HomeMy WebLinkAboutItem No. 1_MC 14-03_401 WalnutMC 14-03 and SFADR 14-19
February 10, 2015
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DATE: February 10, 2015
TO: Honorable Chairman and Modification Committee
FROM: Lisa L. Flores, Planning Services Manager
By: Jordan Chamberlin, Assistant Planner
SUBJECT: MODIFICATION NO. MC 14-03 AND SINGLE-FAMILY ARCHITECTURAL
DESIGN REVIEW NO. SFADR 14-19 WITH CATEGORICAL
EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA) FOR THE REMODEL AND ADDITION TO AN EXISTING
SINGLE STORY RESIDENCE AND A NEW SECOND STORY ADDITION
WITH STREET SIDE YARD SETBACK AND SPECIAL SETBACK
MODIFICATIONS AT 401 WALNUT AVENUE
Recommendation: Conditional Approval
BACKGROUND
The subject property is an 8,678 square foot reverse corner lot, zoned R-1 – refer to
Attachment No. 1 for an aerial photo with zoning information and photos of the subject
property and surrounding properties. The subject property is currently improved with a
2,260 square foot, one story, single-family house and an attached two-car garage that
was built in 1950. The south property line is the narrower street side property line, and
therefore is considered the front property line for zoning code purposes.
Encroachments into the special setback are typically handled administratively, but this
application is before the Modification Committee because the project is subject to the
Committee’s review for street side yard setback modifications.
ANALYSIS
The Applicant is proposing to remodel the existing one story residence and convert the
existing attached two car garage into living space, add a new 1,145 square foot, second
story addition, a new 420 square foot two car garage that will exit onto Holly Avenue,
and add 262 square feet of covered porches to the front and street side elevations.
The project is subject to three zoning modifications. The first modification would allow
the first floor covered porch to align with the existing 10’-0” street side yard setback of
the residence in lieu of the minimum requirement of 25’-0”. The second modification
MC 14-03 and SFADR 14-19
February 10, 2015
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would allow the new two-car garage to be setback 21’-6” from the street side property
line in lieu of the minimum requirement of 25’-0”. The third modification would allow the
first and second story additions to encroach into the special setback on Holly Avenue,
which is 70’-0” from the center line of the street and 40’-0” from the street side property
line. The purpose of the special setback is for street widening purposes and the City
Engineer stated that he has no objection to the encroachment since there is no plan to
widen this part of Holly Avenue.
The proposed first floor additions will not encroach further into the easterly side yard
setback than the existing residence and the entire second floor addition would comply
with all current zoning requirements. Less than 50% of the exterior walls of the existing
residence will be removed; therefore the project qualifies as a remodel and not a
rebuild.
Due to the narrowness of the lot and the large front yard setback requirement on Walnut
Avenue (42’-0” based on the average of the two properties to the west of the subject
site), the potential buildable area of the site is already considerably restricted to 24% of
the lot area, rather than the typical 35% lot coverage allowed for R-1 zoned properties.
Enforcing the special setback on Holly Avenue would restrict the buildable area to only
5’-0” in width, which would create an unreasonable hardship to the owner.
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
With the approval of the proposed modifications, the proposed development meets all
other zoning requirements. Given that the proposed home will not be encroaching any
further into the required street side yard setback than the existing home, that special
setback is not needed for street widening, and that granting the encroachment into the
street side yard setback and special setback allows for an appropriate architectural
design, it is recommended that the modifications be approved as they would prevent an
unreasonable hardship and the proposed addition would be an appropriate
improvement to this lot.
Architectural Design Review
The architectural style of the proposed house is Craftsman with architectural features
such as a moderately pitched gray flat tile roof, tan ship lap siding, river rock stone
veneer wall base trim, exposed beams, rafter tails, and decorative eave brackets. The
massing and major design features of the house are consistent with Craftsman style
architecture, and the design provides appropriate wall and roof articulation of the
building mass. The overall building height is 21’-0”, as measured from the average
existing grade, where a maximum of 25’-0” is permitted by Code.
MC 14-03 and SFADR 14-19
February 10, 2015
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The architecture of the proposed design (refer to the image below) is compatible with
the surrounding neighborhood and consistent with the City’s Single-Family Residential
Design Guidelines.
View from Holly Avenue
ENVIRONMENTAL ANALYSIS
The proposed project qualifies as a Class 5 Exemption for Minor Alterations in Land
Use Limitations from the requirements of the California Environmental Quality Act
(CEQA) under Section 15305 of the CEQA Guidelines.
PUBLIC COMMENTS
Public hearing notices were mailed on January 30, 2015, to the property owners within
100 feet of the subject site.
RECOMMENDATION
It is recommended that the Modification Committee conditionally approve Modification
Application No. MC 14-03 and Single-Family Architectural Design Review No. SFADR
14-19 and find that the project is exempt per CEQA Section 15305, subject to the
following conditions of approval:
1. The Landscape Plan shall be revised prior to submitting plans to plan check in
building services to include additional 15 gallon shrubs (i.e. Long Leaved
Yellowwood, Carolina Laurel Cherry, Wax Leaf Privet, etc.) adjacent to the interior
side yard property line and rear property line for additional privacy landscaping.
The number and location of shrubs shall be subject to the approval of the
Development Services Director or designee.
2. The chimney shall be revised to be lower than the second story roofline.
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
MC 14-03 and SFADR 14-19
February 10, 2015
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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, Modification Committee, 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 MC 14-03 and SFADR 14-19 shall not be of effect unless on or before
30 calendar days after approval of this project, the property owner/applicant 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.
Attachment No. 1: Aerial Photo with Zoning Information and Photos of Subject
Property and Surrounding Properties
Attachment No. 2: Architectural Plans
Attachment No. 1
Attachment No. 1
Aerial Photo with Zoning Information and
Photos of Subject Property and
Surrounding Properties
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 (12,500)
Number of Units:
LDR
Zoning:
Property Characteristics
1950
2,260
8,678
1
SUN,GUI Y
Site Address:
401 WALNUT AVE
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 generated03-Feb-2015
Page 1 of 1
Photo of subject property, 401 Walnut Avenue, from Walnut Avenue
Photo of subject property, 401 Walnut Avenue, from Holly Avenue
Photo of neighboring property to the north, 2119 Holly Avenue
Photo of neighboring property to the northeast, 2120 Holly Avenue
Photo of neighboring property to the east, 385 Walnut Avenue, from Holly Avenue
Photo of neighboring property to the east, 385 Walnut Avenue, from Walnut Avenue
Photo of neighboring property to the southeast, 380 Walnut Avenue, from Walnut Avenue
Photo of neighboring property to the southeast, 380 Walnut Avenue, from Holly Avenue
Photo of neighboring property to the south, 400 Walnut Avenue, from Walnut Avenue
Photo of neighboring property to the south, 400 Walnut Avenue, from Holly Avenue
Photo of neighboring property to the southwest, 412 Walnut Avenue
Photo of neighboring property to the west, 405 Walnut Avenue
Attachment No. 2
Attachment No. 2
Architectural Plans