HomeMy WebLinkAboutItem No. 4 - Appeal of SFADR 15-19 for 1510 S 4th Ave.DATE: July 26, 2016
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Jordan Chamberlin, Assistant Planner
SUBJECT: APPEAL OF THE DEVELOPMENT SERVICES DEPARTMENT
DECISION TO DENY SINGLE-FAMILY ARCHITECTURAL DESIGN
REVIEW NO. SFADR 15-19 FOR A PROPOSED 3,765 SQUARE-FOOT,
TWO-STORY, PRAIRIE-STYLE RESIDENCE WITH AN ATTACHED 418
SQUARE-FOOT, TWO-CAR GARAGE AT 1510 S. FOURTH AVENUE
Recommendation: Deny Appeal and Uphold Denial
SUMMARY
The applicant and home designer, Mr. Philip Chan, is appealing the Development
Services Department denial of the architectural design review for a proposed 3,765
square-foot, two-story, Prairie-style, single-family residence with an attached 418
square-foot, two-car garage at 1510 S. Fourth Avenue (New Interior Lot) – see
Attachment No. 3 for the Proposed 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 denial of SFADR 15-19.
BACKGROUND
The subject property is a new, 9,466 square-
foot lot, and is zoned R-1-7,500. This new lot
is the rear portion of a corner lot that was split
into two lots by Parcel Map No. 73464. The
property is currently improved with a one-
story, 1,345 square-foot, single-family
residence constructed in 1938. The property
is located at the corner of S. Fourth Avenue
and E. Pamela Road – see Attachment No. 1
for an Aerial Photo with Zoning Information &
Photos of the Subject Property and Vicinity.
At its regular meeting on July, 28, 2015, the Planning Commission approved Tentative
Parcel Map No. TPM 15-02 to subdivide the existing property into two lots of 10,378
square-feet (Lot 1) and 9,466 square-feet (Lot 2) – see Attachment No. 2 for the
Figure 1. Highlighted area shows the subject lot
Appeal SFADR 15-19
1510 S. Fourth Avenue
July 26, 2016 – Page 2 of 7
approved Tentative Parcel Map. The Tentative Parcel Map did not include the designs
for the new residences, but two, Single-Family Architectural Design Review (SFADR)
applications had been submitted and were undergoing review at the time of the
approval.
The subject property is Lot 2, the new interior lot that faces the E. Pamela Road cul-de-
sac. The cul-de-sac consists of six, one-story, mid-century, Ranch-style homes that
range in size from 1,874 to 2,012 square-feet. There are larger, one-story and two-story
homes within the design review notification area; however, these homes are along S.
Fourth Avenue and E. Camino Real Avenue, and are not part of the E. Pamela Road
streetscape.
The applicant, Mr. Philip Chan of PDS Studio, Inc., on behalf of the property owner, JX
United Investment, LLC, submitted Single-Family Architectural Design Review No.
SFADR 15-19 on March 30, 2015. The original submittal was for a 4,180 square-foot,
two-story residence, with an attached, 418 square-foot, two-car garage – see
Attachment No. 4 for the First Submittal of Architectural Plans. Planning Services found
that this proposal was not consistent with the City’s Single-Family Residential Design
Guidelines (Design Guidelines), and issued an incompletion letter on April 30, 2016.
Among the items identified as incompatible with the surrounding neighborhood and
inconsistent with the Design Guidelines were the massing, and scale of the proposed
residence – see Attachment No. 5 for the Incompletion & Denial Letters. Staff found that
a two-story home fronting this E. Pamela Road cul-de-sac would be incompatible with
the streetscape that consists entirely of low-profile, single-story homes.
Revised designs were submitted on August 13, 2015, and February 11, 2016, in which
changes were made to the architectural details, materials, and scale of the proposed
home. Staff’s responses to the submittals were that further revisions were needed and
that staff would not be supportive of a two-story proposal given the context of the
neighborhood – see Attachment No. 5. A fourth design submittal was received on April
20, 2016 (Attachment No. 3), but it did not adequately address staff’s concerns
regarding the massing, scale, and incompatibility of a two-story home. Over the course
of the three revised submittals, the design has been altered as follows:
The design was changed to Prairie style, and the architectural details and
materials became more consistent with the surrounding neighborhood;
Reduced the overall livable area from 4,180 square-feet to 3,765 square-feet;
Reduced the livable area of the second floor by 425 square feet, from 1,340
square-feet to 915 square-feet;
Increased the livable area of the first floor by 10 square feet, from 2,840 square-
feet to 2,850 square-feet;
Decreased the length of the second floor by 16’-3”; and
Provided additional articulation on the second story along the front (north) and east
side elevations.
Appeal SFADR 15-19
1510 S. Fourth Avenue
July 26, 2016 – Page 3 of 7
A Notice of Pending Decision (NOPD) was mailed on May 19, 2016, to the property
owners and residents in the design review notification area – see the map on page 5. In
response to this notice, staff received 15 letters/emails from residents; all in opposition
of the proposed design - see Attachment No. 6 for the Public Comments and a Map of
the Commenters. The letters/emails of opposition question the compatibility of the
proposed two-story home with the surrounding single-story neighborhood, the potential
change in character to the neighborhood, obstruction of views, and the overall size of
the proposed home in relation to other homes in the neighborhood.
The applicant states that attempts were made to meet with all the nearby residents and
property owners of E. Pamela Road; however, according to the applicant, he was only
able to speak with one neighbor, and the other property owners were unreachable. The
applicant elected not to revise the plans in response to the comments in opposition
received in response to the NOPD.
On June 15, 2016, the Development Services Department issued a denial (see
Attachment No. 5) of the design review, based on a determination that further
reductions in the size, mass, and volume of the proposed residence are needed for the
design to be compatible with the surrounding neighborhood, and consistent with the
City’s Single-Family Residential Design Guidelines. On June 22, 2016, the applicant
filed an appeal of the Development Services Department decision – see Attachment No.
7 for the Appeal Letter. The Planning Commission may approve, conditionally approve,
or deny the appeal/proposed design. The Commission’s decision may be appealed to
the City Council.
PROPOSAL
The fourth submittal of architectural plans (Attachment No. 3) proposes a two-story,
3,765 square-foot residence comprised of a 2,850 square-foot first floor and a 915
square-foot second floor. The first floor is comprised of a great room, library, wet bar,
pantry, laundry room, kitchen, wok-kitchen, family room, breakfast nook, two bedrooms,
and 2½ bathrooms. The second floor consists of a loft/den, two bedrooms and two
bathrooms. An attached, 418 square-foot, two-car garage is proposed at the front of the
residence.
Figure 2. A rendering of the front elevation of the proposed home
Appeal SFADR 15-19
1510 S. Fourth Avenue
July 26, 2016 – Page 4 of 7
The architecture of the proposed design is Prairie in 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 the minimum requirement of 9’-6” to up to 17’-
8”. The proposed second story side yard setbacks are greater than the minimum 19’-0”
required and varies from 24’-9” to 35’-2”. The second story is setback an additional 11’-
6” from the required front yard setback. The conceptual landscape plan for this project
indicates that new trees will planted along E. Pamela Road and privacy hedge/trees will
be provided along the rear and side property lines.
ANALYSIS
Staff is satisfied with the overall architectural style of the proposed residence, including
the proposed materials, colors, and architectural detailing. The reason for the denial is
that all of the single-family homes within the E. Pamela Road cul-de-sac are single-story
homes. It is staff’s determination that further reductions and changes in the mass and
visual appearance of the second-story are needed for the design to be compatible with
the neighborhood and consistent with the City’s Single-Family Residential Design
Guidelines. Staff finds that the proposed project is inconsistent with the following design
guidelines:
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
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. 8 for the Preliminary
Exemption Assessment.
Appeal SFADR 15-19
1510 S. Fourth Avenue
July 26, 2016 – Page 5 of 7
PUBLIC COMMENTS
The Notice of Pending Decision was issued on May
19, 2016. Comments were received from 15
residents opposed to the proposed home. Their
concerns were with the compatibility of the
proposed two-story home with the surrounding
single-story neighborhood, the potential change in
character to the neighborhood, obstruction of views,
and the overall size of the proposed home in
relation to other homes in the neighborhood.
Public hearing notices for this appeal were mailed on July 15, 2016, to the property
owners of those properties within the design review notification area, and to the
commenters (see Attachment No. 6 for a map showing the location of the commenters).
As of July 21, 2016, staff has received three additional public comments from neighbors
regarding this project – refer to Attachment No.6 for Public Comments.
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 15-19, 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. The Final Parcel Map shall be approved by the City and recorded with the
County of Los Angeles prior to the issuance of a building permit.
2. The project shall comply with all applicable Zoning Regulations based on the lot
size that is recorded with the County of Los Angeles.
3. 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.
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
Figure 3. Notification Area
Appeal SFADR 15-19
1510 S. Fourth Avenue
July 26, 2016 – Page 6 of 7
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 Single-Family Architectural Design Review Application No. SFADR
15-19 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.
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 15-19, 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 15-19, 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 Assistant Planner, Jordan Chamberlin by calling (626) 821-4334, or by email to
JChamberlin@ArcadiaCA.gov.
Approved:
Attachment No. 1: Aerial Photo with Zoning Information & Photos of Subject Property
and Vicinity
Attachment No. 2: Tentative Parcel Map No. 73464
Attachment No. 3: Proposed Architectural Plans
Attachment No. 4: First Submittal of Architectural Plans
Attachment No. 5: Incompletion & Denial Letters
Attachment No. 6: Public Comments and Map of the Commenters
Appeal SFADR 15-19
1510 S. Fourth Avenue
July 26, 2016 – Page 7 of 7
Attachment No. 7: Appeal Letter
Attachment No. 8: Preliminary Exemption Assessment
Link to Single-Family Design Review Guidelines:
https://www.arcadiaca.gov/home/showdocument?id=1098
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
1938
1,345
1
JX United Investments LLC
Site Address:
1510 S 4TH 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 generated21-Jul-2016
Page 1 of 1
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Attachment No. 2
Tentative Parcel Map No. 73464
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JX UNITED INVESTMENT LLC
117 COUNTRY CLUB DR.,
SAN GABRIEL, CA 91775
PH: 323-788-0047
NEW 2 SINGLE FAMILY HOUSES
1510 S. 4TH AVE
ARCADIA, CA 91006
Not To ScaleVICINITY MAP
TG: 537-E-7
Attachment No. 3
Proposed Architectural Plans