HomeMy WebLinkAboutItem 3 - MP 14-07 & SFADR 14-47DATE: January 13, 2015
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Thomas Li, Associate Planner
SUBJECT: APPROVAL OF MODIFICATION NO. MP 14-07 AND SINGLE-FAMILY
ARCHITECTURAL DESIGN REVIEW NO. SFADR 14-47 WITH A
CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR A NEW SINGLE-
FAMILY RESIENDENCE AT 2031 LEAFWOOD LANE
Recommendation: Conditionally Approve the Proposed Project
SUMMARY
The applicant, Mr. Kurt Von Hatten, is requesting approval of Zoning Modifications and
Single-Family Architectural Design Review for a new 6,241 square-foot, two-story,
Prairie-style, single-family residence at 2031 Leafwood Lane. Construction of one
single-family residence and Modifications as minor alterations to land use limitations 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 14,546 square-foot lot, and is developed with a 2,233 square-
foot, one-story, single-family residence built in 1950 – refer to Attachment No. 1 for an
Aerial Photo with Zoning Information. The lot has a 132’-3” depth along Leafwood
Lane, a private street, and a 110’-0” frontage along Longden Avenue. There are two
easements along the easterly portion of the subject property, one is a 14’-0” wide
access easement for the private street, Leafwood Lane, and adjacent to it is a 10’-0”
wide utility easement. The two easements cover the easterly 24’-0” or a 1,825 square-
foot portion of the property. This results in a net lot width of 86’-0” facing Longden
Avenue, with a 132’-3” depth along Leafwood Lane. While not defined by the Code as a
corner lot because it is at an intersection with a private street, the subject property is
effectively a reverse-corner lot.
PROPOSAL
The applicant is proposing to demolish the existing structures on the site to build a new
6,241 square-foot, two-story, Prairie-style, single-family residence with an attached 433
MP 14-07 & SFADR 14-47
2031 Leafwood Lane
January 13, 2015 – Page 2 of 5
square-foot, two-car garage, as shown on Attachment No. 2 – the Architectural Plans.
The floor plan includes four bedrooms, four-and-a-half bathrooms, a living room, dining
room, family room, kitchen with adjacent fry room and nook, a laundry room, a
basement, a loft, and an office. The proposed new residence will have a lot coverage of
approximately 22.6%. The maximum allowed by Code is 35%.
The proposed residence will have easterly side yard setbacks of 39’-0” (15’-0” plus the
24’-0” of easements) on the first floor and 42’-0” (18’-0” plus the easements) on the
second floor. This equals setbacks of 25’-0” and 28’-0” respectively from the curb of the
private street, which are consistent with the street-side setback requirements for a
reverse-corner lot.
By Code, the side yard setbacks are required to be 10% of the lot width for the first
floor, and 20% of the lot width for the second floor. With a lot width of 110’-0”, the
required first and second floor side setbacks are 11’-0” and 22’-0”, respectively.
Because the two easements reduce the buildable lot width by 24’-0”, resulting in a net
lot width of 86’-0”, the applicant is requesting approval of the following west side yard
setback Modifications, which are consistent with the interior side yard setback
requirements for an 86’-0” wide lot:
A. An 8’-6” west side yard setback for the first floor and the air conditioning
condensers in lieu of the 11’-0” requirement; and
B. A 17’-0” west side yard setback for the second floor in lieu of the 22’-0”
requirement.
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. Besides the requested Modifications, the
proposal meets all other applicable zoning regulations.
ANALYSIS
The Modifications are requested because the subject property has two easements that
reduce the buildable area of the property. Based on Code requirements, a 110’-0” wide
property is required to maintain side yard setbacks of 11’-0” and 22’-0” respectively for
the first and second floors. There are, however, two easements on the subject property
that reduce the buildable lot width to 86’-0”. Because the easements reduce the overall
buildable area of the lot, the applicant is requesting the Modifications to have the west
side yard setbacks based on the net lot width of 86’-0”.
The intent of the side yard setback requirements is to provide a buffer between
properties. Having the setbacks based on percentages of the lot widths provides for
setbacks that are proportionate to the widths of the properties, and for consistency
along the streetscape. Setbacks also reduce visual and noise impacts between
neighbors. Because the buildable width of the subject property is greatly reduced by
MP 14-07 & SFADR 14-47
2031 Leafwood Lane
January 13, 2015 – Page 3 of 5
the 24’-0” of easements, the request to reduce the setbacks based on the net lot width
is consistent with the intent of the Code to provide a proportionate separation between
residences. In addition, the adjacent property to the west is a flag lot with a 24’-0” wide
access way extending beyond the depth of the subject property. This additional
separation between the neighboring properties effectively eliminates the potential for
visual and noise impacts by the reduced setbacks.
The applicant has provided a diagram (Attachment No. 3) that shows the setbacks of
the other homes in the neighborhood. The requested side yard setbacks of 8’-6” for the
first floor and 17’-0” for the second floor will be compatible with the other homes in the
neighborhood. Approval of the requested Modifications will secure an appropriate
improvement of the lot.
The designer describes the proposal as a “Prairie” style residence based on the
architectural features that include a smooth grey concrete tile roof, tan smooth stucco,
thin brick veneer, and precast concrete trim – see Attachment No. 2 for the Architectural
Plans. The proposed floor plan is adequately 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 setbacks that are proportionate to the width of
the development, and the requested setbacks are compatible with the setbacks of the
other houses in the neighborhood. 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 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.
MP 14-07 & SFADR 14-47
2031 Leafwood Lane
January 13, 2015 – Page 4 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 and occupants
of those properties that are located within 100 feet of the subject property on December
30, 2014. As of January 7, 2015, no comments have been received on the subject
proposal.
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. 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 14-07 and SFADR 14-47 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.
MP 14-07 & SFADR 14-47
2031 Leafwood Lane
January 13, 2015 – Page 5 of 5
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve the project, the Commission should
approve a motion to approve Modification No. MP 14-07 and Single-Family Architectural
Design Review No. SFADR 14-47 with a Categorical Exemption 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
approve a motion to deny Modification Application No. MP 14-07 and/or Single-Family
Architectural Design Review No. SFADR 14-47, 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 January 13, 2015, hearing, please contact Associate
Planner, Thomas Li at (626) 574-5447, or tli@ArcadiaCA.gov.
Approved:
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. 1
Attachment No. 1
Aerial Photo with Zoning Information
Overlays
Selected parcel highlighted
Parcel location within City of Arcadian/a
n/a
n/a
n/a
Property Owner(s):
Architectural Design Overlay:
Downtown Overlay:
Special Height Overlay:
Parking Overlay:
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
General Plan:
R-1 (7,500)
Number of Units:
LDR
Zoning:
Property Characteristics
1950
2,233
14,520
1
Mr. & Mrs. Marvin Kim
Site Address:
2031 LEAFWOOD LN
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated07-Jan-2015
Page 1 of 1
Attachment No. 2
Attachment No. 2
Architectural Plans