HomeMy WebLinkAboutItem 3_MC 15-03_533 LemonMC 15-03 and SFADR 14-80
March 24, 2015
Page 1of 4
DATE: March 24, 2015
TO:Honorable Chairman andModification Committee
FROM:Lisa L. Flores, Planning Services Manager
By: Tim Schwehr, Associate Planner
SUBJECT:MODIFICATIONNO. MC 15-03AND SINGLE-FAMILY ARCHITECTURAL
DESIGN REVIEW NO. SFADR 14-80WITH ACATEGORICAL
EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA) FOR A NEWSINGLE-FAMILY RESIDENCE WITH A
MODIFICATION TO THE SPECIAL SETBACKAT 533 E.LEMON
AVENUE
Recommendation: Conditional Approval
BACKGROUND
The subject property is an 8,223square footcornerlotzoned 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 improvedwith a1,403square
foot,onestory single-family housethat wasbuilt in 1951.On December 16, 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
all of the required signaturesfrom the adjacent propertyowners.
ANALYSIS
The Applicant is proposing to demolish the existing residence and build anew 3,512
square foot, two-storyresidence with an attached 418square foot, two-car garage –
refer to Attachment No. 2for the proposed Architectural Plans
The projectrequires amodification to allowthe houseto encroach into the special
setback on Sixth Avenue, which is 65’-0”from the center line of the street and 35’-0”
MC 15-03 and SFADR 14-80
March 24, 2015
Page 2of 4
from the street-side yardproperty 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 Sixth Avenue. The first
and second floors of the proposed residence will have street-side yardsetbacks of20’-
0”and23’-0”, respectively.The project is in compliance with the R-1street-side yard
setback requirement of 20’-0”for corner lots, and all other applicable R-1zoning
regulations.
As stated above,there are no plans to widen SixthAvenuewhich would be the rationale
for enforcing the special setback.Additionally, unlike most of the corner lots on Sixth
Avenue, the subject property and the adjacent property to the northare standard corner
lots with the narrower frontage on the east-west streets and the wider frontage on Sixth
Avenue. Given this configuration, enforcing the special setback on these two properties
would result in a buildable area that is only 21’-0”wide. Theproposed street-side yard
setback is consistentwiththe existing residence to the north, which is the only other
residence on the west-side of this block and also encroaches into the special setback.
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 uniformityof 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-1zoning regulations, and granting
encroachmentinto the special setback would secure an appropriate improvementwith
similar front yard setbacks as the neighboring properties, it is recommended that
modification be approved as appropriate improvementto this lot.
Architectural Design Review
The architectural style of the proposedhouse isTuscan-Mediterranean in appearance
with architectural features such as a smoothconcrete tileroof, “Pacific Sand”color
smooth stucco walls, field ledge stoneveneer,brownvinylwindows, and massing and
articulationconsistent withTuscan-Mediterraneanstyle homes(refer to the image
below). The overall building height is 24’-11”, which does not exceed the maximum
height limit of 25’-0”.
MC 15-03 and SFADR 14-80
March 24, 2015
Page 3of 4
Theproposed architectural styleis 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 5Exemptionfor Minor Alterations in Land
Use Limitations from the requirements of the California Environmental Quality Act
(CEQA) under Section 15305of the CEQA Guidelines.
PUBLIC COMMENTS
Public hearing noticesweremailed on March 12, 2015to the property ownerswithin
100feet 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 approveModification
Application No. MC 15-03and Single-Family Architectural Design Review No. SFADR
14-80and 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
MC 15-03 and SFADR 14-80
March 24, 2015
Page 4of 4
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 15-03andSFADR 14-80shall 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.
AttachmentNo. 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 Arcadia
n/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
1951
1,403
0
TRAN,TUAN A
Site Address:
533 E LEMON 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
Page 1 of 1
8,223
SUBJECT PROPERTY – LEMON AVENUE FRONTAGE
SUBJECT PROPERTY – SIXTH AVENUE FRONTAGE