HomeMy WebLinkAboutItem 1 - MP 16-06 (2)DATE: August 23, 2016
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Jeff Hamilton, Contract Planner
SUBJECT: MODIFICATION NO. MP 16-06 AND ARCHITECTURAL DESIGN REVIEW NO.
SFADR 16-28 WITH A CLASS 5 CATEGORICAL EXEMPTION UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A FRONT YARD
SETBACK OF 47’-3” IN LIEU OF 56’-3” REQUIRED ALONG CAMINO REAL
AVENUE FOR A PROPOSED, 5,680 SQUARE-FOOT, TWO-STORY, MID-
CENTURY MODERN-STYLE RESIDENCE AT 110 E. CAMINO REAL AVENUE
Recommendation: Conditional Approval
SUMMARY
The applicant, Sanyao International Inc., is requesting approval of a first-story, front-yard
setback Modification of 47’-3” in lieu of the required 56’-3” for a new 5,680 square-foot, Mid-
Century Modern-style, two-story residence with an attached 729 square-foot, three-car garage,
on a 14,360 square-foot lot. The architectural design of the proposed residence is subject to
review by the Planning Commission as part of the Modification application. This project qualifies
as a Class 5 Categorical Exemption under the California Environmental Quality Act (CEQA) as
a minor alteration in land use limitations. It is recommended that the Planning Commission
approve Modification No. MP 16-06 and Architectural Design Review No. SFADR 16-28, subject
to the conditions listed in this staff report.
BACKGROUND
The subject property is a 14,360 square-foot, rectangular lot, zoned R-1-7,500 - refer to
Attachment No. 1 for an Aerial photo with Zoning Information and Photos of the Subject
Property and Vicinity. The property is currently improved with a 1,920 square-foot, one-story,
Traditional-style, single-family residence built in 1937. There are no protected trees on or
adjacent to the site.
A Certificate of Demolition was approved on July 19, 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. 2.
PROPOSAL
The applicant is proposing to demolish the existing structures on the site to build a new 5,680
square-foot, Mid-Century Modern-style, two-story residence with an attached 729 square-foot,
three-car garage. The floor-area-ratio square-footage would be 6,238 when the 479 square feet
of high-ceiling area and 79 square feet of extra garage space are included. The front elevation
MP 16-06 & SFADR 16-28
110 E. Camino Real Avenue
August 23, 2016 - Page 2 of 5
is shown below, and the architectural plans are included as Attachment No. 3. The proposed
new residence includes four bedrooms, five bathrooms, a library, and a home theater. The
proposed architectural style is described as Mid-Century Modern, with smooth “French Toast”
colored stucco, stone veneer accents, and cedar siding – see Attachment No. 3 for the
Architectural Plans. The overall building height is 27’-1” as measured from the average existing
grade, where a maximum of 30-0” is permitted by Code. The proposed new residence will have
lot coverage of 32.2 percent where 35 percent is allowed. Total floor area as defined by the floor
area ratio calculation will be 6,238 square feet (0.434 Floor Area Ratio) where 6,244 square feet
(0.434) are allowed on the lot under the zoning regulations.
There is a special setback of 65’-0” from the centerline of Camino Real Avenue creating a 35’-0”
setback from the front property line. The existing home on the subject property has a front
setback of approximately 33’-0”. The applicant is requesting a 47’-3” front setback for the first
floor, and 56’-3” for the second floor. The average front yard setback is 56’-3”. The adjacent
house at 116 E. Camino Real Avenue has a 79’-0” front setback, but this lot is 89’-6” deeper
than the subject lot. The house at 1610 S. First Avenue, at the intersection of First and Camino
Real Avenues, has a front setback of 33’-6”. The house at 1601 Wesley Lane has a street-side
setback along Camino Real Avenue of 15’-11”. The City has no plans at this time to widen this
portion of Camino Real Avenue.
The proposed side setbacks will be 9’-2” at the first floor and 18’-4” at the second floor. The rear
setback will be 36’-3” for the first floor and 48’-3” for the second floor. The second floor of the
house will conform to the average front setback of 56’-3”. Other than the front setback at the first
floor, all other setbacks conform to Code requirements.
ANALYSIS
The reduced front yard
setback for the first
floor of the proposed
house is reasonable in
the context of the
development pattern
along the block. The
proposed front setback
of 47’-3” will be
consistent with the
front setbacks on the
block, other than the
house next door that
Rendering of the front elevation of the proposed new residence
MP 16-06 & SFADR 16-28
110 E. Camino Real Avenue
August 23, 2016 - Page 3 of 5
has an extremely deep front setback. This house was built in 1937. The requested front setback
will be greater than the 33’-0” setback for the existing home on the subject property.
Single-Family Architectural Design Review approval is also required for the proposal to ensure
that the design is consistent with the City’s Single-Family Residential Design Guidelines. These
applications are being reviewed by the Planning Commission because Arcadia Municipal Code
Section 9252.2.11, states that Zoning Modifications for a new dwelling shall be subject to the
approval of the Planning Commission, or the City Council upon appeal.
The applicant describes the proposal as a “Mid-Century Modern” style residence based on the
architectural features that include a low-pitched roof and an exterior with horizontal decoration,
including the stone accent and siding – see Attachment No. 3 for the Architectural Plans. The
proposed floor plan is properly modulated and articulated to break up the building mass. The
design is consistent in scale with several two-story homes in the neighborhood, including the
home to the north at 125 E. Camino Real Avenue and the home to the rear at 1614 S. First
Avenue. The proposed design is consistent with the City’s Single-Family Residential Design
Guidelines and compatible with the homes in the surrounding neighborhood – see Attachment
No. 1 for photos of the surrounding properties. The City’s Design Guidelines can be found at:
www.ArcadiaCA.gov/designguidelines. The applicant has obtained several letters in support of
the proposed project – see Attachment No. 5.
The applicant proposes a 10’-0” first-floor plate height and a 9’-0” second floor plate height. The
following neighboring homes are built on concrete slabs with plate heights of roughly 8’-0”:
• 1610 S. First Ave., the lot to the west of the subject property (2-story home built in 1969)
• 116 E. Camino Real Ave., the lot east of the subject property (1-story home built in 1956)
• 1601 Wesley Lane, 2 lots east of the subject property (1-story home built in 1987)
• 111 E. Camino Real Ave., north across the street (2-story home built in 1952)
• 117 E. Camino Real Ave., 1 lot east and north across the street (1-story home built in 1960)
Two new homes nearby, at 125 E. Camino Real Avenue and at 1614 S. First Avenue, were built
with 10’-0” first floor plate heights. However, 125 E. Camino Real Avenue is two doors down
across Camino Real Avenue, and 1614 S. First Avenue abuts the rear of the subject property. In
order to achieve greater design compatibility with the existing homes in the immediate vicinity of
the subject property, staff recommends as a condition of approval that the first floor plate height
be reduced to 9’-0”.
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.
The requested Modification for the front setback will provide a setback consistent with the
majority of homes on the street. In addition, the architectural design of the building is consistent
with the City’s Single-Family Residential Design Guidelines and with the surrounding
neighborhood. The proposed new residence will secure an appropriate improvement of this lot
and promote uniformity of development.
MP 16-06 & SFADR 16-28
110 E. Camino Real Avenue
August 23, 2016 - Page 4 of 5
ENVIRONMENTAL ASSESSMENT
This project involves new construction of one, single-family residence, and minor alterations to
land use limitations. This qualifies the project as a Class 5 Categorical Exemption per the
provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15305 of the
CEQA Guidelines. Refer to Attachment No. 4 for the Preliminary Exemption Assessment.
PUBLIC NOTICE
Public hearing notices for this item were
mailed to the property owners and tenants of
those properties that are located within 100
feet of the subject property and within the
design review notification area on August 12,
2016. As of August 19, 2016, no comments
were received in response to the notices.
RECOMMENDATION
It is recommended that the Planning
Commission approve the subject applications
with an exemption from the California
Environmental Quality Act (CEQA), subject to
the following conditions of approval:
1. The first floor plate height of the proposed
house shall be reduced to 9’-0”.
2. All City requirements regarding building safety, fire prevention, detection, suppression,
emergency access, public right-of-way improvements, parking, water supply and water
facilities, sewer facilities, trash reduction and recycling requirements, and National Pollutant
Discharge Elimination System (NPDES) measures shall be complied with to the satisfaction
of the Building Official, Fire Marshal, Public Works Services Director and Development
Services Director. Compliance with these requirements is to be determined by having fully
detailed construction plans submitted for plan check review and approval.
3. 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.
4. Approval of MP 16-06 and SFADR 16-28 shall not be of effect unless on or before 30
calendar days after Planning Commission approval of the applications, the property owner
and applicant have 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.
MP 16-06 & SFADR 16-28
110 E. Camino Real Avenue
August 23, 2016 - Page 5 of 5
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve the project, the Commission should approve a
motion to approve Modification No. MP 16-06 and Single-Family Architectural Design Review
No. SFADR 16-28, and determine that the project is categorically exempt from the California
Environmental Quality Act (CEQA), subject to the conditions set forth above, or as modified by
the Commission, based on the following findings:
1. That the Modification will secure an appropriate improvement of a lot and/or will promote
uniformity of development; and
2. That the design is consistent with the City’s Single-Family Residential Design
Guidelines.
Denial
If the Planning Commission intends to deny this project, the Commission should approve a
motion to deny Modification Application No. MP 16-06 and/or Single-Family Architectural Design
Review No. SFADR 16-28, based on the evidence presented, and state the reasons why the
project does not meet any of the purposes for a Modification, and/or that the 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 August 23, 2016, hearing, please contact Lisa Flores, Planning
Services Manager, at (626) 574-5445, or LFlores@ArcadiaCA.gov.
Approved:
Attachment No. 1: Aerial Photo with Zoning Information & Photos of the Subject Property and
Surrounding Properties
Attachment No. 2: Architectural Historian’s Report
Attachment No. 3: Proposed Architectural Plans
Attachment No. 4: Preliminary Exemption Assessment
Attachment No. 5: Letters of Support
Link to Design Review Guidelines:
www.ArcadiaCA.gov/designguidelines
Attachment No. 1
Aerial Photo with Zoning Information &
Photos of the Subject Property and Vicinity
Attachment No. 1
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
1937
1,920
0
TSANG,PAK H AND AU WAI L
Site Address:
110 E CAMINO REAL 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 generated19-Jul-2016
Page 1 of 1
110 E. Camino Real Ave. (subject property)
1601 Wesley Ln. (2 houses east, corner lot)
116 E. Camino Real Ave. (neighbor to the east)
1610 S. 1st. Ave. (neighbor to the west, corner lot)
1530 S. 1st. Ave. (neighbor 1 lot west, north side of street, corner lot)
111 and 115 E. Camino Real Ave. (north across the street—111 is set well back)
117 E. Camino Real Ave. (north across the street 1 lot east)
125 E. Camino Real Ave. (2 lots east to the north)
Southwest corner of 1st and Camino Real
Northwest corner of 1st and Camino Real
1614 S. 1st Ave.—Property abutting the rear property line of the subject lot
1617 and 1615 S. 1st Ave.—Nearby 2-story homes across from 1614 S. 1st.
Attachment No. 2
Historian’s Report
Attachment No. 2
Attachment No. 3
Proposed Architectural Plans
Attachment No. 3