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HomeMy WebLinkAboutItem 2 - MP 15-01 18 S. Old Ranch RdDATE: April 28, 2015 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Nick Baldwin, Assistant Planner SUBJECT: APPROVAL OF MODIFICATION NO. MP 15-01 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR REDUCED NORTHERLY AND SOUTHERLY SIDE YARD SETBACKS FOR A NEW ONE-STORY SINGLE-FAMILY RESIDENCE AT 18 S. OLD RANCH ROAD Recommendation: Conditionally Approve the Proposed Project SUMMARY The applicant, Mr. Robert Tong, Project Designer, is requesting approval of side yard setback Modifications for a new 5,285 square-foot, one-story, single-family residence at 18 S. Old Ranch Road. Construction of one, single-family residence and the Modifications are exempt from the California Environmental Quality Act (CEQA). The architectural design was reviewed and approved by the Architectural Review Board (ARB) of the Rancho Santa Anita Residents’ Association (Lower Rancho). It is recommended that the Planning Commission approve the proposed project, subject to the conditions listed in this staff report. BACKGROUND The subject property is a 14,159 square- foot lot on the portion of S. Old Ranch Road north of Hugo Reid Drive that terminates at the south side of the Arboretum. It is in a detached portion of the Lower Rancho area near the border of the Santa Anita Village Association area. An aerial photo with zoning information is provided as Attachment No. 1. There was some confusion as to which homeowners’ association this property is in and a design review was performed by the ARB of the Santa Anta Village Association and the designer thought the property was zoned R-1, which is associated with the Village. However, it was brought to the applicant’s attention in Plan Check that the property is zoned R-0 and is in the Lower Rancho area. The designer submitted the MP 15-01 18 S. Old Ranch Road April 28, 2015 Page 2 of 5 plans to the Lower Rancho ARB without revising the design to comply with the R-0 zoning, opting to request the subject side yard setback Modifications if the ARB of the Lower Rancho were to approve the plans, which they did. A Certificate of Demolition was approved on March 30, 2015, based on the evaluation performed by an Architectural Historian that found that the existing residence has no historical significance because it is common in type and style – the Historian’s report is included as Attachment No. 3. PROPOSAL The applicant is proposing a new 5,285 square-foot, one-story, single-family residence, with an attached 420 square-foot, two-car garage. The front elevation is shown below, and the architectural plans are included as Attachment No. 2. The applicant is requesting approval of 6’-6” northerly and southerly first-story, side yard setbacks in lieu of the minimum 10’-0” requirement. ANALYSIS The proposed design complies with the front and rear yard setback requirements, but requires Modifications from the 10’-0” first-story side yard setback requirement of the R-0 zoning. The first story side yard setback requirement is calculated as 10% of the lot width at the front property line, which is 65 feet in length, or 10’-0”, whichever is greater. For this lot, 10’-0” is the greater amount. The applicant designed the proposed residence with 6’-6” side yard setbacks, based on the mistaken assumption that the property is zoned R-1. However, the proposed setbacks are consistent with many of the other homes in the area, as shown in Table A. Table A: Existing Side Yard Setbacks for Homes near the Subject Property Northerly Southerly 2 S. Old Ranch Rd. 5 11 5 S. Old Ranch Rd. 25 10 8 S. Old Ranch Rd. 9 3 11 S. Old Ranch Rd. 3 7 12 S. Old Ranch Rd. 7 4 18 S. Old Ranch Rd. 8 3 101 S. Old Ranch Rd. 3 5 102 S. Old Ranch Rd. 5 16 110 S. Old Ranch Rd. 5 4 111 S. Old Ranch Rd. 2 7 120 S. Old Ranch Rd. 2 10 125 S. Old Ranch Rd. 10 4 801 Hugo Reid Dr. 4 5 MP 15-01 18 S. Old Ranch Road April 28, 2015 Page 3 of 5 The Lower Rancho Architectural Review Board reviewed and approved the proposed plans because the proposed single-story design with the reduced setbacks is in character with the neighborhood – see Attachment No. 4 for photos of the subject property and surrounding properties, and see Attachment No. 5 for the ARB’s Findings and Actions Form. Because the reduced side yard setbacks are comparable to the other homes on the cul-de-sac, and the ARB approved the design, the requested side yard setbacks will secure an appropriate improvement of this 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. The requested Modification for reduced side yard setbacks will provide setbacks that are similar to the setbacks for the surrounding properties. In addition, the architectural design of the building is consistent with the City’s Single-Family Residential Design Guidelines and with the surrounding neighborhood. The proposed new residence will secure an appropriate improvement of this lot and promote uniformity of development. 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 new construction of one, single-family residence, and 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. 6 for the Preliminary Exemption Assessment. PUBLIC NOTICE Public hearing notices for this item were mailed to the owners of those properties that are located within 100 feet of the subject property on April 16, 2015 – refer to Attachment No. 7 for the radius map. MP 15-01 18 S. Old Ranch Road April 28, 2015 Page 4 of 5 RECOMMENDATION It is recommended that the Planning Commission approve Modification No. MP 15-01, with an exemption from the California Environmental Quality Act (CEQA), and subject to the following conditions of approval: 1. 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. 2. 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. 3. Approval of MP 15-01 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. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve the project, the Commission should approve a motion to approve Modification No. MP 15-01 and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA), subject to the conditions set forth above, or as modified by the Commission, based on the findings that the Modifications will secure an appropriate improvement of a lot and/or will promote uniformity of development. MP 15-01 18 S. Old Ranch Road April 28, 2015 Page 5 of 5 Denial If the Planning Commission intends to deny this project, the Commission should approve a motion to deny Modification Application No. MP 15-01 based on the evidence presented, and state the reasons why the project does not meet any of the purposes for Modifications. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the April 28, 2015 hearing, please contact Assistant Planner, Nick Baldwin at (626) 574-5444, or nbaldwin@ArcadiaCA.gov. Approved: Attachment No. 1: Aerial Photo with Zoning Information Attachment No. 2: Architectural Plans Attachment No. 3: Architectural Historian’s Report Attachment No. 4: Photos of the Subject Property and Surrounding Properties Attachment No. 5: Lower Rancho Findings and Actions Form Attachment No. 6: Preliminary Exemption Assessment Attachment No. 7: 100-foot Radius Map Overlays Selected parcel highlighted Parcel location within City of ArcadiaD 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-O (15,000) Number of Units: VLDR Zoning: Property Characteristics 1950 2,050 1 TSAO,SHARLENE AND TSAO,JACKIE Site Address: 18 S OLD RANCH 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 generated16-Apr-2015 Page 1 of 1