HomeMy WebLinkAboutItem No. 1 - 2236 Hollis LaneMC 16-10 and Admin. SFADR 16-45
July 26, 2016
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DATE: July 26, 2016
TO: Honorable Chairman and Modification Committee
FROM: Lisa L. Flores, Planning Services Manager
By: Nick Baldwin, Associate Planner
SUBJECT: MODIFICATION NO. MC 16-10 AND ADMINISTRATIVE
ARCHITECTURAL DESIGN REVIEW NO. SFADR 16-45 WITH A
CATEGORICAL EXEMPTION FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) TO CONVERT THE
EXISTING LEGAL-NONCONFORMING THIRD CAR GARAGE TO
LIVABLE SPACE THAT IS ATTACHED TO THE MAIN HOUSE AND
MAINTAIN THE EXISTING SETBACKS AT 2236 HOLLIS LANE
Recommendation: Conditional Approval
BACKGROUND
The subject property is a 7,569 square foot interior lot zoned R-1, Single-Family
Residential– refer to Attachment No. 1 for an aerial photo with zoning information and
photos of the subject property and surrounding properties. The subject property is
developed with a single-story house with an attached garage and a detached two-car
garage. It has a 25’-0”-wide private road easement at the front of the property and the
structures have legal-nonconforming setbacks that include a 22’-3” rear yard setback
from the attached one-car garage where 25’-0” is required and a 7’-6” setback between
the attached single-car garage and the detached two-car garage where as 10’-0” is
required.
In 2015, the proposal for a new 2,525 square foot, two-story residence with setback
modifications was denied by the Planning Commission because the house was too
massive and out of scale with the other homes on this block.
ANALYSIS
The existing house is a one-story, 624 square-foot, one bedroom/one bath house and
the applicant is proposing to remodel a portion of the living room and convert the 194
square foot attached garage into living space to create an additional bedroom and a
powder room—refer to Attachment No. 2 for the architectural plans and as shown in the
MC 16-10 and Admin. SFADR 16-45
July 26, 2016
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image below. There is an existing two-car, detached garage that satisfies the parking
requirement for the home.
Per AMC Sec. 9292.1.4, alterations or expansions of nonconforming structures are
subject to the review and approval by the Modification Committee. The proposed
conversion of use within the home with non-conforming setbacks is a practical way to
increase livable area for this modest home without adding visual impacts to the
neighboring property owners.
Architectural Design Review
The exterior of the home appears to have suffered from neglect and the applicant is
proposing to improve the appearance of the home by adding new paint, roofing, and
windows to the home, as
shown to the right. The
house and detached garage
will be painted with a white
base color and grey trim to
enhance the aesthetic of the
home while blending in with
the neighborhood. Both
structures will be reroofed
with new composition
shingles and fitted with new
MC 16-10 and Admin. SFADR 16-45
July 26, 2016
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vinyl windows, which will also match the character of the block, as shown in the image
below.
The proposed architectural style is compatible with the existing residence and
surrounding neighborhood and consistent with the City’s Single-Family Residential
Design Guidelines.
For the reasons explained above and that the footprint of the home will remain
unaltered, approval of the subject modification request is appropriate because it will
secure an appropriate improvement of the lot. It is recommended that the modifications
be approved as an appropriate improvement to this lot.
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
With the approval of the proposed modification, the proposed addition meets all other
zoning requirements. Given that the proposed interior remodel is an effective way to
increase livable area within the home without changing the outward appearance that
could impact the neighboring property owners, granting a change of use within the
house even though it has legal-nonconforming setbacks would not be detrimental to the
neighboring properties or the city as a whole.
ENVIRONMENTAL ANALYSIS
The proposed project qualifies as a Class 3 Exemption, “conversion of small structures”,
from the requirements of the California Environmental Quality Act (CEQA) under
Section 15303 of the CEQA Guidelines.
MC 16-10 and Admin. SFADR 16-45
July 26, 2016
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PUBLIC COMMENTS
Public hearing notices were mailed on July 15, 2016, to the property owners within 100
feet of the subject site. As of July 20, 2016, staff has not received any public comments
on this project.
RECOMMENDATION
It is recommended that the Modification Committee conditionally approve Modification
Application No. MC 16-16 and Administrative Architectural Design Review No. Admin.
SFADR 16-45 and find that the project is exempt per CEQA Section 15303, subject to
the following conditions of approval:
1. 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
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.
2. Approval of MC 16-10 and Admin. SFADR 16-45 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 (7,500)
Number of Units:
LDR
Zoning:
Property Characteristics
1949
624
1
Site Address:
2236 HOLLIS LN
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 generated21-Jul-2016
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2236 Hollis Lane, Subject Property, View from
Private Street
2236 Hollis Lane, Subject Property, View from
Rear Yard
2236 Hollis Lane, Subject Property, View from
Rear Yard
2240 Hollis Lane, Adjacent Property to the South
2231 Hollis Lane, Adjacent Property to the North
Attachment No. 2
Architectural Plans