HomeMy WebLinkAboutItem 1 - MC 14-16MC 14-16 and ADR 13-30
April 14, 2015
Page 1 of 6
DATE: April 14, 2015
TO: Honorable Chairman and Modification Committee
FROM: Lisa L. Flores, Planning Services Manager
By: Tim Schwehr, Associate Planner
SUBJECT: MODIFICATION NO. MC 14-16 AND ARCHITECTURAL DESIGN
REVIEW NO. ADR 13-30 WITH CATEGORICAL EXEMPTION FROM
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A
PARKING AND LANDSCAPE MODIFICATIONS FOR A NEW 3,309
SQUARE-FOOT, ONE-STORY RETAIL BUILDING WITH 17 ON-SITE
PARKING SPACES AT 45, 49, AND 53 E. DUARTE ROAD.
Recommendation: Conditional Approval
BACKGROUND
The subject site consists of three properties (45, 49, and 53 E. Duarte Road) totaling
12,586 square-feet in area and zoned C-2 – refer to Attachment No. 1 for an aerial
photo with zoning information and photos of the subject property and surrounding
properties. These properties are currently owned by the same property owner, and the
property at 45 E. Duarte Road is developed with two detached residential buildings that
were built in 1927, one of which was converted to commercial use in 1993 (a retail use);
49 E. Duarte Road is a vacant lot; and 53 E. Duarte Road is developed with a single-
family residence and a detached garage that was built in 1924. On January 12, 2015, a
Certificate of Demolition was issued for the removal of the existing buildings at 45 and
53 E. Duarte Road since they were older than 50 years of age, which is the minimum
age requirement to determine if the structures have any historical significance. An
evaluation prepared by an Architectural Historian determined that the existing buildings
are not historically significant or eligible for listing on the California Register.
ANALYSIS
The Applicant is proposing to consolidate the three lots into one parcel, demolish the
existing buildings, and build a new 3,309 square foot, one-story retail building with 17
on-site parking spaces, as shown on the next page – refer to Attachment No. 2 for the
proposed Architectural Plans.
MC 14-16 and ADR 13-30
April 14, 2015
Page 2 of 6
The retail building fronts the street with the parking sited at the rear of the building. The
style and design are French in appearance, and four commercial units are proposed.
The southeast corner unit is angled relative to the front property line to provide
improved vehicular visibility when exiting the site, and in doing so also directs the corner
of the building towards the street. As conditions of approval, a lot line adjustment is
required to consolidate the three lots into one, and a 9’-0” street dedication is required
for the two easterly lots (49 & 53 E. Duarte Road) as these lots currently extend to the
street curb. The architectural plans show the site following the street dedication and lot
consolidation.
The proposed project requires approval of two modifications to the proposed parking lot.
The modifications are requested due to the irregular shape of the lot whereby the rear
property line is angled relative to the side property lines resulting in a narrowing of the
available parking and landscaping space in the northwest corner of the site, as shown
below.
The first modification is to allow reduced parking space dimensions of 9’ x 18’ for one
parking space and 9’ x 19’ for three parking spaces in lieu of the 9’ x 20’ requirement.
This modification is needed to maintain a 25’-0” backup distance for these four spaces
without needing to angle the rear corner of the building. The second modification is to
allow a reduced sized landscaped area between the parking lot and the north property
line ranging from 0’-0” to 5’-0” in width in lieu of the minimum 5’-0” width requirement.
Due to the irregular lot, spaces 1 – 8 will have a smaller landscape buffer than the
minimum 5’-0” required. To help off-set this, all parking spaces will utilize a planter curb
that allows a 36-inch overhang into the landscaped area at the north of the property,
rather than pavement with a wheel stop, refer to the image on the next page. For zoning
code purposes, the 36-inch overhang is not counted towards the minimum 5’-0” wide
landscaped area required between commercial parking lots and residentially zoned
properties, but the 36-inch landscaped area in combination with the dedicated
landscape buffer will provide a continuous landscaped buffer along the north property
line.
Front Elevation
MC 14-16 and ADR 13-30
April 14, 2015
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The modifications are requested due to the irregular shape of the lot whereby the rear
property line is angled relative to the side property lines resulting in a narrowing of the
available parking and landscaping space in the northwest corner of the site. The
reduced stall length for the four spaces have been reviewed by the City Engineer, and
based on the particulars of the lot he has no objection to the request, provided the
required 9’-0” parking stall width and the 25’-0” aisle/backup width are maintained. The
reduced landscape buffer between the parking lot and the residential properties to the
north, while not ideal, makes sense based on the irregular shape of the site. The use of
a planter curb for a wheel stop provides a 36-inch wide landscaped area along the north
property line in addition to the dedicated landscaped area ranging from 0’ – 5’ in width.
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 parking and landscape modifications, the proposed
development meets all other zoning requirements. Given the irregular shape of the site
and that the development will meet the number of parking spaces required for this
building, it is recommended that modifications be approved as appropriate
improvements to this lot.
T
The length of
these stalls
will be at 18’.
Landscape
Modification in front
of parking stalls (up
to the red line).
MC 14-16 and ADR 13-30
April 14, 2015
Page 4 of 6
Architectural Design Review
The architectural style of the proposed building is French in appearance with a cool pale
white and gray color palette, scored stucco walls, precast moldings, concrete roof tile,
bronze storefront glass, metal and fabric awnings, and decorative wrought-iron accents.
The proposed architectural style and scale is compatible with the surrounding
commercial buildings along this street and it is consistent with the City’s Commercial
and Industrial 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 April 2, 2015 to the property owners within 100
feet of the subject site. As of April 8, 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 14-16 and Architectural Design Review No. ADR 13-30 and find that
the project is exempt per CEQA Section 15305, subject to the following conditions of
approval:
1. The Applicant/Property Owner shall file a Lot Line Adjustment Application to the
Development Services Department to merge the three subject lots into one parcel,
subject to the review and approval of the Development Services Director, or
designee. The Lot Line Adjustment shall be recorded with the Los Angeles County
Recorder’s Office prior to issuance of any permits from Building Services.
2. The existing perimeter block walls shall be stuccoed to match or similar to the color
of the building walls.
3. Prior to the issuance of a building permit, the Applicant/Property Owner shall
dedicate to the City an additional 9’-0” wide strip of land on Duarte Road along the
project frontage for the lots at 49 & 53 E. Duarte Road. Demolition of the existing
structures on 53 E. Duarte Road is required prior to recordation of the street
dedication.
4. The existing curb, gutter, and sidewalk adjacent to the site shall be removed and
replaced by the Applicant/Property Owner per City of Arcadia Standards. The
MC 14-16 and ADR 13-30
April 14, 2015
Page 5 of 6
existing driveway approaches shall be removed and a new approach constructed
per City of Arcadia Standards prior to obtaining final occupancy.
5. Prior to grading permit approval, the Applicant/Property Owner shall submit a
demolition plan to the Development Services Department.
6. The proposed development shall require a Standard Urban Stormwater Mitigation
Plan (SUSMP). The Applicant/Property Owner shall prepare the SUSMP as
prescribed by Los Angeles County Department of Public Works SUSMP Manual.
7. The Applicant/Property Owner shall plant new trees in the City’s parkway adjacent
to the site along E. Duarte Road per the City of Arcadia Tree Master Plan. The
exact location, size, and species shall be determined by the City’s Street
Superintendent prior to issuance of a building permit.
8. The Applicant/Property Owner shall install a new LED streetlight per City of
Arcadia Standard within the parkway adjacent to the site along E. Duarte Road.
The exact location of the streetlight shall be determined by the Applicant/Property
Owner, subject to the approval by the City Engineer.
9. 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.
10. Approval of MC 14-06 and ADR 13-30 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.
MC 14-16 and ADR 13-30
April 14, 2015
Page 6 of 6
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 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:
C-2
Number of Units:
C
Zoning:
Property Characteristics
1922
800
YOU,LI CHING CHOU TR LI CHING CHOU YOU TRUST
Site Address:
45 E DUARTE RD
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 generated07-Apr-2015
Page 1 of 1
12,586
SUBJECT THREE PROPERTIES – CUMULATIVE DUARTE ROAD FRONTAGE
45 E. DUARTE ROAD
49 E. DUARTE ROAD