HomeMy WebLinkAboutItem 1 - MC 14-15_1418 Holly AvenueMC 14-15 and SFADR 14-49
March 24, 2015
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DATE: March 24, 2015
TO: Honorable Chairman and Modification Committee
FROM: Lisa L. Flores, Planning Services Manager
By: Thomas Li, Associate Planner
SUBJECT: MODIFICATION NO. MC 14-15 AND SINGLE-FAMILY ARCHITECTURAL
DESIGN REVIEW NO. SFADR 14-49 WITH A CATEGORICAL
EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA) FOR A NEW SINGLE-FAMILY RESIDENCE WITH
MODIFICATIONS TO THE SPECIAL SETBACK AT 1418 HOLLY
AVENUE
Recommendation: Conditional Approval
BACKGROUND
The subject property is a 7,990 square foot interior 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 1,406 square
foot, one story single-family house that was built in 1955. On June 24, 2014, a
Certificate of Demolition was issued for the existing house since it was older than 50
years old, which is the minimum age requirement to determine if the structure has any
historical significance. Based on the evaluation, the Architectural Historian determined
that the building was not significant nor was it 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.
ANALYSIS
The Applicant is proposing to demolish the existing residence and build a new 3,456
square foot, two-story residence with an attached 454 square foot, two-car garage –
refer to Attachment No. 2 for the proposed Architectural Plans
The project requires a modification to allow the house to encroach into the special
setback on Holly Avenue, which is 70’-0” from the center line of the street and 40’-0”
MC 14-15 and SFADR 14-49
March 24, 2015
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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 the encroachment
since there is no plan to widen this section of Holly Avenue. The first and second floors
of the proposed residence will have front yard setbacks of 25’-0” and 35’-0”,
respectively. The project is in compliance with the R-1 front yard setback requirement of
25’-0”, including the average front yard setback requirement, and all other applicable R-
1 zoning regulations.
As stated above, there are no plans to widen Holly Avenue which would be the rationale
for enforcing the special setback. Also, the proposed front yard setback will be
compatible with the adjacent neighbors as they maintain a setback of 25’-0” or less
along Holly Avenue. In 2013, a modification was approved for the house to the south at
381 W. Camino Real Avenue, with a setback that varies from 20’-8” to 28’-0” on the first
floor, and 26’-0” on the second floor along Holly Avenue due to its irregular lot
configuration. Approval of the subject modifications would not create a unique situation
to this block.
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-1 zoning regulations, and granting
encroachment into the special setback would secure an appropriate improvement with
similar front yard setbacks as the neighboring properties, it is recommended that
modification be approved as appropriate improvement to this lot.
Architectural Design Review
The architectural style of the proposed house is Prairie with architectural features such
as a smooth concrete tile roof, “Egg Shell” color smooth stucco walls, light brick veneer,
dark brown vinyl windows, and massing and articulation consistent with Prairie style
homes (refer to the image on the following page). The overall building height is 23’-4”,
which does not exceed the maximum height limit of 30’-0”.
MC 14-15 and SFADR 14-49
March 24, 2015
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The proposed architectural style is compatible with the surrounding neighborhood and
consistent with the City’s Single-Family Residential Design Guidelines.
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 March 12, 2015 to the property owners within
100 feet of the subject site. As of March 18, 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 14-15 and Single-Family Architectural Design Review No. SFADR
14-49 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
MC 14-15 and SFADR 14-49
March 24, 2015
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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 14-15 and SFADR 14-49 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-1 (15,000)
Number of Units:
LDR
Zoning:
Property Characteristics
1955
1,406
1
T AND Q REAL ESTATE LLC
Site Address:
1418 HOLLY 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 generated17-Mar-2015
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View of the subject property at 1418 Holly Avenue
View of the adjacent property to the north at 1410 Holly Avenue
View of the adjacent property to the south at 381 W. Camino Real Avenue
View of the neighboring property across the street at 1419 Holly Avenue
Attachment No. 2
Attachment No. 2
Architectural Plans