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HomeMy WebLinkAboutItem 1 - Modification No. MP 16-02 - 2430 Florence AvenueDATE: June 28, 2016 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Jeff Hamilton, Contract Planner SUBJECT: MODIFICATION NO. MP 16-02 AND ARCHITECTURAL DESIGN REVIEW NO. SFADR 16-10 WITH A CLASS 5 CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A STREET- SIDE-YARD SETBACK OF 20’-0” IN LIEU OF 25’-0” REQUIRED ALONG LOS ALTOS AVENUE FOR A NEW 3,990 SQUARE-FOOT, TWO-STORY RESIDENCE AT 2430 FLORENCE AVENUE Recommendation: Conditional Approval SUMMARY The applicant, Mr. Vincent Tsoi, Architect, is requesting approval of a first-story, street-side-yard setback Modification of 20’-0” in lieu of the required 25’-0” for a new 3,990 square-foot, Spanish- style, two-story residence with an attached 473 square-foot, two-car garage, and a 568 square- foot basement on a 8,737 square-foot lot. The architectural design of the proposed residence is subject to review by the Planning Commission as part of the Modification application. This project qualifies as a Class 5 Categorical Exemption from the California Environmental Quality Act (CEQA) as a minor alteration in land use limitations. It is recommended that the Planning Commission approve Modification No. MP 16-02 and Architectural Design Review No. SFADR 16-10, subject to the conditions listed in this staff report. BACKGROUND The subject property is an 8,737 square-foot, rectangular, reverse-corner lot, zoned R-1-12,500 - refer to Attachment No. 1 for an Aerial photo with Zoning Information and Photos of the Subject Property and Vicinity. The property is currently improved with a 1,579 square-foot, one- story, Spanish-style, single-family residence built in 1931. There are no protected trees on or adjacent to the site. A Certificate of Demolition was approved on June 2, 2016, for the existing 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. 2. PROPOSAL The applicant is proposing to demolish the existing structures on the site to build a new 3,990 square-foot, Spanish-style, two-story residence with an attached 473 square-foot, two-car garage, and a 568 square-foot basement. The front elevations are shown below, and the architectural plans are included as Attachment No. 3. The proposed new residence includes MP 16-02 & SFADR 16-10 2430 Florence Avenue June 28, 2016 - Page 2 of 7 four bedrooms, five bathrooms, a den, a library, and a home theater in the basement. The proposed architectural style is described as Spanish, with architectural features that include red concrete tile hipped roofing, exposed rafters under the balconies, dark brown wood frame doors and divided-lite windows, precast architectural façade details, and smooth “Miami Peach” colored stucco – see Attachment No. 3 for the Architectural Plans. The overall building height is 27’-0” as measured from the average existing grade, where a maximum of 30-0” is permitted by Code. The proposed new residence will have lot coverage of approximately 30 percent where 35 percent is allowed. Total floor area, excluding the area of the basement and the required garage, will be 3,445 square feet (39.43% Floor Area Ratio) where 3,931 square feet (44.99%) are allowed on the lot under the newly-adopted zoning regulations. Because this is a reverse-corner lot, the required street-side-yard setback is 25’-0”. The applicant is requesting a 20’-0” first-story, street-side-yard setback on the south side of the house facing Los Altos Avenue. The second story will conform to the required 20’-0” street-side setback, and the design conforms to the 40-degree exclusion angle from the street side yard of reverse corner lots. The house conforms to the average front setback along Florence Avenue. The proposed interior side setback along the northerly property line will be 8’-0” at the first floor and 16’-0” at the second floor, which conforms to Code requirements. The rear setback from the easterly property line will be 15’-0” for the garage and 25’-0” for the rest of the first floor, and 35’-6” for the second story, which conforms to Code requirements. Fig. 1--Rendering of the west elevation of the proposed new residence—facing Florence Avenue Fig. 2--Rendering of the south elevation of the proposed new residence—facing Los Altos Avenue MP 16-02 & SFADR 16-10 2430 Florence Avenue June 28, 2016 - Page 3 of 7 ANALYSIS The proposed project complies with the front, rear and north side-yard setback requirements, but requires a Modification from the 25’-0” first-story, street-side-yard setback requirement for the lot. The applicant is proposing a 20’-0” street-side setback for the first and second stories. The subject lot on Los Altos Avenue is the last one to provide the 5’-0” dedication for future street widening. However, the City has no plans at this time to widen this portion of Los Altos Avenue. After dedication, all the property lines along Los Altos Avenue will be aligned with a parkway of 12’-0”. Were it not for the dedication, the house would conform to the required 25’-0” street-side setback. As justification for the Modification, the applicant has noted that the neighboring home at 527 Los Altos Avenue that was built in 1968, has a setback of 17’-7” from the front property line, so the proposed house will be roughly aligned with the existing home to the east. As seen in Figure 4, the existing garage sits approximately 18’-0” from the existing property line along Los Altos Avenue. The new garage will be 20’-0” away from the new property line following the dedication or approximately 32’-0” from the curb and gutter along Los Altos Avenue. This will provide adequate distance to park in the driveway without encroaching into the right-of-way. There is no sidewalk on either side of this block of Los Altos Avenue. 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 because Arcadia Municipal Code Section 9252.2.11, states that Zoning Modifications for a new dwelling shall be subject to the approval of the Planning Commission, or the City Council upon appeal. The applicant describes the proposal as a “Spanish” style residence based on the architectural features that include red concrete tile hipped roofing, smooth “Miami Peach” stucco walls, dark brown wood frame doors and divided-lite windows, exposed rafters under the balconies, and precast architectural façade details – see Attachment No. 3 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 surrounding neighborhood – see Attachment No. 1 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: Fig. 3--527 Los Altos Avenue Fig. 4--Existing garage at 2430 Florence Avenue MP 16-02 & SFADR 16-10 2430 Florence Avenue June 28, 2016 - Page 4 of 7 1. Secure an appropriate improvement of a lot; 2. Prevent an unreasonable hardship; or 3. Promote uniformity of development. The requested Modification for the first story to encroach into the street-side-yard setback will provide a setback consistent and aligned with the existing home to the east on Los Altos Avenue. 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. 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. 4 for the Preliminary Exemption Assessment. PUBLIC NOTICE Public hearing notices for this item were mailed to the property owners and tenants of those properties that are located within 100 feet of the subject property and within the design review notification area on June 17, 2016. As of June 22, 2016, no comments were received in response to the notices. RECOMMENDATION It is recommended that the Planning Commission conditionally approve the subject applications with an exemption from the California Environmental Quality Act (CEQA), with the following conditions of approval: 1. Prior to the issuance of a Building Permit, a 5’ dedication along Los Altos Avenue shall be granted to the City of Arcadia for Street and Highway Purposes. 2. All City requirements regarding building safety, fire prevention, detection, suppression, emergency access, public right-of-way improvements, parking, water supply and water facilities, sewer facilities, trash reduction and recycling requirements, and National Pollutant Discharge Elimination System (NPDES) measures shall be complied with to the satisfaction of the Building Official, Fire Marshal, Public Works Services Director and Development Services Director. Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval. 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, 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 MP 16-02 & SFADR 16-10 2430 Florence Avenue June 28, 2016 - Page 5 of 7 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. 4. Approval of MP 16-02 and SFADR 16-10 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 16-02 and Single-Family Architectural Design Review No. SFADR 16-10, 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 following findings: 1. That the Modification will secure an appropriate improvement of a lot and/or will promote uniformity of development; and 2. That the design is consistent with the City’s Single-Family Residential Design Guidelines. Denial If the Planning Commission intends to deny this project, the Commission should approve a motion to deny Modification Application No. MP 16-02 and Single-Family Architectural Design Review No. SFADR 16-10, based on the evidence presented, and state the reasons why the project does not meet any of the purposes for a Modification, and/or that the design 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 June 28, 2016, hearing, please contact Lisa Flores, Planning Services Manager, at (626) 574-5445, or LFlores@ArcadiaCA.gov. Approved: Attachment No. 1: Aerial Photo with Zoning Information & Photos of the Subject Property and Surrounding Properties Attachment No. 2: Architectural Historian’s Report Attachment No. 3: Proposed Architectural Plans Attachment No. 4: Preliminary Exemption Assessment Attachment No. 1 Attachment No. 1 Aerial Photo and Zoning Information and Photos of the 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 (12,500) Number of Units: LDR Zoning: Property Characteristics 1931 1,579 0 GREAT BRILLIANT LLC Site Address: 2430 FLORENCE AVE 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 generated06-Jun-2016 Page 1 of 1 8,737 2430 FLORENCE AVESITE PHOTOS –EXISTING PROPERTY FRONT ELEVATION SIDE ELEVATION (LOS ALTOS AVE. SIDE) 2430 FLORENCE AVESITE PHOTOS –EXISTING PROPERTY SIDE ELEVATION (CONT.) -DETACHED GARAGE CORNER VIEW OF LOS ALTOS AVE. AND FLORENCE AVE. 2430 FLORENCE AVESITE PHOTOS –NEIGHBORING PROPERTIES 2416 FLORENCE AVE 2424 FLORENCE AVE 527 LOS ALTOS AVE 519 LOS ALTOS AVE 526 LOS ALTOS AVE 1 2 34 567 8 9 10 11 12 13 14 15 1 2 3 4 5 520 LOS ALTOS AVE 2500 FLORENCE AVE 2506 FLORENCE AVE 2511 FLORENCE AVE 2505 FLORENCE AVE 6 7 8 9 10 2501 FLORENCE AVE 2437 FLORENCE AVE 2431 FLORENCE AVE 2425 FLORENCE AVE 2421 FLORENCE AVE15 14 13 12 11 VICINITY MAP NOT TO SCALE 2430 FLORENCE AVESITE PHOTOS –NEIGHBORING PROPERTIES 2416 FLORENCE AVE 2424 FLORENCE AVE 2430 FLORENCE AVESITE PHOTOS –NEIGHBORING PROPERTIES 527 LOS ALTOS AVE 519 LOS ALTOS AVE 2430 FLORENCE AVESITE PHOTOS –NEIGHBORING PROPERTIES 526 LOS ALTOS AVE 520 LOS ALTOS AVE 2430 FLORENCE AVESITE PHOTOS –NEIGHBORING PROPERTIES 2500 FLORENCE AVE (LOS ALTOS SIDE) 2500 FLORENCE AVE (FRONT) 2430 FLORENCE AVESITE PHOTOS –NEIGHBORING PROPERTIES 2506 FLORENCE AVE 2511 FLORENCE AVE 2430 FLORENCE AVESITE PHOTOS –NEIGHBORING PROPERTIES 2505 FLORENCE AVE 2501 FLORENCE AVE 2430 FLORENCE AVESITE PHOTOS –NEIGHBORING PROPERTIES 2437 FLORENCE AVE 2431 FLORENCE AVE 2430 FLORENCE AVESITE PHOTOS –NEIGHBORING PROPERTIES 2425 FLORENCE AVE 2421 FLORENCE AVE Attachment No. 2 Attachment No. 2 Historian's Report Attachment No. 3 Proposed Architectural Plans Attachment No. 3     F L O R E N C E A V E L O S A L T O S A V E S 89°02'31"W 110.00' S 89°03'20"W 95.00' S 00°56'20"E 69.85'R=15.00' 23.56' S 00°56'20"E 79.88'                                                      PROJECT DATA                                   İ                                                                       SITE PLAN NOTES                                                                                                                                                                                                    ELEVATION NOTES                                                                                                                 ELEVATION NOTES                                                                                                                                                                            F L O R E N C E A V E L O S A L T O S A V E S 89°02'31"W 110.00' S 89°03'20"W 95.00' S 00°56'20"E 69.85'R=15.00' 23.56' S 00°56'20"E 79.88'        SITE DEMOLITION PLAN NOTES                   Attachment No. 4 Preliminary Exemption Assessment Attachment No. 4 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: MP 16-02 and SFADR 16-10 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): 2430 Florence Ave., Arcadia, CA 91007 (cross street: Los Altos Avenue) 3. Entity or person undertaking project: A. Space Light Structure Design B. Other (Private) (1) Name Vincent Tsoi (2) Address 1414 S. Fair Oaks Ave., Ste. 3, South Pasadena, CA 91030 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: Class 5 (15305) Minor alterations in land use limitations 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: 6/06/16 Staff: Jeff Hamilton, Contract Planner Preliminary Exemption Assessment FORM “A”