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HomeMy WebLinkAboutItem No. 1 - Appeal of SFADR 15-88 for 920 S. Fifth AvenueDATE: July 26, 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 DENY SINGLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. SFADR 15-88 FOR A PROPOSED 6,400 SQUARE-FOOT, TWO-STORY, TRADITIONAL-STYLE RESIDENCE, WITH AN ATTACHED 718 SQUARE-FOOT, THREE-CAR GARAGE AT 920 S. FIFTH AVENUE - This appeal was continued from the June 14, 2016 meeting Recommendation: Deny Appeal and Uphold Denial SUMMARY The applicant and home designer, Mr. Philip Chan, appealed the Development Services Department denial of the architectural design review for a proposed 6,400 square-foot, two-story, Traditional-style, single-family residence with an attached 718 square-foot, three-car garage at 920 S. Fifth Avenue. The public hearing for this appeal was continued from the June 14, 2016, Planning Commission meeting to the July 26, 2016, regular meeting – see Attachment ‘B’ for the June 14, 2016, staff report. The designer has revised the plans based on the comments made at the June 14, 2016, Planning Commission meeting - see Attachment ‘A’ for the Revised Architectural Plans. The changes to the plans include a reduction of the overall size by 310 square feet, and an increased front yard setback for the second story. It is recommended that the Planning Commission deny the appeal and uphold staff’s denial of the architectural design. BACKGROUND At the June 14, 2016, Planning Commission meeting (see Attachment ’B’ for the June 14, 2016 Staff Report), the Planning Commission stated that the proposed design needs significant revisions to be appropriate for the neighborhood (see Attachment No. 2 of the Appeal SFADR 15-88 920 S. Fifth Avenue July 26, 2016 – Page 2 of 5 June 14, 2016 staff report for the plans considered at that meeting), and that the designer and neighbors should meet to try to agree upon a revised design. As of July 21, 2016, this meeting of the parties had not yet taken place. The designer stated that he would try to meet with the neighbors over the weekend, but he did make some revisions to the plans based on the comments made at the June 14, 2016, Planning Commission meeting, and these were submitted on July 19, 2016 - see Attachment ‘A’. PROPOSAL The revised architectural design (see Attachment ’A’) is for a two-story, 6,090 square- foot residence comprised of a 4,368 square-foot first floor, and a 1,722 square-foot second floor. This design retains the Traditional style, and has nearly the same building footprint as the previous proposal. The new design is different from the previous design in the following ways: • The living area was reduced from 6,400 to 6,090 square-feet. • The size of the upper floor was reduced from 1,930 square-feet to 1,722 square- feet. • The portion of the upper floor above the garage sets back from the front property line an additional 11 feet. • The center portion of the second floor on the southerly side sets back an additional five feet. Proposal Presented at June 14 Hearing Revised Proposal ANALYSIS At the June 14, 2016, public hearing, the Planning Commission discussed whether or not the building height, massing, and scale of the proposed home was compatible and harmonious with the neighborhood - see Attachment No. 1 of the June 14, 2016, staff report for an Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity. The Planning Commission commented that the proposed Traditional architectural style was appropriate and a two-story home could be appropriate if the Appeal SFADR 15-88 920 S. Fifth Avenue July 26, 2016 – Page 3 of 5 mass of the upper floor and the scale of the building were significantly reduced. The applicant requested that the item be continued so that he could meet with the neighbors to discuss revisions for the design. On July 19, 2016, the designer submitted revised plans (Attachment ‘A’), but had not yet met with the neighbors. The revisions made to the design are steps in the right direction in addressing the concerns of the Planning Commissioner and neighbors. The reduction of the second floor by 208 square feet and the increased setback from the street do make the home appear less massive as viewed from the street. The changes, however, are not substantive based on the comments made at the June 14, 2016 hearing. One suggestion was that the second floor be reduced to be just a master bedroom suite. Many neighbors were opposed to the second floor entirely. 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 43%, which allows for a maximum of 6,567 square-feet. The proposed design has an FAR of 41% based on 6,305 square feet, which includes the 139 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 10,656 square feet for this lot. FINDINGS Staff finds that the revised plans are inconsistent with the following design guidelines because the mass of the design is not compatible with the character of the surrounding properties: Site Planning (p.6): • The location, configuration, size, and design of new buildings should be visually harmonious with their sites and compatible with the character and quality of the surroundings. • The height and bulk of proposed dwellings should be in scale and in proportion with the height and bulk of dwellings on surrounding sites. Alternatively, projects should incorporate design measures to adequately mitigate scale differences. Massing (p.9): • New dwellings should be compatible in mass and scale to surrounding buildings in the neighborhood and with the natural site features. The City’s Single-Family Residential Design Guidelines can be found at: https://www.arcadiaca.gov/home/showdocument?id=1098 Appeal SFADR 15-88 920 S. Fifth Avenue July 26, 2016 – Page 4 of 5 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. 7 of the June 14, 2016 staff report for the Preliminary Exemption Assessment. PUBLIC NOTICE The public hearing for this project was continued from the June 14, 2016, Planning Commission meeting to the July 26, 2016, regular meeting of the Planning Commission. Since the hearing was continued to a specific date, notices were not mailed. RECOMMENDATION It is recommended that the Planning Commission deny the appeal, and uphold the decision of the Development Services Department to deny Single-Family Architectural Design Review No. SFADR 15-88, based on the finding that the project is not consistent with the Single-Family Residential Design Guidelines. If the Planning Commission intends to approve the appeal, and approve the proposed design, it is recommended that the decision be subject to the following conditions: 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 15-88 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 Appeal SFADR 15-88 920 S. Fifth Avenue July 26, 2016 – Page 5 of 5 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 denial, and approve the proposed design, the Commission should approve a motion that finds that the project is Categorically Exempt from the California Environmental Quality Act (CEQA), and approves the appeal and Single-Family Architectural Design Review No. SFADR 15-88, based on a finding that the proposed design is consistent with the City’s Single-Family Residential Design Guidelines, and subject to the aforementioned conditions, or as may be added to by the Commission. Denial of Appeal If the Planning Commission intends to deny the appeal and uphold the Development Services Department denial of the proposed design, the Commission should approve a motion to deny the appeal and deny Single-Family Architectural Design Review No. SFADR 15-88, stating that the proposed 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 July 26, 2016, Planning Commission meeting, please contact Associate Planner, Nick Baldwin by calling (626) 574-5444, or by email to NBaldwin@ArcadiaCA.gov. Approved: Attachment ‘A’: Revised Architectural Plans Submitted July 19, 2016 Attachment ’B’: Staff Report for the June 14, 2016, Planning Commission Meeting Attachment No. 1: Aerial Photo with Zoning Information & Photos of Subject Property and Vicinity Attachment No. 2: Architectural Plans Considered at the June 14, 2016 Meeting Attachment No. 3: First Submittal Architectural Plans Attachment No. 4: Incompletion & Denial Letters Attachment No. 5: Public Comments and Map of Commenters Attachment No. 6: Appeal Letter Attachment No. 7: Preliminary Exemption Assessment Link to Single-Family Design Review Guidelines: https://www.arcadiaca.gov/home/showdocument?id=1098 Attachment “A” Revised Architectural Plans