HomeMy WebLinkAboutItem 3 - MP 16-07 for 1076 Singing Wood Dr.DATE:July 12, 2016
TO:Honorable Chairman and Planning Commission
FROM:Jim Kasama,Community Development Administrator
By: Jordan Chamberlin,AssistantPlanner
SUBJECT:MODIFICATION NO. MP 16-07WITH A CLASS 5CATEGORICAL EXEMPTION
UNDERTHE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A
PROPOSED8,398 SQUARE-FOOT, CONTEMPORARY-STYLE, TWO-STORY
RESIDENCEWITH REDUCED FRONT, INTERIOR-SIDE, AND REAR YARD
SETBACKSAT1076 SINGING WOOD DRIVE
Recommended Action: Conditional Approval
SUMMARY
The applicantanddesigner, Mr. Robert Tong, is requesting approval of first and second story
front, interior-side, and rearyard setback Modifications for a proposed8,398square-foot,
Contemporary-style, two-story residence with an attached 528square-foot, two-car garage and
adetached 289 square-foot, one-car garage on a26,356square-foot lot. The architectural
design of the proposed residence has been reviewed and approved by the Architectural Review
Board of the Rancho Santa Anita Property Owner’s Association(ARB)andthis project qualifies
as a Class 5Categorical Exemption underthe California Environmental Quality Act (CEQA)as
a minor alteration in land use limitations.It is recommended that the Planning Commission
approve Modification No. MP 16-07,subject to the conditions listed in this staff report.
BACKGROUND
The subject property is a26,356 square-foot,reverse-cornerlot, zonedR-0&D–refer to
Attachment No. 1for an Aerial photo with Zoning Information and Photos of the Subject
Property and Vicinity. The property is currently improved with a 4,260square-foot,one-story,
Ranch-style, single-family residence built in 1950.
A Certificateof Demolition was approved on March 31, 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.
The architectural design of the proposednew residence wasreviewed and approved by the
Rancho Santa Anita Property Owners’ Association’s(Upper Rancho) Architectural Review
Board(ARB)onMarch 22, 2016–refer to Attachment No. 3 for the ARB Findings and Action
Form.At the time of the approval,the ARB was unaware that Zoning Modificationswould be
necessarybecause it wasassumed thatsince the existing house was oriented to the north, that
the northerly property is the front property line.However, based on the definitions in the Arcadia
MP 16-07
1076 Singing Wood Drive
May 10, 2016
Page 2of 7
Figure 1. –Plat of the subject lot
Municipal Code, the westerly property line is the front lot line because it is the narrower of the
two, street-frontage property lines; respectively, 145.31 feet versus 166.44feet.
The applicant submitted the proposed plans to Building Services
for plan checkon May 3, 2016. On June 8, 2016the applicant was
made aware that the project doesnot comply with the required
front, interior-side, and rearyard setback requirementsbecause
the design is oriented to the north, which is by Code definition, the
street-side property line.The applicant contactedthe ARBto
inform them oftheZoning Code definitions and the resulting need
for Modifications to accommodate the northerly orientation of the
proposed home, and on May 13, 2016, he submitted Modification
Application No. MP 16-04.
The ARB Chairman did not participate in this design review
because he is the neighbor to the south, but he did inform staff
that the ARB issupportive of the Modification requests as the neighborhood prefers thatthe
new home havethe same northerly orientation as the existing home, and this also enablesall
theexisting oak trees tobe retained.
PROPOSAL
The applicant is proposing to demolish the existing structures on the siteto build a new 8,398
square-foot, Contemporary-style, two-story residence with an attached 528 square-foot, two-car
garage and a detached 289 square-foot, one-car garage. The proposed front and street-side
elevationsare shown below, and the architectural plans are included as Attachment No. 4. The
proposed new residence includes sixbedrooms, sevenfull bathrooms,onehalf bathroom,a
living room, dining room, theater, library, and wine cellar.The proposed architectural style is
described as Contemporary, with architectural features that include deepeave overhangs,
natural stone veneer,wrought-iron railings,and smooth white coloredstucco. The overall
building height is 29’-6” as measured from the average existing grade. Amaximum of 30-0” is
permitted by Code. The proposed new residence will havealot coverage of approximately
24.54%. The maximum allowed by Code is 35%.
Figure 2.-The northerlyfacing street sideelevation of the proposed new residence
Figure 3.–Thewesterly facing front elevation of the proposednew residence
MP 16-07
1076 Singing Wood Drive
May 10, 2016
Page 3of 7
Although the newly-adopted Floor Area Ratio (FAR) standards do not apply to this home
because its design was approved by the Upper Rancho Architectural Review Board priorto
adoption of the new rules, staff evaluated how the proposed home relates to thenewFAR for
the Upper Rancho area. The new FAR allows 9,589 square feet. The proposal of8,892square
feetis 697square feet (7.27%) underthe new FAR limit when all relevant portions of the
proposed structures are counted(i.e., the first floor, second floor, high ceiling areas, and surplus
garage areas).
The proposed development will encroach into the protected areasof sevenoak treeson the
subject property and the adjacent Cityparkway.The applicant submitted Oak Tree
Encroachment Permit Application No. TRE 16-23 on April 6, 2016.Because the accompanying
plans were stated to be in compliance with the Zoning Code, TRE No. 16-23, was approved by
staff on April 15, 2016. It is subject to consideration in conjunction with thisModification
application–refer to Attachment No. 5for the Oak Tree Encroachment Application and
Arborist’s Report.
Theapplicant is requesting approval ofthe followingZoning Modifications to orientatethe
proposed home towardthe northerly street-side property line instead ofto the westerly front
property line:
a.A westerly first-story front yard setback of 25’-1” and a second-story front yard setback
of 33’-4”,both in lieu of 70’-4” required and with an encroachment into the 30-degree
plane;
b.An easterly first-story rear yard setback of 16’-8” and second-story rear yard setback of
33’-9”,both in lieu of 40’-0” required;
c.Asoutherly first-story interior-side yard setback of 10’-0”,in lieu of the 15’-8” required;
d.A interior-side yard setback of 7’-0”,in lieu of the required 15’-8” for pool equipment; and
e.Allow 145 linear feet of existing 6’-0” high block wall to exceed the maximum allowable
height of 4’-0” within the required front yard setback.
ANALYSIS
Zoning Modifications
PerArcadia Municipal Code Section 9220.42, the front lot line for a corner lot is the line
separating the narrowest street frontageof the lot from the street. The northerly street-frontage
lot line is 166.445feet inlength and the westerly street-frontage lot line is 145.31feet in length.
By Code,the westerly street-frontage lot line is the front lot line, and the northerly property line
is the street-sidelot line. The existing home is oriented toward the northerly street-frontage lot
line. The applicant isrequesting the Modifications tomaintain the existing orientation forthe new
home, which would treat the northerly street-side property line as the front property line, the
westerly front property line as the street-side property line. Accordingly, the southerly interior-
side property line is to bethe rearproperty line, and the easterly rear property line would bethe
interior-side property line.All of the requested Modifications are a due toorienting the home
toward the northerly street-side property line,rather than the westerly front property line.
Per City Council Resolution No. 6770, the required front yardsetbackfor the Upper Rancho is a
minimum of 50’-0”. The R-0 zoning regulations requirethefront yard setback to be the average
of the twonearest developed lotsand no less than 35feet. The intent of the frontyard setback
MP 16-07
1076 Singing Wood Drive
May 10, 2016
Page 4of 7
requirementis to provideaconsistent streetscape.The two neighboring homes to the south, at
1120 Singing Wood Drive and 1130 Singing Wood Drive, have front yard setbacks of 85’-3” and
55’-4”, respectively. Theaverage front yard setback is70’-4”. A 40’-0” rear yard setback is also
required per Resolution No. 6770. Due to the
configuration of the lot, the buildable area is rather
disproportionatewhen applying the required front yard
setbackalong the westerly front property lineand the
required rear yard setback along the easterly property
line as shown in Figure 4.Italso has thepotential to
impacttwo protected Oak trees.
The Upper Rancho ARBhas reviewed and approved
the architectural concept plans.Although they were
unaware that any Zoning Modifications would be
necessary during the designreview process, the ARB
is in support of the Modifications since they will allow
the proposed home to maintain the same orientation
as the existing homeand protectsall the existing Oak
trees on site.
Orientingthe proposed home along the westerly front
property lineandapplying the required setbacks,
results in asomewhat awkwardly-shaped buildable area forthe subject lot.Allowing the home
to face the northerly street-side property will promote uniformity of development since it will be
consistent with the existing house andwill allowthe existing Oak trees to remain.The proposed
setbacksalsocomply with the Upper Rancho’s setback requirementsper Resolution 6770.
Oak Tree Encroachment Permit
There are seven healthy oak treeslocatedon thesubject property andin the City’s parkway.
The proposed new home, detached garage,driveways, walkways,swimming pool,and
landscaping will encroachinto the protected area of the oak trees. CertifiedArborist,Mr.
Michael Craneprepared aProtectedTree Report, datedApril2016,–refer to AttachmentNo. 4
for the Oak Tree Encroachment Application and Arborist’s Report. The Arborist found that with
protective measures, the development will not have an adverse impact on the health of the oak
trees.As previously mentioned, Oak Tree Enchroachment Permit No. TRE 16-23 was
prematurely approved by staff prior to the final plans being submitted for buildingplan check.
Staff conditionally approved TRE 16-23 on April 15, 2016,subject to the Certified Arborist’s
recommendations in theApril Report.
Architectural Style
The Rancho Santa Anita Property Owners’ Association’s Architectural Review Board(ARB)is
charged with the responsibility of ensuringthat the designs for new homes are consistent with
the City’s Single-Family Residential Design Guidelines, and the design guidelines and
regulations in City Council ResolutionNo.6770, both ofwhich are intended to ensure that new
homes are harmonious and compatible with the neighborhood. The ARB found the proposed
design to be consistent with the City’s Single-Family Residential Design Guidelines and City
Council Resolution No. 6770 –refer to Attachment No. 3 forthe ARB Findings and Action Form.
Staff also finds the proposed design to beconsistent with the City’s Single-Family Residential
DesignGuidelines and Resolution No. 6770.
Figure 4.–Buildable area of the lot
MP 16-07
1076 Singing Wood Drive
May 10, 2016
Page 5of 7
Figure 5.–Notification Area
FINDINGS
Modifications
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 Modificationswill allowthe home to be oriented towardthe northerly street-side
property line,and maintain the same orientation as the existing house. Due to the configuration
of the lot, the required front yard setback of 70’-4”and the required rear yard setback of 40’-0”
significantly impinge the buildable area of the lot by creating a narrow and disproportionate
building envelope. The Upper Rancho ARB is in support ofthe home beingoriented to the
northerlyproperty line in order to maintain the same orientationas the existing home, to ensure
that all theexisting oak trees will remain, and to provide a greater setback between the subject
property and the property to the south. Staff agrees with the Upper Rancho ARB that a northerly
orientation will maintain the development pattern of the neighborhood, andfinds that the
requested Modificationswill promoteuniformity of development.Theproposalcomplieswith
City Council Resolution No. 6770and the City’sZoning Regulations for the R-0 zone if the
property’sfront lot line is to the north.
ENVIRONMENTAL ANALYSIS
The proposed project qualifies as a Class 5 Categorical Exemption for minor alterationsin land
use limitations underthe California Environmental Quality Act (CEQA) per Section 15305 of the
CEQA Guidelines. Refer to Attachment No. 6for the Preliminary
Exemption Assessment.
PUBLIC NOTICE/COMMENTS
Public hearing notices for MP 16-07were mailed to the property
owners of those properties that are located within 100feet of the
subject property on June 23, 2016.As of July 7, 2016,staff has not
received any comments in response to this notice.
RECOMMENDATION
It is recommended that the Planning Commission approve Modification No. MP 16-07,subject
to the following conditions:
1.The project shall be developed and maintained by the applicant/property owner in a manner
that is consistent with the plans submitted and conditionally approved for Modification No.
MP 16-07, subject to the satisfactionof the Community Development Administrator or
designee.
2.The project shall be developed and maintained by the applicant/property owner in
compliance with all of the recommended tree protection measures listed in the Tree
Report(s) prepared for this project.
MP 16-07
1076 Singing Wood Drive
May 10, 2016
Page 6of 7
3.The applicant/property owner shall comply with 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 to the satisfaction of the Building Official, Fire Marshal, Public Works Services
Director and Development Services Director, or their respective designees. Compliance with
these requirements is to be determined by having fully detailed construction plans submitted
for plan check review and approval by the foregoing City officials and employees.
4.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.
5.Approval of MP 16-07shall not take effect unless on or before 30 calendar days after
Planning Commission approval of these 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 this project, the Commission should approve a
motionto approve Modification No. MP 16-07, based on the aforementioned findings, including
that the project is Categorically Exempt from the California Environmental Quality Act (CEQA),
and subject to the aforementioned conditions, or as may be modified by the Commission.
Denial
If the Planning Commission intends to deny this project, the Commission should approve a
motion to deny Modification Application No. MP 16-07,and state specifically why none of the
findings can be madebased on the evidence presented.
If any Planning Commissioner or other interested party has any questions or comments
regarding this matter prior to the July 12, 2016, meeting, please contact Assistant Planner,
Jordan Chamberlin at(626) 821-4334, orJChamberlin@ArcadiaCA.gov.
Approved:
MP 16-07
1076 Singing Wood Drive
May 10, 2016
Page 7of 7
Attachment No. 1:Aerial Photo with Zoning Information & Photos of the Subject Property and
Vicinity
Attachment No. 2:Historical Report
Attachment No. 3:ARB Findings and Action Form
Attachment No. 4:Proposed Architectural Plans
Attachment No. 5:Arborist’s Report
Attachment No. 6: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 Arcadia
D
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-O (30,000)
Number of Units:
RE
Zoning:
Property Characteristics
1950
4,260
KIM,YOUNG H AND NAN KYUNG SON
Site Address:
1076 SINGING WOOD DR
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-2016
Page 1 of 1
26,356.76
Photo of the subject property, 1076 Singing Wood Drive, looking south
Photo of the subject property, 1076 Singing Wood Drive, looking east
Photo of the neighboring property to the north, 1085 Singing Wood Drive
Photo of the neighboring property to the north, 1075 Singing Wood Drive
Photo of the neighboring property to the northeast, 1065 Singing Wood Drive
Photo of the neighboring property to the east, 1066 Singing Wood Drive
Photo of the neighboring property to the south, 1120 Singing Wood Drive
Photo of the neighboring property to the southwest, 1125 Singing Wood Drive
Photo of the neighboring property to the south, 1115 Singing Wood Drive
Photo of the neighboring property to the southwest, 1101 Singing Wood Drive
Attachment No. 2
Attachment No. 2
Historical Report
Attachment No. 3
Attachment No. 3
ARB Findings and Action Form
Attachment No. 4
Attachment No. 4
Proposed Architectural Plans
Attachment No. 5
Attachment No. 5
Oak Tree Encroachment Application and
Arborist’s Report for Oak Tree
Protected Tree Report: Survey, Encroachment and Protection Plan
1076 Singing Wood Dr., Arcadia, 91006
Michael Crane, RCA #440. April 2016
1
SUMMARY OF DATA
BACKGROUND & PURPOSE
I was retained by the Project Designer and Manager, Mr. Robert Tong, of Sanyao International,
Inc., to be the consulting arborist for the planned redevelopment of the property located at 1076
Singing Wood Dr. There are Protected Trees located on the property, and in the public right-of-
way adjacent to the property. The proposed construction may impact these trees and this report
will serve to both notify the City of Arcadia Planning Division of the extent of the potential
impacts as well as to inform the builder of the proper protection measures which must be taken
in order to preserve the trees. As part of my preparation for this report I made a site visit to the
property on March 29, 2016. I met with Mr. Tong at that time to view and discuss the proposed
construction plans as they relate to the preservation of the Protected Trees.
Total number of healthy Protected Trees on property including street trees
located in the adjacent public right-of-way area . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Total number of off-site Protected Trees with canopies (driplines)
encroaching onto the property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0
Total number of diseased/hazardous Protected Trees on site
proposed for removal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0
Total number of healthy Protected Trees to be preserved . . . . . . . . . . . . . . . . . . . 8
Total number of healthy Protected Trees to be removed . . . . . . . . . . . . . . . . . . . 0
Total number of Protected Trees that will be preserved, which will
be impacted by construction within dripline (encroached) . . . . . . . . . . . . . . . . . . 8
Total number of Protected Trees with no dripline encroachments . . . . . . . . . . . 0
Total number of proposed mitigation trees to be planted on site . . . . . . . . . . . . . . 0
Attachment No. 6
Attachment No. 6
Preliminary Exemption Assessment
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
1. Name or description of project: Modification No. MP 16-07 for a new 8,398 square-foot, two-story
residence with first and second story front, interior side, and rear
yard setback modification requests.
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):
1076 Singing Wood Drive (cross streets: Hampton Road and
Dexter Avenue)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Robert Tong, Designer
(2) Address 255 E. Santa Clara Street, #200
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: 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: June 16, 216 Staff: Jordan Chamberlin, Assistant Planner