only. Data layers that appear on this map may or may not be accurate,current,
or otherwise reliable. Page 1 of 1
Aerial Photo with Zoning Information —Attachment No. 1
Attachment 2
Architectural Plans
Attachment No. 2
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- - THIS PAGE INTENTIONALLY BLANK - -
Attachment No . 4
Photos of the Subject Property and
Surrounding Properties
Attachment No. 4
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Attachment No. 5
CITY OF ARCADIA
i %����`'� 240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project: MP 14-13 & SFADR 14-68
2. Project Location—Identify street 400 W. Camino Real Avenue, at the southwest corner of Camino
address and cross streets or attach Real Avenue and Holly 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 Sanyao International Inc
(2) Address 255 E. Santa Clara Street#200
Arcadia, CA 91006
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:
9. ❑ 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: 9/23/14 Staff: Thomas Li, Associate Planner
FORM "A"— Preliminary Exemption Assessment
Attachment No. 5
Attachment No. 6 — 100-foot Radius Map
100-foot Radius Map
400 W. Camino Real Avenue
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100-foot Radius Map -Attachment No. 6