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STAFF REPORT
Development Services Department
DATE: October 28, 2014
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Tim Schwehr, Associate Planner
SUBJECT: APPROVAL OF MODIFICATION APPLICATION NO. MP 14-10 AND
SINGLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. SFADR 14-
35 WITH A CATEGORICAL EXEMPTION FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR A NEW SINGLE-
FAMILY RESIDENCE AT 200 W. PAMELA ROAD
Recommendation: Conditionally Approve the Proposed Project
SUMMARY
The applicant, Mr. Philip Chan on behalf of PDS Studio, Inc., is requesting approval of
Zoning Modifications and Single-Family Architectural Design Review for a new 5,232
square-foot, two-story, Mediterranean-style, single-family residence, with an attached,
three-car garage at 200 W. Pamela Road. 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 an 11,286 square-foot lot, and is developed with a 1,485 square-
foot, one-story, single-family residence — refer to Attachment No. 1 (Aerial Photo with
Zoning Information). The property is a corner lot, where its rear property line abuts the
neighbor's rear property line. The street frontages are approximately 88 feet along
Pamela Road and 137 feet along El Monte Avenue.
PROPOSAL
The applicant is proposing to demolish the existing structures on the site to build a new
5,232 square-foot, two-story, Mediterranean-style, single-family residence with an
attached 650 square-foot, three-car garage, as shown on Attachment No. 2
(Architectural Plans). The proposed new residence and garage will have an overall lot
MP 14-10&SFADR 14-35
200 W. Pamela Road
October 28, 2014
Page 2 of 6
coverage of 35%. The applicant is requesting approval of the following Zoning
Modifications for the proposed new residence:
A. A 20'-0" street-side yard setback in lieu of the 25'-0" special setback required
for this portion of El Monte Avenue; and
B. 24 linear feet of garage openings to face El Monte Avenue in lieu of the
maximum 16 linear feet of garage openings allowed for lots less than 100 feet
in width.
By Code, a corner lot is required to have a street side yard setback of 20'-0". However,
there is a special setback of 25'-0" along El Monte Avenue. The applicant is requesting
approval of Zoning Modification 'A' to allow the ground floor of the residence to
encroach 5'-0" into the 25'-0" special setback. The proposed first floor complies with the
20'-0" standard street side yard setback for corner lots and the proposed second floor
meets the 25'-0" special setback requirement.
The Code limits garage openings that face a street to a maximum of 16 feet on lots that
are less than 100 feet wide, including the side street of corner lots. Lot width is based
on the distance between side property lines, which for corner lots are the property lines
that intersect the narrower street frontage. The proposed residence will have the
attached, three-car garage at the rear and facing the El Monte Avenue street side,
which has a frontage of approximately 137 feet. Zoning Modification 'B' is to allow 24 ..,an
feet of garage openings to face the street side of the lot.
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 states that Zoning Modifications for
a new dwelling shall be subject to the approval of the Planning Commission.
ANALYSIS
With the requested Modification to allow the ground floor to have a 20'-0" street side
yard setback in lieu of the 25'-0" special setback along El Monte Avenue, the applicant
has provided an interesting and varied floor plan that includes larger setbacks than the
minimum from the adjacent residences to the south and west. If the project were to
comply with the 25'-0" special setback, the same size residence could still be built, but it
is likely that the applicant would not want to provide as much open space and building
articulation along the interior west side, and the southerly rear property lines that abut
the neighboring residential properties.
The original intent of the 25'-0" 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
MP 14-10&SFADR 14-35
200 W. Pamela Road
October 28, 2014
Page 3 of 6
special setback as there are no plans to widen this part of El Monte Avenue. As for
neighborhood compatibility, the special setbacks have not achieved compatibility
because they have not been consistently applied to corner lots.
The purpose of limiting garage openings to 16 feet on lots that are less than 100 feet
wide is to prevent a garage from being the dominant feature of a street-facing elevation;
particularly a front elevation, which is usually narrower than a street-side elevation. In
this case, a three-car garage is proposed to face El Monte Avenue, and is part of a 76'-
4" long street side elevation along a frontage of approximately 137 feet. The garage will
be 33'-8" wide, which is less than half of the proposed elevation. Additionally, the three-
car garage will be partially screened by a new block wall and gate, and new landscaping
along El Monte Avenue, including new street trees as required by the Public Works
Services Department. The existing streetscape along this section of El Monte Avenue
consists mostly of 6'-0" high block walls, and driveways leading to garages. For these
reasons, the Modification request to allow 24 linear feet of garage openings to face the
street side will not be out-of-character with the surrounding area —see Attachment No. 3
(Photos of the subject property and surrounding properties).
The designer describes the proposal as a "Mediterranean" style residence based on the
architectural features that include a curved concrete tile roof, pale stucco walls, divided-
lite windows, and wood and wrought-iron architectural facade details — see Attachment
No. 2 (Architectural Plans). The proposed building mass is well modulated and
articulated. 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 Modification to encroach into the 25'-0" special setback along El Monte
Avenue will allow the first floor of the residence to align with the predominate setback
along this street, and by allowing greater flexibility in the site planning of the
development, will allow portions of the first floor to be set back further than the minimum
requirements from the adjacent properties to the west and south.
The requested Modification to allow a three-car garage to face El Monte Avenue will
allow for an additional enclosed garage parking space for the residence, and is
appropriate given that the street side yard frontage is greater than 100 feet. Approval of
MP 14-10&SFADR 14-35
200 W. Pamela Road
October 28, 2014
Page4of6 —
a three-car garage facing El Monte Avenue is compatible with the surrounding
streetscape. In addition, the architectural design of the proposed residence is consistent
with the City's Single-Family Residential Design Guidelines. The requested
Modifications 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.
ENVIRONMENTAL ASSESSMENT
This project involves minor alterations to land use limitations, and qualifies as a Class 5
Categorical Exemption per the California Environmental Quality Act (CEQA) pursuant to
Section 15305 of the CEQA Guidelines— see Attachment No. 5 (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 10, 2014 —
see Attachment No. 5 (Radius Map).
RECOMMENDATION
It is recommended that the Planning Commission conditionally approve the subject
applications with an exemption from CEQA, with the following conditions of approval:
1. The applicant/property owner at their expense shall remove all existing street
trees located in the public parkways abutting the subject property, and shall
replace these trees with two 36-inch box Pink Tabebuias in the parkway along
Pamela Road, and two 36-inch box Dancer Pears in the parkway along El
Monte Avenue. The applicant/property owner shall obtain a permit from the
Public Works Services Department to remove the existing street trees. The
planting locations of the replacement trees shall be determined by the Public
Works Services Department.
2. 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
MP 14-10&SFADR 14-35
200 W. Pamela Road
October 28, 2014
Page 5 of 6
Engineer, Community Development Administrator, Fire Marshal, and Public
Works Services Director, or their respective designees.
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 MP 14-10 and SFADR 14-35 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
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 14-10 and Single-Family Architectural Design
Review No. SFADR 14-35 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 14-10 and/or Single-Family Architectural
Design Review No. SFADR 14-35, based on the evidence presented, and state the
alms
MP 14-10&SFADR 14-35
200 W. Pamela Road
October 28, 2014
Page 6 of 6 ..t*
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 28, 2014 hearing, please contact Associate
Planner, Tim Schwehr at (626) 574-5422, or tschwehr @ArcadiaCA.gov.
Approved:
C----A
Jim ' sama
a C mun
ity Development Administrator
Attachment No. 1: Aerial Photo with Zoning Information
Attachment No. 2: Architectural Plans
Attachment No. 3: Photos of the Subject Property and Surrounding Properties
Attachment No. 4: Preliminary Exemption Assessment
Attachment No. 5: 100-foot Radius Map
Ej:'''V`I a i A • • ATTACHMENT NO.1 -AERIAL PHOTO WZONING INFORMATION
6Ite Address: 200 W PAMELA RD
property Owner(s): Mengfeng Qin
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Zoning: R-1 (7,500)
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Lot Area(sq ft): 11,286 1111111111111111111111 111111ii1Y11111111u11111111111111
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Main Structure/ Unit(sq.ft.): 1,485 ■ 111111111111 i 111111111111111111111111101111
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Number of Units: 1 �jjr/,Ii�j
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This map is a user generated static output from an Internet mapping site and is for Report generated 20-Oct-2014
reference only. Data layers that appear on this map may or may not be accurate,current, Page 1 of 1
or otherwise reliable.
ATTACHMENT NO. 1 -AERIAL PHOTO W ZONING INFORMATION
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Attachment o .
Photos of the subject property and
surrounding properties
Attachment No. 3
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ATTACHMENT NO.4-PRELIMINARY EXEMPTION ASSESSMENT
CITY OF ARCADIA
l'k '',;';.'m $; r"* 240 W.HUNTINGTON DRIVE
e 3. ' ARCADIA,CA 91007 '
tea°°uy 0%4°m
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
1. Name or description of project: Modification No.MP 14-10&Single-Family Architectural Design
Review No.SFADR 14-35
2. Project Location—Identify street 200 W.Pamela Road
address and cross streets or attach a (cross street:El Monte Avenue)
map showing project site(preferably a
USGS 15' or 7 1/2'topographical map
identified by quadrangle name):
3. Entity or person undertaking project: A.
B. Other(Private)
(1) Name Philip Chan,PDS Studio Inc.
(2) Address
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. Aims
b. 0 The project is a Ministerial Project.
c. [] The project is an Emergency Project.
d. 0 The project constitutes a feasibility or planning study.
e. ® The project is categorically exempt.
Applicable Exemption Class: I Sections 15301 & 15305
f. 0 The project is statutorily exempt.
I
Applicable Exemption:
g. 0 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: September 20,2014 Staff: Tim Schwehr,Associate Planner
...R4
FORM"A"
Preliminary Exemption Assessment\2011
ATTACHMENT NO.4-PRELIMINARY EXEMPTION ASSESSMENT
ATTACHMENT NO.5-100'RADIUS MAP OCCUPANTS LIST
200 W Pamela Rd,Arcadia CA 91007
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Property Owner:MENGFENG QIN 6. ESPARZA,TIMOTEO A;
68 GENOA ST, UNIT B ESPARZA,JACQUELINE WAGNER
ARCADIA,CA 91006 205 W CAMINO REAL AVE
APN:5779-013-012 ARCADIA,CA 91007
APN: 5784-014-022
1.BUSHEY CRAIG K&DEBORAH D;
BUSHEY TRUST 7.WONG TIM;TEE NORA K
215 W PAMELA RD 209 W CAMINO REAL AVE
ARCADIA,CA 91007 ARCADIA,CA 91007
APN:5784-015-015 APN:5784-014-021
2.TAN TEDDIE&SEE N 8. KLEKNER MICHAEL L&JANET;
209 W PAMELA RD M J KLEKNER FAMILY TRUST
ARCADIA,CA 91007 219 W CAMINO REAL AVE
APN:5784-015-014 ARCADIA,CA 91007
APN: 5784-014-020
3.LEE, MATTHEW T;LY,TRUNG
201 W PAMELA RD 9. HUANG,CHENG YU;HUANG,TE MEI LOW
ARCADIA,CA 91007 210 W PAMELA RD
APN: 5784-01 5-013 ARCADIA,CA 91007
APN:5784-014-009
4. HSU WEN HAO
1510 ELMONTEAVE 10.WANGYONG&MAYL
ARCADIA,CA 91007 216 W PAMELA RD
APN:5782-013-016 ARCADIA,CA 91007
APN:5784-014-008
5.SHURTLEFF WADE&CATHERINE;
ow
SHURTLEFF TRUST
185 W CAMINO REAL AVE
ARCADIA,CA 91007
APN:5782-013-017 ATTACHMENT NO.5-100'RADIUS MAP