HomeMy WebLinkAboutItem 1a - Appeal of MC 14-18 - 1217 Mayflower Ave.DATE:
September 15, 2015
TO:
Honorable Mayor and City Council
FROM:
Jason Kruckeberg, Assistant City Manager/Development Services Director
By: Jim Kasama, Community Development Administrator
Prepared By: Thomas Li, Associate Planner
SUBJECT:
CONTINUED PUBLIC HEARING FOR THE APPEAL OF THE PLANNING
COMMISSION DENIAL OF MODIFICATION APPLICATION NO. MC 14-
18 AND SINGLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO.
SFADR 14-112 FOR A NEW, TWO-STORY, MODERN-STYLE
RESIDENCE AT 1217 MAYFLOWER AVENUE
Recommendation: Conditional Approval
SUMMARY
At the August 4, 2015, meeting, the City Council held a noticed public hearing to
consider an appeal of the Planning Commission’s decision to deny Zoning Modifications
and Single-Family Architectural Design Review for a proposed new residence at 1217
South Mayflower Avenue. The Zoning Modifications are for front and street side setback
encroachments along Mayflower Avenue and El Sur Avenue. The City Council voted to
continue the item to the September 15, 2015, meeting to allow the applicant additional
time to work with staff on an alternate design to comply with the 35’-0” special setback
from El Sur Avenue for consistency with the adjacent properties along that street.
In response to the City Council’s comments, the applicant revised the plans to provide a
35’-0” first floor setback and a 37’-0” second floor setback from El Sur Avenue. As a
result, the living area was reduced to 4,475 square feet and a third garage parking
space was eliminated – see Attachment No. 1.a for the Revised Architectural Plans.
The proposed front yard setback and special setback encroachments on Mayflower
Avenue remain the same.
It is recommended that the City Council approve the appeal to overturn the Planning
Commission’s decision, and approve the proposed new residence as revised, subject to
the conditions listed in the August 4, 2015, City Council staff report.
Continued Public Hearing – 1217 S. Mayflower Avenue
MC 14-18 & SFADR 14-112
September 15, 2015
Page 2 of 3
BACKGROUND
The applicant initially requested two Zoning Modifications and Single-Family
Architectural Design Review for a 5,046 square-foot, two-story, Modern-style, single-
family residence at the subject property. The setback Modifications were as follows:
1) A 35’-0” first floor setback and a 38’-4” second floor setback in lieu of the average
setback requirement of 43’-11” for the front yard, and the required 40’-0” special
setback from Mayflower Avenue; and
2) A 25’-0” first floor setback and a 29’-0” second floor setback in lieu of the required
35’-0” special setback from El Sur Avenue.
On August 4, 2015, the City Council held a noticed public hearing to consider the
appeal – see Attachment No. 3.a for the August 4, 2015, City Council Staff Report. At
the meeting, the City Council Members expressed concern about compatibility of the
proposed setback with the other homes along El Sur Avenue and that the setback
encroachment along that street may not be justified. Also, there were questions about
the compatibility of the proposed “Modern” architectural style with the surrounding
homes. Therefore, the City Council continued the public hearing to September 15,
2015, to allow the applicant time to work with staff for a revised design that meets the
setback requirement along El Sur Avenue. In response, the applicant has revised the
plans to provide a 35’-0” first floor setback, and a 37’-0” second floor setback along El
Sur Avenue, thus eliminating one of the modification requests. The architectural style
of the proposal remains the same.
DISCUSSION
The revised plans will provide a new, 4,475 square-foot, two-story, Modern-style, single-
family residence, with a two-car garage at the subject property. The proposal requires a
front yard setback modification to allow a 35’-0” first floor and a 38’-4” second floor
setback in lieu of the average setback requirement of 43’-11” for the front yard, and the
required 40’-0” special setback from Mayflower Avenue. The proposal will no longer
encroach into the special setback on El Sur Avenue.
The minimum required front yard setback is the average of the two nearest developed
lots, or 25’-0”, whichever is greater. For the subject corner lot, the front property line is
on Mayflower Avenue, and the front yard setback measurement is taken from the two
neighboring properties to the north, which have front setbacks of 29’-10” and 58’-0”,
resulting in a required front setback of 43’-11”. These neighbors have front yard
setbacks that deviate from the predominant setback of 35’-0” for most of the
surrounding properties, as shown in the setback diagram included with the revised
plans (Attachment No. 1.a).
The intent of the special setbacks was to allow for future street widening and to promote
neighborhood compatibility. The City Engineer has reviewed the proposal and has no
Continued Public Hearing – 1217 S. Mayflower Avenue
MC 14-18 & SFADR 14-112
September 15, 2015
Page 3 of 3
objections to the requested Modifications to encroach into the special setbacks of 40’-0”
along Mayflower Avenue, as there are no plans to widen this street. The requested 35’-
0” front yard setback along Mayflower Avenue is compatible with the front yard setbacks
of the neighboring properties. The requested setback is appropriate and will promote
uniformity of development.
Architectural Design Review
The architectural style of the proposal remains “Modern” – see Attachment No. 1.a for
the Revised Architectural Plans. To increase its compatibility with the neighborhood, the
revised plans provide a more neutral color scheme; the contrasting “Crystal White” and
“Silverado” base colors have been replaced by subtle earth-tone “Clay” and “Dove
Grey” colors. The three-car garage facing Mayflower Avenue has been revised to a two-
car garage to allow for additional architectural treatment. The revisions to the El Sur
Avenue frontage reduce the overall mass of the home, provide a more consistent
setback to the surrounding development, and improve the streetscape along El Sur
Avenue. The architectural design of the revised plans is consistent with the City’s
Single-Family Residential Design Guidelines.
RECOMMENDED ACTION
It is recommended that the City Council approve the appeal to overturn the Planning
Commission’s decision, and approve the proposed new residence, subject to the
conditions listed in the August 4, 2015, City Council staff report.
Attachment No. 1.a - Revised Architectural Plans
Attachment No. 2.a - Original Architectural Plans
Attachment No. 3.a - August 4, 2015, City Council Staff Report
Arcadia, Ca. 91006
1217 Mayflower Ave.
Cover
Project Name
Sheet TitleSheet No.
StampProject
Arcadia, Ca. 91006
1217 Mayflower Ave.
Site Plan 1st Floor
Project Name
Sheet TitleSheet No.
StampProject
.M A Y F L O W E R A V E
(GROUND LEVEL)
FRONTYARD SETBACK
(2nd LEVEL)
FRONTYARD SETBACK
(2nd LEVEL)
REARYARD SETBACK
(GROUND LEVEL)
REARYARD SETBACK
(GARAGE)
REARYARD SETBACK
10' - 6"
21' - 0"
105' - 0"
Arcadia, Ca. 91006
1217 Mayflower Ave.
Front Setback Plan
Project Name
Sheet TitleSheet No.
StampProject
Arcadia, Ca. 91006
1217 Mayflower Ave.
Site Plan 2nd Floor
Project Name
Sheet TitleSheet No.
StampProject
.M A Y F L O W E R A V E
(GROUND LEVEL)
FRONTYARD SETBACK
(2nd LEVEL)
FRONTYARD SETBACK
(2nd LEVEL)
REARYARD SETBACK
(GROUND LEVEL)
REARYARD SETBACK
(GARAGE)
REARYARD SETBACK
Arcadia, Ca. 91006
1217 Mayflower Ave.
Roof Plan
Project Name
Sheet TitleSheet No.
StampProject
3:12 TYP.
3:12 TYP.
3:12 TYP.
3:12 TYP.
3:12 TYP.
Arcadia, Ca. 91006
1217 Mayflower Ave.
Exterior Elevations
Project Name
Sheet TitleSheet No.
StampProject
(MAYFLOWER AVE.)
PROPERTY LINE
PROPERTY LINE
(GROUND LEVEL)
SIDEYARD SETBACK
(2nd LEVEL)
SIDEYARD SETBACK
(GROUND LEVEL)
FRONTYARD SETBACK
2nd LEVEL)
FRONTYARD SETBACK
(2nd LEVEL)
REARYARD SETBACK
(ALL LEVEL)
STREET SIDE SETBACK
(GROUND LEVEL)
REARYARD SETBACK
(GARAGE)
REARYARD SETBACK
PROPERTY LINE
(EL SUR AVE.)
PROPERTY LINE
Arcadia, Ca. 91006
1217 Mayflower Ave.
Exterior Elevations
Project Name
Sheet TitleSheet No.
StampProject
PROPERTY LINE
(EL SUR AVE.)
PROPERTY LINE
(GARAGE)
REARYARD SETBACK
(GROUND LEVEL)
REARYARD SETBACK
(GROUND LEVEL)
STREET SIDE SETBACK
(2nd LEVEL)
REARYARD SETBACK
(2nd LEVEL)
FRONTYARD SETBACK
(GROUND LEVEL)
FRONTYARD SETBACK
(2nd LEVEL)
SIDEYARD SETBACK
(GROUND LEVEL)
SIDEYARD SETBACK
PROPERTY LINE
PROPERTY LINE
(MAYFLOWER AVE.)
Arcadia, Ca. 91006
1217 Mayflower Ave.
Building Sections
Project Name
Sheet TitleSheet No.
StampProject
MAYFLOWER AVE.MAYFLOWER AVE.MAYFLOWER AVE.
PROPERTY LINEPROPERTY LINEPROPERTY LINE
(GROUND LEVEL)(GROUND LEVEL)
FRONTYARD SETBACKFRONTYARD SETBACK
(2nd LEVEL)(2nd LEVEL)(2nd LEVEL)
FRONTYARD SETBACKFRONTYARD SETBACKFRONTYARD SETBACK
(2nd LEVEL)(2nd LEVEL)(2nd LEVEL)
REARTYARD SETBACKREARTYARD SETBACKREARTYARD SETBACK
(GROUND LEVEL)(GROUND LEVEL)(GROUND LEVEL)
REARTYARD SETBACKREARTYARD SETBACKREARTYARD SETBACK
PROPERTY LINEPROPERTY LINEPROPERTY LINE
Arcadia, Ca. 91006
1217 Mayflower Ave.
Cover
Project Name
Sheet TitleSheet No.
StampProject
Arcadia, Ca. 91006
1217 Mayflower Ave.
Site Plan 1st Floor
Project Name
Sheet TitleSheet No.
StampProject
.M A Y F L O W E R A V E
(Driveway Width)
17' - 7 1/2"
(GROUND LEVEL)
FRONTYARD SETBACK
(2nd LEVEL)
FRONTYARD SETBACK
(2nd LEVEL)
REARYARD SETBACK
(GROUND LEVEL)
REARYARD SETBACK
(GARAGE)
REARYARD SETBACK
10' - 6"
21' - 0"
25' - 0"
105' - 0"
Arcadia, Ca. 91006
1217 Mayflower Ave.
Site Plan 2nd Floor
Project Name
Sheet TitleSheet No.
StampProject
.M A Y F L O W E R A V E
(GROUND LEVEL)
FRONTYARD SETBACK
(2nd LEVEL)
FRONTYARD SETBACK
15' - 5 3/4"
14' - 10 1/2"
13' - 9 7/8"
9' - 5 3/4"
16' - 3 1/8"
29' - 0".
15' - 5 3/4"
16' - 10 3/4"
(2nd LEVEL)
REARYARD SETBACK
(GROUND LEVEL)
REARYARD SETBACK
(GARAGE)
REARYARD SETBACK
10' - 6"
21' - 0"25' - 0"
105' - 0"
Arcadia, Ca. 91006
1217 Mayflower Ave.
Roof Plan
Project Name
Sheet TitleSheet No.
StampProject
Arcadia, Ca. 91006
1217 Mayflower Ave.
Exterior Elevations
Project Name
Sheet TitleSheet No.
StampProject
(MAYFLOWER AVE.)
PROPERTY LINE
PROPERTY LINE
(GROUND LEVEL)
SIDEYARD SETBACK
(2nd LEVEL)
SIDEYARD SETBACK
(GROUND LEVEL)
FRONTYARD SETBACK
2nd LEVEL)
FRONTYARD SETBACK
(2nd LEVEL)
REARYARD SETBACK
(ALL LEVEL)
STREET SIDE SETBACK
(GROUND LEVEL)
REARYARD SETBACK
(GARAGE)
REARYARD SETBACK
PROPERTY LINE
(EL SUR AVE.)
PROPERTY LINE
Arcadia, Ca. 91006
1217 Mayflower Ave.
Exterior Elevations
Project Name
Sheet TitleSheet No.
StampProject
PROPERTY LINE
(EL SUR AVE.)
PROPERTY LINE
(GARAGE)
REARYARD SETBACK
(GROUND LEVEL)
REARYARD SETBACK
(GROUND LEVEL)
STREET SIDE SETBACK
(2nd LEVEL)
REARYARD SETBACK
(2nd LEVEL)
FRONTYARD SETBACK
(GROUND LEVEL)
(2nd LEVEL)
FRONTYARD SETBACK
SIDEYARD SETBACK
(GROUND LEVEL)
SIDEYARD SETBACK
PROPERTY LINE
PROPERTY LINE
(MAYFLOWER AVE.)