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HomeMy WebLinkAboutItem 1 - MC 15-14_528 Columbia RoadMC 15-14 December 8, 2015 Page 1 of 4 DATE: December 8, 2015 TO: Honorable Chairman and Modification Committee FROM: Lisa Flores, Planning Services Manager By: Jordan Chamberlin, Assistant Planner SUBJECT: MODIFICATION NO. MC 15-14 WITH A CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) TO LEGALIZE THE ENCLOSURE OF THE FRONT COVERED PORCH THAT REDUCES THE REQUIRED STREET SIDE YARD SETBACK ALONG BALBOA DRIVE AT 528 COLUMBIA ROAD Recommendation: Conditional Approval BACKGROUND The subject property is an 8,770 square foot, corner lot with the house facing Columbia Road and Balboa Drive as the street-side. The property is zoned R-1&D, and located within the Santa Anita Village Homeowners Association Area (HOA) – refer to Attachment No. 1 for an aerial photo with zoning information and photos of the subject property and surrounding properties. The subject property is developed with a 1,705 square foot, one story, legal non-conforming single-family residence that was built in 1948. The existing house is considered a legal non-conforming structure because it does not meet the minimum required street side yard setback of 20’-0 or the required rear yard setback of 15’-0” for a single story attached garage. The existing street side yard setback of the house is 12’-6” and the rear yard setback of the garage is 14’-8”. There are no Oak trees or Sycamore trees on the subject property or on adjoining properties with protected zones that overlap onto this property. It was brought to staff’s attention through a complaint to Code Services that the front porch was enclosed and the front entry door was relocated from Columbia Road to Balboa Drive without permits. On August 18, 2015, a Notice of Violation was issued by Code Services for construction without HOA approval and building permits. According to City Council Resolution No. 6770 (“Resolution No. 6770”), the dwelling should face the front lot line, which is Columbia Road. Exceptions for good cause may be granted through the ARB review process. Also, a noticed, public hearing by the ARB is not required for the review of single-story additions or alterations per Resolution No. MC 15-14 December 8, 2015 Page 2 of 4 6770, which authorizes the ARB Chairperson to render a decision administratively. On September 17, 2015, the enclosure of the front porch and relocation of the entry door were conditionally approved by the Santa Anita Village’s ARB Chairperson, Ms. Thompson on the basis that it is a minor alteration with minimal impact to the overall look of the house – refer to Attachment No. 2 for the ARB Short Review Form. On September 22, 2015, the property owner, Ms. Clara Siu, submitted Modification Application No. MC 15-14 to request approval of a 12’-6” street side yard setback in lieu of the 20’-0” required for the non-permitted enclosure of the existing front porch. This application is being reviewed by the Modification Committee because Arcadia Municipal Code Section 9292.1.4 requires that modifications to the street side yard setback for first floor additions to existing dwellings shall be subject to the approval of the Modification Committee, or Planning Commission upon appeal. Besides the requested Modification, the proposal meets all other applicable zoning regulations. ANALYSIS The proposed modification would allow the existing 47.5 square foot front covered porch to be enclosed and have a street side yard setback of 12’-6” in lieu of the 20’-0” that is required, as shown below and in Attachment No. 3 of the Architectural Plans. According to Arcadia Municipal Code Section 9252.2.3.1, the required street side yard setback for any single-story addition that is less than 12 feet high shall be no less than 20’-0” from the property line. The addition aligns with the existing wall plane of the house and is underneath the existing roofline so it will not negatively impact the streetscape by being located within the required street side yard setback and no additional lot coverage area has been added. Furthermore, the new entry door location still has a sheltered area because of the deep 2’-0” wide eaves which is encouraged in the City’s Single Family Residential Design Guidelines. The property owner relocated the front entry door from the front of the lot to the street- side for better Feng Shui. It is not a code requirement that the front of the house, which Enclosed front porch from Columbia Road Enclosed front porch and new entry door from Balboa Drive Enclosed Porch Area Enclosed Porch Area MC 15-14 December 8, 2015 Page 3 of 4 includes the front door, must face the front of the property, but it is a HOA recommendation per Resolution No. 6770. However, as stated earlier the ARB Chairperson felt that the impact was minimal by having it face the street-side, but added a condition that the property owners add a landing in the front of the door with a walkway that leads to the existing walkway that is in the front yard area. 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 to allow the enclosed front porch to remain and encroach into the required street side yard setback would secure an appropriate improvement because it is a modest addition that the HOA found to be acceptable. Even though the street-side elevation has minimal articulations and modulations, the addition aligns with the existing house and is underneath the existing roofline so it will not negatively impact the streetscape. ENVIRONMENTAL ANALYSIS The proposed project qualifies as a Class 5 Exemption as minor adjustments to the setback 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 November 25, 2015 to the property owners within 100 feet of the subject site. During the notification period, staff has not received any public comments on this project. RECOMMENDATION It is recommended that the Modification Committee conditionally approve Modification Application No. MC 15-14 and find that the project is exempt per CEQA Section 15305, subject to the following conditions of approval: 1. The property owner shall comply with all conditions of approval required by the Chairperson of the Santa Anita Village Architectural Review Board prior to the issuance of a final inspection by Building Services. 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 MC 15-14 December 8, 2015 Page 4 of 4 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. 3. Approval of MC 15-14 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. Attachment No. 1: Aerial Photo with Zoning Information & Photos of Subject Property and Vicinity Attachment No. 2: Santa Anita Village Homeowners ARB Approval Attachment No. 3: Architectural Plans Attachment No. 1 Attachment No. 1 Aerial Photo with Zoning Information & Photos of Subject Property and Vicinity 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-1 (7,500) Number of Units: LDR Zoning: Property Characteristics 1948 1,705 1 SIU,CLARA W TR CLARA W SIU TRUST Site Address: 528 COLUMBIA 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 generated03-Dec-2015 Page 1 of 1 Photo of the subject property, 528 Columbia Road, from Columbia Road Photo of the subject property, 528 Columbia Road, from Balboa Drive Photo of the neighboring property to the north, 518 Columbia Road Photo of the neighboring property to the east, 525 Cortez Road, from Balboa Drive Photo of the neighboring property to the southeast, 601 Cortez Road, from Balboa Drive Photo of the neighboring mult-family property to the south, 1068 Balboa Drive Photo of the neighboring property to the southwest, 521 Columbia Road Photo of the neighboring property to the northwest, 515 Columbia Road Attachment No. 2 Attachment No. 2 ARB Short Review Form Attachment No. 3 Attachment No. 3 Architectural Plans