HomeMy WebLinkAboutItem 2 - MP 14-14 & SFADR 14-95DATE: July 14, 2015
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Tim Schwehr, Associate Planner
SUBJECT: MODIFICATION APPLICATION NO. MP 14-14 AND SINGLE-FAMILY
ARCHITECTURAL DESIGN REVIEW NO. SFADR 14-95 WITH A
CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR A NEW 2,525 SQUARE-
FOOT, TWO-STORY RESIDENCE WITH REDUCED FRONT AND REAR
SETBACKS AT 2236 HOLLIS LANE
Recommendation: Conditional Approval
SUMMARY
The applicant, Mr. Marvin Fong, Project Designer, is requesting approval of the
architectural design review, and front and rear setback Modifications for a new 2,525
square-foot, two-story, single-family residence at 2236 Hollis Lane. Construction of one,
single-family residence and the Modifications are exempt from the California
Environmental Quality Act (CEQA). 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 7,569 square-
foot lot, zoned R-1-7,500, and currently
improved with a one-story, 624 square-
foot residence. The property is one of
seven lots on Hollis Lane, which is a 20-
foot wide private road off of Longden
Avenue, and is a one-sided cul-de-sac –
see Attachment No. 1 for an aerial photo
and zoning information. Hollis Lane is an
easement across the westerly 20 feet of
these properties. Six of the properties,
including the subject lot, are developed
with small, single-story residences. The property at 2224 Hollis Lane is a two-story, 926
square-foot residence. All seven of the houses on this private street have substandard
(i.e., less than the current 25-foot requirement) rear yard setbacks ranging from 5’-0” to
15’-0”.
MP 14-14 & SFADR 14-95
2236 Hollis Lane
July 14, 2015
Page 2 of 7
In 2012, the adjacent property to the north at 2230 Hollis Lane constructed a 674
square-foot, one-story addition, and a 400 square-foot, attached, two-car garage to the
existing 814 square-foot residence (SFADR 11-47). This addition included an
Administrative Modification to align the new garage and addition with the existing
substandard 10’-0” rear yard setback and the substandard 5’-0” southerly side yard
setback (MA 11-30). No other recent additions or alterations have been made to the
other homes on this private street. The owner of the subject property, Mr. Johnny
Zhang, also owns the adjacent property to the south at 2240 Hollis Lane, and has stated
that he would like to redevelop that property with a new two-story residence in the near
future.
A Certificate of Demolition was approved on February 23, 2015, for the existing 624
square-foot residence. The evaluation by an Architectural Historian 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 2,525 square-foot, two-story, Craftsman-style single-
family residence, with an attached 441 square-foot, two-car garage, a 173 square-foot,
front porch, and a 148 square-foot, attached rear yard trellis. A rendering of the front of
the proposed house is shown below, and the architectural plans are included as
Attachment No. 2.
The applicant is requesting approval of the following three Zoning Modifications for this
project:
A. A 10’-4” rear yard setback for an attached trellis, and a 15’-0” rear yard setback
for the first-floor living area in lieu of 25’-0” required;
MP 14-14 & SFADR 14-95
2236 Hollis Lane
July 14, 2015
Page 3 of 7
B. A 30’-6” second-story rear yard setback in lieu of 35’-0” required; and
C. A 39’-2” front yard setback for a covered porch in lieu of 47’-11” required, based
on the average front yard setback of the two immediate neighbors on this street.
ANALYSIS
The proposed residence includes four bedrooms, three and a half bathrooms, a family
room, a living room/dining room, a kitchen, a laundry room, and an attached two-car
garage. The 2,525 square-feet of livable area is relatively small for a 7,569 square-foot
lot compared to current development trends. However, because 1,500 square feet of
the lot is the 20-foot wide private street, the net usable lot area is 6,069 square feet.
The front yard setback requirement for the subject property is 47’-11” from the west
property line (i.e., 27’-11” from the private street) based on the average front yard
setbacks of the two adjacent neighbors on this street. All seven of the properties have
front yard setbacks that exceed the 25-foot minimum when measured from the actual
property line as shown on sheet A-02 of the attached architectural plans. The small lot
size and large front yard setback requirement results in a small buildable area for this
lot. Therefore, the applicant is requesting the three Modifications to allow portions of the
residence, front porch, and rear trellis to encroach into the first-story front setback, and
first and second-story rear yard setbacks.
Modification Request A
A 10’-4” rear yard setback for an attached trellis, and a 15’-0” rear yard
setback for the first-floor living area in lieu of 25’-0” required.
This Modification request is consistent with the substandard, first-floor, rear yard
setbacks of the other residences on this private street, which range from 5’-0” to 15’-0”.
Approval of this Modification provides a reasonable building area while allowing the
ground floor livable area to comply with the front yard setback requirement and side
yard setback requirements. Approval of this Modification will secure an appropriate
improvement of the lot, prevent an unreasonable hardship, and promote uniformity of
development.
Modification Request B
A 30’-6” second-story rear yard setback in lieu of 35’-0” required.
This Modification request will allow the residence to have three upstairs bedrooms
consistent with contemporary standards, and also helps to provide adequate articulation
and modulation of the building mass. The required second-floor setbacks of 47’-11” at
the front, 35’-0” to the rear, and 15’-0” on the sides, results in a narrow 45’ by 17’
second floor buildable area. Allowing the second-story to encroach into the rear yard
setback enables the residence to comply with the front and side yard setback
requirements. Privacy impacts to the adjacent residence to the rear will be minimal due
to the existence of a large 30-foot tall Carrotwood Tree at the northeast corner of the
MP 14-14 & SFADR 14-95
2236 Hollis Lane
July 14, 2015
Page 4 of 7
subject property, and a 10-foot tall hedge on the adjacent property to the rear. As an
additional mitigation measure, the applicant will plant a 20-foot tall California Oak Tree
at the southeast corner of the lot. This tree will provide additional privacy screening and
softening of the second-story mass. Approval of this Modification will secure an
appropriate improvement of this lot, and prevent an unreasonable hardship.
Modification Request C
A 39’-2” front yard setback for a covered porch in lieu of 47’-11” required,
based on the average front yard setback of the two immediate neighbors
on this street.
The livable area of the residence will comply with the front setback requirements. This
Modification is to allow an authentic-looking, Craftsman-style porch to be built at the
front of the residence. The proposed porch will have a 19’-2” setback from the 20’-0”
wide private street at its closest point, with the majority of the porch setback 22’-0” from
the private street. As such, the house will have an adequate front yard area. The
applicant will also plant a new 16-foot tall California Oak Tree at the northwest corner of
the front yard that will provide a substantive landscape feature between the porch and
the private street. A reduced front yard setback is appropriate because Hollis Lane is a
cul-de-sac, and a tapering of the front setbacks towards the end of a cul-de-sac is an
acceptable development pattern. Approval of this Modification will secure an appropriate
improvement of this lot.
Architectural Design Review
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
under Arcadia Municipal Code Section 9252.2.11, which requires that Zoning
Modifications for a new dwelling be subject to the approval of the Planning Commission,
or the City Council upon appeal.
The proposal is Craftsman in style based on the architectural features and materials
that include shingle and batten siding on the exterior walls, an asphalt shingle roof,
open rafter eaves, shallow gabled roofs, dark, warm colors, a large front porch with
tapered columns, stone and wood accent materials, and brown, semi-divided window
panes – 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 and compatible
with the homes in the neighborhood – see Attachment No. 4 for photos of the
surrounding properties.
FINDINGS
Section 9292.1.4 of the Arcadia Municipal Code states that the purpose of the
Modification procedures is for the following:
MP 14-14 & SFADR 14-95
2236 Hollis Lane
July 14, 2015
Page 5 of 7
1. Secure an appropriate improvement of a lot;
2. Prevent an unreasonable hardship; or
3. Promote uniformity of development.
As detailed in the analysis section of this report, each of the Modification requests will
secure an appropriate improvement of a lot, prevent an unreasonable hardship, and/or
promote uniformity of development. The architectural design of the building is consistent
with the City’s Single-Family Residential Design Guidelines and with the surrounding
neighborhood. It is recommended that the Planning Commission approve Modification
No. MP 14-14, and Single-Family Architectural Design Review No. SFADR 14-95,
subject to the conditions listed in this report.
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 with minor
alterations to land use limitations, and qualifies for a 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 owners
of those properties that are
located within 100 feet of the
subject property on July 2,
2015. As of July 8, 2015, no
comments were received in
response to the public hearing
notices.
RECOMMENDATION
It is recommended that the Planning Commission approve Modification No. MP 14-14
and Single-Family Architectural Design Review No. SFADR 14-95, with an exemption
MP 14-14 & SFADR 14-95
2236 Hollis Lane
July 14, 2015
Page 6 of 7
from the California Environmental Quality Act (CEQA), 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 14-14 and SFADR 14-95 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 14-14 and Single-Family Architectural
Design Review No. SFADR 14-95 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, will prevent an unreasonable hardship,
or will promote uniformity of development, and that the proposed design is consistent
with the City’s Single-Family Residential Design Guidelines.
MP 14-14 & SFADR 14-95
2236 Hollis Lane
July 14, 2015
Page 7 of 7
Denial
If the Planning Commission intends to deny this project, the Commission should
approve a motion to deny Modification Application No. MP 14-14 and Single-Family
Architectural Design Review No. SFADR 14-95, based on the evidence presented, and
state the reasons why the project does not meet any of the purposes for Modifications,
and/or 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 July 14, 2015 hearing, please contact Associate
Planner, Tim Schwehr at (626) 574-5422, or TSchwehr@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: Preliminary Exemption Assessment
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
1949
624
0
2236 HOLLIS LN
Johnny Zhang
Site Address:
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-Jul-2015
Page 1 of 1
7,569
Attachment No. 2
Attachment No.2
Architectural Plans
Attachment No. 3
Attachment No.3
Architectural Historian’s Report
Attachment No. 4
Attachment No.4
Photos of Subject Property
& Surrounding Properties
SUBJECT PROPERTY
ADJACENT PROPERTY TO THE NORTH
ADJACENT PROPERTY TO THE SOUTH
ADJACENT PROPERTY TO THE WEST
LOOKING NORTH FROM SUBJECT PROPERTY ALONG HOLLIS LANE
EXISTING MATURE CARROTWOOD TREE AT REAR OF SUBJECT PROPERTY TO BE PRESERVED
Attachment No. 5
Attachment No.5
Preliminary Exemption Assessment
Preliminary Exemption Assessment\2010 FORM “A”
CITY OF ARCADIA
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
1. Name or description of project: MP 14-14 & SFADR 14-95
2. Project Location – Identify street
address and cross streets or attach
a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
2236 Hollis Lane, between Longden Ave & Rodell Place
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Marvin Fong
(2) Address 1111 ½ Highland Oaks Dr.
Arcadia, CA 91006
4. Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental assessment
because:
a. The proposed action does not constitute a project under CEQA.
b. The project is a Ministerial Project.
c. The project is an Emergency Project.
d. The project constitutes a feasibility or planning study.
e. The project is categorically exempt.
Applicable Exemption Class: 5 – Minor Alteration in Land Use Limitation
f. The project is statutorily exempt.
Applicable Exemption:
g. The project is otherwise exempt
on the following basis:
h. The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: 6/20/15 Staff: Tim Schwehr, Associate Planner