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HomeMy WebLinkAboutItem 1 - MC 16-11_2700 Gilpin WayMC 16-11 and SFADR 15-38 June 14, 2016 Page 1 of 5 DATE: June 14, 2016 TO: Honorable Chairman and Modification Committee FROM: Lisa L. Flores, Planning Services Manager By: Thomas Li, Associate Planner SUBJECT: MODIFICATION NO. MC 16-05 AND SINGLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. SFADR 15-38 WITH A CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A NEW TWO STORY SINGLE-FAMILY RESIDENCE WITH A MODIFICATION TO THE SPECIAL SETBACK ALONG LAS TUNAS DRIVE AT 2700 GILPIN WAY Recommendation: Conditional Approval BACKGROUND The subject property is a 12,166 square foot reverse corner lot at the southeast corner of Las Tunas Drive and Gilpin Way. The property is zoned R-1 Single-Family Residential and is developed with a 1,790 square foot single family residence built in 1954 - refer to Attachment No. 1 for an aerial photo with zoning information and photos of the subject property and surrounding properties. The west property line along Gilpin Street is the narrower street facing property line, and therefore is considered the front property line for zoning code purposes. The Certificate of Demolition was approved on January 26, 2016, and based on the evaluation by an Architectural Historian, the house has sustained multiple alterations and is not a good example of a historic resource or eligible for listing on the California Register. Encroachments into the special setback are typically handled administratively, but this application is before the Modification Committee because the Applicant cannot obtain the required signature from the adjacent property owner to the south because they are opposed to a two-story structure that would obstruct their view of the mountains. ANALYSIS The Applicant is proposing to demolish the existing 1,790 square foot residence on the subject property to construct a new 5,065 square foot, two story, single family residence MC 16-11 and SFADR 15-38 June 14, 2016 Page 2 of 5 with a 2,604 square foot basement and a 508 square foot, two-car garage – refer to Attachment No. 2 for the Proposed Architectural Plans. The project requires a modification to allow the house to encroach into the special setback along this section of Las Tunas Drive, which is 90’-0” from the center line of the street and 40’-0” from the street side property line. The purpose of the special setback is for street widening purposes and the City Engineer stated that he has no objection to the encroachment since there is no plan to widen this section of Las Tunas Drive. As shown in the image above, the special setback encroaches 40’-0” into the 68’-0” wide lot, leaving only about 21’-0” (less than the required side yard setback) to build a conforming structure. As a result, the Applicant is proposing that first and second floors of the proposed residence have street side yard setbacks of 25’-0” and 28’-11” to align with the average setbacks along Las Tunas Drive. The project is in compliance with the R-1 street side yard setback requirement of 25’-0” for a reverse corner lot. The front setback will be 44’-0”, which is the average of the two homes south of the subject lot on Gilpin Way. The zoning requirements for the proposed residence is “grandfathered” under the previous single family residential regulations since it was deemed complete prior to May 20, 2016, when the new single family residential development standards went into effect. When comparing the proposed house with the new regulations, it does not comply with the basement and third car garage requirement. The proposed basement will extend beyond the external walls of the structure on the south side of the property with a 6’-2” side yard setback instead of 10’-0”, and a third car garage would be required since the overall square footage of the house would be over 5,000 square feet. However, the proposed 5,065 square foot residence will not exceed the maximum allowed floor area, which is 5,366 square feet. 40’ special setback MC 16-11 and SFADR 15-38 June 14, 2016 Page 3 of 5 Architectural Design Review The architectural design was initially submitted on May 28, 2015, under a different architect. At the time, staff could not support the design since it was massive, approximately 1,200 square feet larger than the current proposal, and the design was not compatible in terms of style with the other homes in this neighborhood. After five iterations, the second floor was reduced significantly and a greater rear year setback of 51’-9” is proposed rather than the minimum requirement of 35’-0”, thereby reducing the overall size on the second floor from 2,634 square feet to 1,803 square feet, as shown in the image below. Additionally, the two-story high ceiling area behind the front entry area was reduced from 360 square feet to 144 square feet. Because this is a corner lot, careful attention was given to the elevation that faces Gilpin Way to ensure it doesn’t create an appearance that it has its back turned to the street since all the other homes have entrances that face this street. As a result, a courtyard was added with french doors that can be directly accessed from the living room. The architectural style is French Country with architectural features such as a flat tile roof, “Taupe Wood” smooth stucco walls, chestnut bronze vinyl windows, and massing and articulation consistent with French Country style homes (refer to the image below). The two-story house does not exceed the maximum 25’-0” height limit. The proposed architectural style is compatible with the surrounding neighborhood and consistent with the City’s Single-Family Residential Design Guidelines. 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 Given that the special setback is not needed for street widening, the proposal complies with all of the R-1 zoning regulations, and granting encroachment into the special setback would secure an appropriate improvement with a consistent setback along Las MC 16-11 and SFADR 15-38 June 14, 2016 Page 4 of 5 Tunas Drive as the neighboring properties have front yard setbacks of approximately 25’. The entry of the proposed building will also face Las Tunas Drive to be compatible with these neighbors. As a condition of approval, staff recommends that the landscape planter along the south property line to be widened to 3’-6”, and planted with 24 inch box Carolina Cherries at three foot intervals, to help soften the impact of the proposed building. ENVIRONMENTAL ANALYSIS As a construction of a new single family residence with a minor adjustment to the setback requirement, the proposed project qualifies for a Class 3 and Class 5 Exemptions from the requirements of the California Environmental Quality Act (CEQA) under Section 15303 and 15305 of the CEQA Guidelines. PUBLIC COMMENTS Public hearing notices were mailed on May 19, 2016, to the property owners within 100 feet of the subject site. As of June 6, 2016, staff has not received any public comments for this project in response to the public hearing notice. RECOMMENDATION It is recommended that the Modification Committee conditionally approve Modification Application No. MC 16-11 and Single-Family Architectural Design Review No. SFADR 15-38 and find that the project is exempt per CEQA Sections 15303 and 15305, subject to the following conditions of approval: 1. The landscape planter along the south property line shall be widened from 2’-0” to 3’-6”, and the 24 inch box Carolina Cherries trees shall be spaced at three feet apart. 2. All plantings and construction in an easement are subject to review by Edison and may be removed or altered if Edison determines a conflict. 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, 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 MC 16-11 and SFADR 15-38 June 14, 2016 Page 5 of 5 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 16-11 and SFADR 15-38 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: Architectural Plans Attachment No. 1 Aerial Photo with Zoning Information & Photos of Subject Property and Vicinity 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 (10,000) Number of Units: LDR Zoning: Property Characteristics 1954 1,790 0 Gokin Investment LLC Site Address: 2700 GILPIN WAY 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 generated08-Jun-2016 Page 1 of 1 View of the subject property at 2700 Gilpin Way from Gilpin Way View of the neighboring property to the south of the subject property View of the neighboring property diagonally across the street 2709 Gilpin Way View of the neighboring property across the street at 2701 Gilpin Way View of the neighboring properties across the street on Las Tunas Drive View of the neighboring properties to the east of the subject property View of the subject property at 2700 Gilpin Way from Las Tunas Drive View of the subject property at 2700 Gilpin Way from Las Tunas Drive Attachment No. 2 Architectural Plans