HomeMy WebLinkAboutItem 2 - Appeal Approval of SFADR 16-18 - 320 Danimere Ave.DATE: July 12, 2016 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Nick Baldwin, Associate Planner SUBJECT: APPEAL OF THE DEVELOPMENT SERVICES DEPARTMENT DECISION TO APPROVE SINGLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. SFADR 16-18 FOR A PROPOSED 4,430 SQUARE-FOOT, PRAIRIE-STYLE, TWO-STORY, SINGLE FAMILY RESIDENCE WITH AN ATTACHED 423 SQUARE-FOOT, TWO-CAR GARAGE AT 320 DANIMERE AVENUE Recommendation: Deny Appeal and Uphold Approval SUMMARY Mr. David Arvizu is appealing the Development Services Department approval of the architectural design review for a proposed 4,430 square-foot, two-story, Prairie-style, single-family residence with an attached, 423 square-foot, two-car garage at 320 Danimere Avenue – see Attachment No. 2 for the Architectural Plans. This project qualifies for a Categorical Exemption under the California Environmental Quality Act (CEQA) for construction of one, single-family residence. It is recommended that the Planning Commission deny the appeal and uphold the approval of SFADR 16-18. BACKGROUND The subject property is a 9,393 square-foot lot, zoned R-1-7,500, and is currently improved with a 1,585 square-foot, one-story residence with an attached, two-car garage constructed in 1950 – see Attachment No. 1 for an Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity. A Certificate of Demolition was approved on April 5, 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. 5. The properties immediately around the subject property are a combination of one-story, mid-century, Ranch-style homes; two-story, generic-style homes; and one, two-story, Modern-style home. The sizes of the homes within the design review notification area are shown in the following table: Appeal of SFADR 16-18 Approval 320 Danimere Avenue July 12, 2016 – Page 2 of 6 Homes in the Design Review Notification Area Address Living Area (Square Feet) Stories 308 Danimere 1,741 One story 309 Danimere 1,730 One story 314 Danimere 2,380 One story 315 Danimere 1,836 One story 321 Danimere 2,525 Two story 326 Danimere 1,869 One story 327 Danimere 1,475 One story 332 Danimere 4,386 Two story 333 Danimere 3,253 Two story 309 E. Las Flores 1,949 One story 315 E. Las Flores 1,890 One story 321 E. Las Flores 1,309 One story 327 E. Las Flores 2,739 Two story 333 E. Las Flores 3,729 Two story The applicant and home designer, Mr. Kamen Lai of Elite Design, submitted Single- Family Architectural Design Review No. SFADR 16-18 on March 31, 2016. The initial plans proposed a 4,430 square-foot, two-story Prairie-style residence with an attached 423 square-foot, two-car garage. Planning Services found that this proposal was in compliance with the City’s Single-Family Residential Design Guidelines (Design Guidelines), but a potential tree encroachment, and lack of information regarding a front yard fountain and an easement at the rear of property precluded consideration of an approval. An incompletion letter was issued on May 2, 2016 – see Attachment No. 3 for the Incompletion and Approval Letters. A revised set of plans was submitted on May 12, 2016, which clarified that there are no protected trees on the property, and that the proposed fountain and easement did not result in any zoning violations – see Attachment No. 2 for the Architectural Plans. This design was determined to be consistent with the Design Guidelines. Appeal of SFADR 16-18 Approval 320 Danimere Avenue July 12, 2016 – Page 3 of 6 A Notice of Pending Decision was mailed on May 18, 2016, to the property owners and residents in the design review notification area – see the map on page 4. No comments were received during the two-week comment period. On June 8, 2016, the Development Services Department issued a conditional approval of the project – see Attachment No. 3. The approval is based on a determination that the revised design is compatible with the surrounding neighborhood and consistent with the City’s Single-Family Residential Design Guidelines. On June 15, 2016, Mr. David Arvizu filed an appeal of the Development Services Department decision – see Attachment No. 4 for the Appeal Letter. The Planning Commission may approve the appeal and deny the architectural design review, or deny the appeal and uphold or amend the conditional approval of the design review. The Commission’s decision may be appealed to the City Council. PROPOSAL The revised architectural plans (Attachment No. 2) propose a 4,430 square-foot residence comprised of a 2,839 square-foot first floor and a 1,591 square-foot second floor. The first floor is to have a foyer, living room, dining room, mud room, laundry room, wet bar, library, kitchen, wok-kitchen, pantry, family room, one bedroom, and 1½ bathrooms. The second floor consists of three bedrooms, three bathrooms, and a den. There is approximately 281 square feet of high volume ceiling area located near the foyer and at the staircase. An attached, 423 square-foot, two-car garage is proposed at the front of the residence. The architecture of the proposed design is Prairie style, and features colors, materials, and design elements typical of this style of architecture. The proposed side yard setbacks for the first-story vary from 7’-4” to 11’-0”. The minimum requirement is 7’-3”. The proposed second story side yard setbacks on the sides of the home are from 14’-7” to 19’-9”. The minimum requirement is 14’-6”. The ground floor is set back 30’-0” from the front property line, which is a little more than the 27’-6” average front yard setback of Appeal of SFADR 16-18 Approval 320 Danimere Avenue July 12, 2016 – Page 4 of 6 the adjacent homes. The front of the proposed second floor is broken up to provide articulation with setbacks from the first floor of 3’-0 to 8’-0”. The conceptual landscape plan for this project indicates that the existing mature avocado trees in the rear yard will be preserved and new privacy hedges and trees will be planted along the rear and side property lines. ANALYSIS The neighborhood is comprised of single-story Ranch-style homes, and two story homes of various non- descript architectural styles, such as the home shown here. The adjacent homes to the sides of the subject property are single-story homes. See Attachment No. 1 for photos of the neighboring homes. The proposal of a two-story home is consistent with the development character of the neighborhood. Because the Notice of Pending Decision for this project was issued before May 20, 2016, it is not subject to the newly-adopted Floor Area Ratio (FAR) regulations. The following FAR information is provided for informational purposes. The new FAR for this property is 45%, which allows for a maximum of 4,226 square-feet. The proposed design has an FAR of 50% based on 4,711 square feet, which includes the 281 square feet of high volume ceiling area. Without the FAR regulations, the 35% lot coverage limit, and the required setbacks would allow for a maximum floor area of 5,376 square feet for this lot. Based on these criteria, the proposed design is appropriately sized for the lot, and is comparable with 332 Danimere Avenue, which is a two-story, 4,386 square-foot residence. The design was determined to be compatible with the neighborhood because it respects the scale of the neighborhood and is comparable in size, mass, and scale with the two- story homes in the immediate vicinity. The proposed architectural features that include stained wood front doors, stone veneer, and earth-toned colors are architectural elements that are present throughout the neighborhood. The quality of the design meets or exceeds what is found among the neighboring homes. The second floor has a relatively modest appearance and is set back from the first floor, and is well modulated. The sides of the second floor are well articulated and small windows provide for the privacy of the neighboring properties, and this is further addressed by hedges that are to be planted along the side and rear property lines and the retention of the mature avocado trees in the rear yard. For these reasons, it was staff’s determination that the proposed design is consistent with the City’s Single-Family Residential Design Guidelines. The City’s Single-Family Residential Design Guidelines can be found at: • https://www.arcadiaca.gov/home/showdocument?id=1098 Appeal of SFADR 16-18 Approval 320 Danimere Avenue July 12, 2016 – Page 5 of 6 ENVIRONMENTAL ANALYSIS The proposed project qualifies as a Class 3 Categorical Exemption under the California Environmental Quality Act (CEQA) as construction of one, single-family residence under Section 15303 of the CEQA Guidelines. Refer to Attachment No. 6 for the Preliminary Exemption Assessment. PUBLIC COMMENTS The Notice of Pending Decision was issued on May 18, 2016. No Comments were received during the two-week comment period. Public hearing notices for this appeal were mailed on July 1, 2016, to the property owners of those properties within the design review notification area, and to the appellant. As of July 7, 2016, no comments have been received in response to this notice. RECOMMENDATION It is recommended that the Planning Commission deny the appeal, and uphold the decision of the Development Services Department to approve Single-Family Architectural Design Review No. SFADR 16-18, based on the finding that the project is consistent with the Single-Family Residential Design Guidelines, and is subject to the following conditions of approval: 1. All City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, and parking and site design shall be complied with by the property owner/applicant to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director, or their respective designees. 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 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. 3. Approval of Single-Family Architectural Design Review Application No. SFADR 16-18 shall not be of effect unless on or before 30 calendar days after approval Appeal of SFADR 16-18 Approval 320 Danimere Avenue July 12, 2016 – Page 6 of 6 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. PLANNING COMMISSION ACTION Approval of Appeal If the Planning Commission intends to approve the appeal and overturn the Development Services Department decision, and deny the proposed design, the Commission should approve a motion to approve the appeal and deny Single-Family Architectural Design Review No. SFADR 16-18, and stating specifically how the proposed design is not consistent with the City’s Design Guidelines. Denial of Appeal If the Planning Commission intends to deny the appeal and uphold the Development Services Department decision, the Commission should approve a motion that finds that the project is Categorically Exempt from the California Environmental Quality Act (CEQA), denies the appeal, and upholds the approval of Single-Family Architectural Design Review No. SFADR 16-18, based on the finding that the proposed design is consistent with the City’s Single-Family Residential Design Guidelines, and is subject to the aforementioned conditions, or as may be modified by the Commission. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the July 12, 2016, Planning Commission meeting, please contact Associate Planner, Nick Baldwin by calling (626) 574-5444, or by email to NBaldwin@ArcadiaCA.gov. Approved: Attachment No. 1: Aerial Photo with Zoning Information & Photos of Subject Property and Vicinity Attachment No. 2: Architectural Plans Attachment No. 3: Incompletion & Conditional Approval Letters Attachment No. 4: Appeal Letter Attachment No. 5: Certificate of Demolition Report Attachment No. 6: Preliminary Exemption Assessment Link to Single-Family Design Review Guidelines: https://www.arcadiaca.gov/home/showdocument?id=1098   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 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 (7,500) Number of Units: LDR Zoning: Property Characteristics 1950 1,585 1 WU, RIGIANG Site Address: 320 DANIMERE 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-Jul-2016 Page 1 of 1 9,393 320 Danimere Ave., Subject Property 314 Danimere Ave., Adjacent Property to the west 308 Danimere Ave., Property Two Lots to the west 326 Danimere Ave., Adjacent Property to the east 332 Danimere Ave., Property Two Lots to the east 321 Danimere Ave., Property across the Street 315 Danimere Ave., Property across the Street, One lot to the west 309 Danimere Ave., Property across the Street, Two lots to the west 327 Danimere Ave., Property across the Street, One Lot to the east 333 Danimere Ave., Property across the Street, Two Lots to the east   Attachment No. 2 Attachment No. 2 Architectural Plans