HomeMy WebLinkAboutItem 1 - MP_15-02DATE: April 14, 2015
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
Lisa Flores, Planning Services Manager
By: Thomas Li, Associate Planner
SUBJECT: APPROVAL OF MODIFICATION APPLICATION NO. MC 14-18 AND
SINGLE-FAMILY ARCHTIECTURAL DESIGN REVIEW NO. SFADR 14-
112 WITH A CATEGORICAL EXEMPTION FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) TO ALLOW A NEW TWO-
STORY MODERN STYLE RESIDENCE WITH MODIFICATIONS TO THE
FRONT YARD SETBACK, TO THE SPECIAL SETBACKS, AND TO THE
DRIVEWAY REQUIREMENTS AT 1217 SOUTH MAYFLOWER AVENUE.
Recommendation: Denial
SUMMARY
The applicant, Mr. Scott Yang, is requesting approval of Zoning Modifications and
Single-Family Architectural Design Review for a new 5,268 square-foot, two-story,
Modern-style, single-family residence at 1217 South Mayflower Avenue. A new single-
family residence with modifications is exempt from the California Environmental Quality
Act (CEQA). It is recommended that the Planning Commission deny the proposed
project because the necessary findings can be made to support the approval of the
modification requests.
BACKGROUND
The subject property is a 12,400 square-foot lot, and is developed with a 988 square-
foot, one-story, single-family residence – refer to Attachment No. 1 for an Aerial Photo
with Zoning Information. The property is a reverse corner lot, where its rear property
line abuts the neighbor’s side property line. The street frontages are 105 feet along
South Mayflower Avenue, and 118 feet along El Sur Avenue. The Certificate of
Demolition was approved on December 11, 2014. Based on the evaluation by an
Architectural Historian, although the existing house, built in 1923, 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.
MC 14-18 & SFADR 14-112
1217 S. Mayflower Avenue
April 14, 2015
Page 2 of 5
PROPOSAL
The applicant is proposing to demolish the existing structures on the site to build a new
5,268 square-foot, two-story, Modern-style, single-family residence with three attached
garage parking spaces, as shown on Attachment No. 2 – the Architectural Plans. The
proposed new residence has an overall lot coverage of approximately 32%, and an
overall building height of 27’-6” from the average existing grade, where a maximum of
30’-0” is allowed.
The subject property is required to provide a front yard setback of 43’-11”, based on the
average of the two developed lots to the north of the subject property along Mayflower
Avenue. There is also a special setback of 40’-0” along Mayflower Avenue. By Code, a
reverse corner lot is required to have a street side yard setback of 25’-0”. Also, there is
a special setback of 35’-0” along El Sur Avenue. The applicant is requesting approval
of the following setback modifications for a larger building area:
1) A 29’-10” first floor and a 38’-4” second floor setback in lieu of the minimum
requirement of 43’-11” for the front yard, and the required 40’-0” special
setback from Mayflower Avenue.
2) A 25’-0” first floor and a 29’-0” second floor setback in lieu of the required 35’-0”
special setback from El Sur Avenue.
The proposed design includes two driveways, one accessed from Mayflower Avenue to
a two-car garage, and the other accessed from El Sur Avenue to a one-car garage. The
Code only allows one driveway per lot, with the exception of circular driveways.
Therefore, the applicant is also requesting the following modification:
3) Two driveways (one off of El Sur Avenue and one off of Mayflower Avenue) in
lieu of one driveway on a lot.
Besides the subject modification requests, the proposal meets all other applicable R-1
Zoning Regulations, including the 30-degree front yard angle from Mayflower Avenue
and the 40-degree street side yard angle from El Sur Avenue.
Single-Family Architectural Design Review approval is also required for the subject
proposal to ensure that the design is consistent with the City’s Single-Family Residential
Design Guidelines.
These applications are being reviewed by the Planning Commission because Arcadia
Municipal Code Section 9252.2.11 requires that all setback modifications for a new
dwelling shall be subject to the approval of the Planning Commission, or the City
Council upon appeal.
MC 14-18 & SFADR 14-112
1217 S. Mayflower Avenue
April 14, 2015
Page 3 of 5
ANALYSIS
The requested modifications would create a larger building area, and to allow the three
parking spaces to be located separately for design considerations. The requested front
yard setback encroachments for a 29’-10” setback on the first floor and 38’-4” on the
second floor in lieu of 43’-11” average front yard setback, and the 40’-0” special
setback, are excessive, and does not satisfy the necessary purposes to approve a
modification. Although the proposed setback will align with the residence adjacent to
the north of the subject property, it is inconsistent with the development pattern in the
general vicinity and along this block, where a majority of the properties are developed
with single-story residences with 35’-0” front yard setbacks. The proposed 5,268
square-foot residence, with three garage parking spaces totaling 787 square feet, is
much greater in size compared to the neighboring properties, and granting a setback
encroachment of over 14 feet to accommodate a residence is excessive for a proposal
that deviates from the development pattern in the neighborhood.
The applicant has provided a diagram (Attachment No. 3) that shows the setbacks of
the other homes in the immediate neighborhood. It shows that, while the second house
to the north of the subject property is an anomaly with a front yard setback of 58’-0”, the
rest of the homes in the area typically maintain a minimum 35’-0” front yard setback
along Mayflower Avenue.
Approval of the front yard setback encroachment request would not secure an
appropriate improvement of the lot, promote uniformity of development, or alleviate a
non-economic hardship. It is recommended that the plans be revised to provide a
minimum 35’-0” setback on the first floor to be consistent with the development pattern
in this neighborhood, and a greater setback on the second floor to reduce the overall
building mass.
The intent of the special setback requirement was to allow for future street widening and
to promote neighborhood compatibility. The City Engineer has reviewed the proposal
and has no objections to the requested Modifications to encroach into the special
setbacks along Mayflower Avenue and El Sur Avenue as there are no plans to widen
these streets. Therefore, the requests to encroach into the special setbacks are
acceptable.
By Code, a maximum of one driveway is permitted for each lot. The only exception is
when it is to accommodate a circular driveway. The applicant is proposing two
driveways, one accessed from Mayflower Avenue, and one from El Sur Avenue. His
rationale for this request is to increase the aesthetic value of the proposal, and eliminate
three garage openings on the same elevation. This would prevent garage openings to
dominate either elevation, and creates opportunities for other architectural features.
Furthermore, the subject property has three existing driveway approaches: two faces
Mayflower Avenue for a circular driveway, and one faces El Sur Avenue. Although the
MC 14-18 & SFADR 14-112
1217 S. Mayflower Avenue
April 14, 2015
Page 4 of 5
request promotes a positive architectural design, staff finds this request to be
unnecessary. The proposed four-bedroom residence is only required to provide two
garage parking spaces; a third garage parking space is only required for five or more
bedrooms. Furthermore, even if the proposal changes to a five bedroom residence and
a third garage parking space is required; there are design alternatives, such as facing
the garage spaces to the side or to the rear, that would prevent garage openings from
dominating any elevation, or the need for a second driveway. The modification request
for a second driveway cannot be properly justified.
The designer describes the proposal as a “Modern” style residence based on the
architectural features that include a “charcoal” smooth concrete tile roof, a mix of
“Silverado” and “Crystal White” smooth stucco, “tongue and groove” eaves and wood
siding, and trellis screening accents – see Attachment No. 2 for the Architectural Plans.
The proposed floor plan is properly modulated and articulated to break up the building
mass. The proposed design is consistent with the City’s Single-Family Residential
Design Guidelines. However, because the front yard setback excessively encroaches
into the front yard setback, the proposed plans should be revised to provide the
additional 5’-2” setback at 35’-0” from the front property line. The overall design
scheme may remain as is.
Last month the City Council added Sycamore trees to the City’s tree protection
regulations, which went into effect on April 3, 2015. There are three Sycamore trees in
the City’s parkway, which are located in front of the subject property along El Sur
Avenue. One of the new driveways encroaches within the dripline of one sycamore tree
by approximately 10’-0”. Because it is a City tree, staff consulted with the City’s Street
Superintendent and he recommends that any improvements shall be located at least 5’-
0” from the trunk of the tree, and that any construction near the tree shall be done under
his supervision should the applicant redesign his project.
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.
The requested Modifications will allow a greater building envelope that accommodates a
residence that would be disproportionate to the surrounding homes, and a front setback
that is inconsistent with the development pattern in the neighborhood. The architectural
design of the building is compatible and harmonious with the neighboring properties
MC 14-18 & SFADR 14-112
1217 S. Mayflower Avenue
April 14, 2015
Page 5 of 5
(see Attachment No. 4 for Photos of the Subject Property and Surrounding Properties),
and is consistent with the City’s Single-Family Residential Design Guidelines. However,
it does not provide a sufficient front yard setback for setback compatibility. The
requested modifications and the proposed design do not satisfy the above purposes to
justify the approval of these modification requests.
All City requirements regarding disabled access and facilities, occupancy limits, building
safety, health code compliance, emergency equipment, environmental regulation
compliance, and parking and site design shall be complied with by the property
owner/applicant to the satisfaction of the Building Official, City Engineer, Community
Development Administrator, Fire Marshal, and Public Works Services Director, or their
respective designees.
ENVIRONMENTAL ASSESSMENT
This project involves minor alterations to land use limitations, and qualifies as a Class 5
Categorical Exemption per the provisions of the California Environmental Quality Act
(CEQA) pursuant to Section 15305 of the CEQA Guidelines. Refer to Attachment No. 5
for the Preliminary Exemption Assessment.
PUBLIC NOTICE
Public hearing notices for this item were mailed to the property owners of those
properties that are located within 100 feet of the subject property on April 2, 2015 – refer
to Attachment No. 6 for the radius map. As of April 8, 2015, staff has not received any
public comments on this project.
RECOMMENDATION
It is recommended that the Planning Commission deny Modification No. MC 14-18 and
Single Family Design Review No. SFADR 14-112.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve the project, the Commission should
move to approve Modification No. MC 14-18 and Single-Family Architectural Design
Review No. SFADR 14-112 and determine that the project is categorically exempt from
the California Environmental Quality Act, subject to the conditions set forth below, or as
modified by the Commission, based on the following findings:
1. That the Modifications will secure an appropriate improvement of a lot;
MC 14-18 & SFADR 14-112
1217 S. Mayflower Avenue
April 14, 2015
Page 6 of 5
2. Prevent an unreasonable hardship, or
3. Promote uniformity of development
and
4. That the design is consistent with the City’s Single-Family Residential Design
Guidelines.
The following conditions of approval are recommended:
1. The new driveway on El Sur Avenue shall be located at least 5’-0” from the
nearest Sycamore tree, and any construction under the protection zone of the
Sycamore tree shall be performed under the supervision of City’s Street
Superintendent from Public Works Services.
2. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment, environmental
regulation compliance, and parking and site design shall be complied with by the
property owner/applicant to the satisfaction of the Building Official, City
Engineer, Community Development Administrator, Fire Marshal, and Public
Works Services Director, or their respective designees.
3. 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, 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.
4. Approval of MC 14-18 and SFADR 14-112 shall not be of effect unless on or
before 30 calendar days after Planning Commission approval of the
applications, the property owner and applicant have 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 14-18 & SFADR 14-112
1217 S. Mayflower Avenue
April 14, 2015
Page 7 of 5
Denial
If the Planning Commission intends to deny this project, the Commission should move
to deny Modification Application No. MC 14-18 and/or Single-Family Architectural
Design Review No. SFADR 14-112, based on the evidence presented, and state the
reasons why the project does not meet any of the purposes for Modifications, and/or
that the design is not consistent with the City’s Single-Family Residential Design
Guidelines.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the April 14, 2015 hearing, please contact Associate
Planner, Thomas Li at (626) 574-5447, or tli@ArcadiaCA.gov.
Attachment No. 1: Aerial Photo with Zoning Information
Attachment No. 2: Architectural Plans
Attachment No. 3: Setback Diagram
Attachment No. 4: Photos of the Subject Property and Surrounding Properties
Attachment No. 5: Preliminary Exemption Assessment
Attachment No. 6: 100-foot Radius Map
Attachment No. 1
Attachment No. 1
Aerial Photo with Zoning Information
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
1923
988
1
MURPHY,TAMARA
Site Address:
1217 MAYFLOWER 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 generated09-Apr-2015
Page 1 of 1
Attachment No. 2
Attachment No. 2
Architectural Plans
Figure 8 Group Inc9674 | Telstar Avenue | Suite CEl Monte | California | 91731T. 626 255 7439
ALL DRAWINGS AND WRITTEN MATERIALAPPEARING HEREIN CONSTITUTE THE
ORIGINAL AND UNPUBLISHED WORK OF
FIGURE 8 GROUP, INC., AND THE SAME MAYNOT BE DUPLICATED, USED OR DISCLOSEDWITHOUT THE WRITTEN CONSENT FROMFIGURE 8 GROUP, INC.
Sheet TitleStamp Project Issue Date:
RevisionsSheet No.Project
4/9/2015 12:47:16 PM08/19/2014
DR-00CoverProject Name
1217 Mayflower Ave.
Arcadia, Ca. 91006
2014_05
No.DescriptionDate
1217 Mayflower Ave.A r c a d i a C a l i f o r n i a 9 1 0 0 7