HomeMy WebLinkAboutItem 2 - MC 15-05_709 S. ThirdMC 15-05 and MFADR 14-24
March 10, 2015
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DATE: March 10, 2015
TO: Honorable Chairman and Modification Committee
FROM: Lisa L. Flores, Planning Services Manager
By: Thomas Li, Associate Planner
SUBJECT: MODIFICATION NO. MC 15-05 AND MULTIPLE-FAMILY
ARCHITECTURAL DESIGN REVIEW NO. MFADR 14-24 WITH A
CATEGORICAL EXEMPTION FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR A NEW TWO-STORY
SINGLE-FAMILY RESIDENCE WITH A MODIFICATION TO THE
SPECIAL SETBACK AT 709 S. THIRD AVENUE
Recommendation: Conditional Approval
BACKGROUND
The subject property is a 6,500 square foot interior lot zoned R-2 – 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 744 square
foot, one story single-family house that was built in 1922. The west property line is the
narrower street side property line, and therefore is considered the front property line for
zoning code purposes. The Certificate of Demolition was approved on February 10,
2015, and based on the evaluation by an Architectural Historian although the existing
house is in good condition it has sustained alterations and the house is not a good
example of a historic resource or eligible for listing on the California Register.
Encroachments into the special setback are typically handled administratively, but this
application is before the Modification Committee because the Applicant could not obtain
the required signatures from the adjacent property owners as they may be absentee
owners.
ANALYSIS
The Applicant is proposing to demolish the existing residence and build a new 3,756
square foot, two-story residence with an attached 396 square foot, two-car garage –
refer to Attachment No. 2 for the proposed Architectural Plans. A single-family
residence is allowed by right in the R-2 zone, subject to the R-2 zoning regulations.
The project requires a modification to allow the house to encroach into the special
setback along this section of South Third Avenue, which is 65’-0” from the center line of
the street and 35’-0” from the front property line. The purpose of the special setback is
for street widening purposes and the City Engineer stated that he has no objection to
MC 15-05 and MFADR 14-24
March 10, 2015
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the encroachment since there is no plan to widen this section of South Third Avenue.
The first and second floors of the proposed residence will have front yard setbacks of
25’-6” and 27’-0”, respectively. Also, the proposed front yard setback will be compatible
with the adjacent neighbor to the north, who obtained approval to maintain a 25’-0” front
yard setback along South Third Avenue under Administrative Modification for a two-unit
residential condominium. The project is in compliance with the R-2 front yard setback
requirement of 25’-0”, and all other applicable R-2 zoning regulations.
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 modification, the proposed development meets all
other zoning requirements. Given that the special setback is not needed for street
widening, the proposal complies with all of the R-2 zoning regulations, and granting
encroachment into the special setback would secure an appropriate improvement with
similar front yard setbacks as the neighboring properties approval of the modification
will secure an appropriate improvement of the lot.
Architectural Design Review
The architectural style of the proposed house is Tuscan with architectural features such
as a curved S-tile roof, “Pacific Sand” smooth stucco walls, chestnut bronze vinyl
windows, decorative shutters, and massing and articulation consistent with Tuscan style
homes (refer to the image below). The two-story house is 28’-0”, which does not
exceed the maximum height limit of 30’-0”.
The proposed architectural style is compatible with the surrounding neighborhood and
consistent with the City’s Single-Family Residential Design Guidelines.
MC 15-05 and MFADR 14-24
March 10, 2015
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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 February 25, 2015 to the property owners within
100 feet of the subject site. As of March 2, 2015, staff has not received any public
comments on this project.
RECOMMENDATION
It is recommended that the Modification Committee conditionally approve Modification
Application No. MC 15-05 and Multi-Family Architectural Design Review No. MFADR
14-24 and find that the project is exempt per CEQA Section 15305, subject to the
following conditions of approval:
1. 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, 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.
2. Approval of MC 15-05 and MFADR 14-24 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 & Photos of Subject Property
and Vicinity
Attachment No. 2: Architectural Plans
Attachment No. 1
Attachment No. 1
Aerial Photo with Zoning Information and
Photos of Subject Property and Vicinity
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-2
Number of Units:
MDR
Zoning:
Property Characteristics
1922
744
1
PASKO,FRANK AND TONNIE E
Site Address:
709 S 3RD 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 generated02-Mar-2015
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View of the subject property at 709 S. Third Avenue
View of the adjacent property to the south at 715 S. Third Avenue, Units A & B
View of the adjacent property to the north at 232 Genoa Street, Units A & B
View of the property across the street at 302 Genoa Street
Attachment No. 2
Attachment No. 2
Architectural Plans
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FLOOR PLANS
PREPARED BY: PDS STUDIO INCPDS STUDIO, inc. LUXURY HOME DESIGNING68 GENOA ST. UNIT #B ARCADIA, CA 91006WWW.PDS-STUDIO.COM | PCHAN@PDS-STUDIO.COM | (626) 524-290709 THIRD AVEARCADIA CA 91006