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