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Home My WebLink AboutItem 2 - MC 15-01_1407-1411 S. Sixth AveMC 15-01 and Admin. SFADR 15-06 March 24, 2015 Page 1 of 4 DATE: March 24, 2015 TO: Honorable Chairman and Modification Committee FROM: Lisa L. Flores, Planning Services Manager By: Tim Schwehr, Associate Planner SUBJECT: MODIFICATION NO. MC 15-01 AND ADMINISTRATIVE SINGLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. ADMIN. SFADR 15-06 WITH A CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) TO ALLOW AN ADDITION TO THE EXISTING REAR RESIDENTIAL UNIT ON A LEGAL- NONCONFORMING, SINGLE-FAMILY RESIDENTIAL PROPERTY DEVELOPED WITH THREE DETACHED RESIDENTIAL UNITS AT 1407- 1411 S. SIXTH AVENUE Recommendation: Conditional Approval BACKGROUND The subject property is a 26,338 square foot 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 a legal-nonconforming property improved with three separate residences: a 2,206 square foot, one-story residence with an attached 422 square foot, two-car garage built in 1960; an 822 square foot, one-story residence constructed in 1938; and a 1,038 square foot, one-story residence with an attached 617 square-foot, three-car garage constructed in 1960. Per the R-1 Zoning standards, additions to legal-nonconforming properties are subject to approval of a Zoning Modification. ANALYSIS The Applicant is proposing a 405 square foot, one-story addition to the existing 1,038 square foot residence at the rear of the property (address 1411 S. Sixth Avenue). This residence currently has three bedrooms, two bathrooms, a living room, a kitchen, and an attached three-car garage. The proposed addition maintains the same number of rooms, but expands their size to be more consistent with contemporary living areas. The addition maintains the existing exterior appearance of the house, matching the roof, MC 15-01 and Admin. SFADR 15-06 March 24, 2015 Page 2 of 4 stucco, eaves, and colors of the existing residence. As part of the project, the windows on the entire house will be replaced to a low E vinyl window; the single rear door will be replaced with a pair of French doors; and the existing roof-mounted HVAC unit will be replaced with a ground-mounted unit– refer to Attachment No. 2 for the proposed Architectural Plans. Per AMC Sec. 9252.1.7., alterations or expansions of nonconforming uses may be allowed in the R-1 zone upon approval of a Modification. The proposed addition and the existing residence are in compliance with all setback requirements, including the lot coverage. Because the addition does not increase the number of bedrooms, the proposal will not result in a significant intensification of the use. This block of Sixth Avenue is also unique in that the majority of properties are developed with multiple residences despite their R-1 zoning designation. This includes the immediate properties to the north and east, and the three immediate properties to the south, all of which have between two and four detached residences on them. Additionally, Camino Grove Park fronts a major portion of the east-side of this block. Given the context of the immediate neighborhood, and the minimal size of the proposed addition, the property will remain compatible and harmonious with the surrounding area. Approval of the subject modification request will secure an appropriate improvement of the lot. 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 addition meets all other zoning requirements. Given the minimal size of the addition and the context of the surrounding neighborhood, which consists of similar legal-nonconforming single-family zoned properties developed with multiple residences, granting an expansion of the existing legal-nonconforming use at this property would not be detrimental to the neighboring properties or the city as a whole. It is recommended that the modification be approved as appropriate improvement to this lot. Architectural Design Review The architectural style of the proposed addition (refer to the west and north elevations on the following page) will match the colors and materials of the existing residence. The proposed project will also upgrade all of the windows, replace the existing rear door with a new pair of French doors, and replace an existing roof-mounted HVAC with a new ground-mounted unit. MC 15-01 and Admin. SFADR 15-06 March 24, 2015 Page 3 of 4 The proposed architectural style is compatible with the existing residence and 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 15-01 and Administrative Single-Family Architectural Design Review No. Admin. SFADR 15-06 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 MC 15-01 and Admin. SFADR 15-06 March 24, 2015 Page 4 of 4 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 15-01 and Admin. SFADR 15-06 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 & 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 (7,500) Number of Units: LDR Zoning: Property Characteristics 1960 2,206 3 SPIRITO,ERNEST A AND MARY L TRS SPIRITO FAMILY TRUST Site Address: 1407-1411 S 6TH 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 generated18-Mar-2015 Page 1 of 1 SUBJECT PROPERTY - FRONT RESIDENCE (1407 S. SIXTH AVE) SUBJECT PROPERTY – MIDDLE RESIDENCE (1409 S. SIXTH AVE) SUJBECT PROPERTY – REAR VIEW OF 1407 & 1409 S. SIXTH AVE REAR/SUBJECT RESIDENCE (1411 S. SIXTH AVE) BACKYARD VIEW OF SUBJECT RESIDENCE BACK VIEW OF SUBJECT RESIDENCE SHOWING LOCATION OF PROPOSED ADDITION ADJACENT PROPERTY TO THE SOUTH – 4 UNITS ADJACENT PROPERTY TO THE NORTH – 3 UNITS PROPERTY TO THE EAST – 2 UNITS PROPERTY TO THE EAST – CAMINO GROVE PARK Attachment No. 2 Attachment No.2 Architectural Plans