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HomeMy WebLinkAboutItem 1 - MC 15-17 & MFADR 15-08 at 216 S. Third Ave.MC 15-17 and MFADR 15-08 September 27, 2016 Page 1 of 4 DATE: September 27, 2016 TO: Honorable Chairman and Modification Committee FROM: Lisa L. Flores, Planning Services Manager By: Jordan Chamberlin, Assistant Planner SUBJECT: MODIFICATION NO. MC 15-17 AND MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 15-08 WITH A CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A NEW TWO-UNIT, MULTIPLE-FAMILY DEVELOPMENT WITH A MODIFICATION TO THE SPECIAL SETBACK AT 216 S. THIRD AVENUE Recommendation: Conditional Approval BACKGROUND The subject property is a 5,910 square foot, interior lot, zoned R-3. It is currently improved with an 850 square foot, one story, single-family residence with a detached, two car garage, built in 1951 – refer to Attachment No. 1 for an Aerial photo with Zoning Information and Photos of the Subject Property and Vicinity. The Certificate of Demolition for the subject property was approved on April 27, 2015 – see Attachment No. 3 for the full evaluation. Based on the evaluation by an Architectural Historian, the property does not meet any of the minimum requirements for recognition as a potential historical resource or eligible for listing on the California Register because the residence is in poor condition, lacks architectural distinction, and has not been associated with any significant events or persons. Encroachments into the special setback are typically handled administratively, but this application is before the Modification Committee because the Applicant could not obtain all of the required signatures from the adjacent property owners. ANALYSIS The Applicant is proposing to demolish the existing structures and build two, attached, townhome style units. Each unit will have an attached, two car garage and one guest parking space will be available on-site – refer to Attachment No. 2 for the proposed Architectural Plans. MC 15-17 and MFADR 15-08 September 27, 2016 Page 2 of 4 The project requires a modification to allow the units to encroach into the special setback on Third Avenue, which is 65’-0” from the center line of the street and 35’-0” from the front property line. The purpose of the special setback is for street widening purposes. The City Engineer has reviewed the plans and stated that he has no objection to the encroachment since there is no plan to widen this section of Third Avenue. The first and second floor will have a minimum front setback of 25’-0”; most of the development will be setback at least 26’-0” to 28’-0” from the front property line – refer to the setback plan in Attachment No. 2. The project is in compliance with the R-3 front yard setback requirement of 25’-0”, and all other applicable R-3 zoning regulations. As stated above, there are no plans to widen Third Avenue which would be the rationale for enforcing the special setback. This portion of Third Avenue already has a variety of front yard setbacks that range from 20’-6” to 35’-0”. This is due to the mix of old and new developments and inconsistent lot sizes which made it easier for developments on larger lots to meet the special setback. The existing house on the subject property is only setback 20’-6” from the front property line. In fact, the proposed development will be setback an additional 4’-6” from the existing house so it will not negatively impact the streetscape. It will also be within the range of other developments on this block. Approval of the subject modification request will secure an appropriate improvement of the lot. Architectural Design Review The architectural style of the proposed development is Spanish in appearance with architectural features such smooth off-white colored stucco, brown wood framed windows, and red-brown multi-dimensional s-tile roofing. The massing, scale, quality of the design of the proposed development, and the proposed landscaping is consistent or superior to that of other developments in the area. The Spanish style will complement the other existing developments along Third Avenue. The proposal is consistent with the City’s Multiple Family Residential Design Guidelines. Proposed front elevation MC 15-17 and MFADR 15-08 September 27, 2016 Page 3 of 4 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 City Engineer determined that the special setback is not needed for street widening purposes. Due to the mix of old and new developments and inconsistent lot sizes there is no established front yard setback on this portion of Third Avenue but the proposed development will be setback further from the street than the existing residence, and within the range of other developments on this block. For these reasons, the requested encroachment into the special setback will not negatively impact the streetscape and will secure an appropriate improvement of the lot. The proposal complies with all of the R-3 zoning regulations. ENVIRONMENTAL ANALYSIS The proposed project qualifies as a Class 3 and Class 5 Exemption for new construction of small structures and minor alterations in land use limitations from the requirements of the California Environmental Quality Act (CEQA) under Sections 15303 and 15305 of the CEQA Guidelines. Refer to Attachment No. 4 for the Preliminary Exemption Assessment. PUBLIC COMMENTS Public hearing notices were mailed on September 15, 2015 to the property owners within 100 feet of the subject site. Staff has not received any public comments on this project. RECOMMENDATION It is recommended that the Modification Committee conditionally approve Modification Application No. MC 15-17 and Multiple-Family Architectural Design Review No. MFADR 15-08 and find that the project is exempt per CEQA Sections 15303 and 15305, subject to the following conditions of approval: 1. The applicant/property owner shall comply with 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 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 MC 15-17 and MFADR 15-08 September 27, 2016 Page 4 of 4 detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees. 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, 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. 3. Approval of MC 15-17 and MFADR 15-08 and 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. 3: Historical Report Attachment No. 4: Preliminary Exemption Assessment Attachment No. 1 Aerial Photo with Zoning Information & Photos of Subject Property and Vicinity Property Characteristics Zoning: R-3 General Plan: HDR Lot Area (sq ft): 5,910 Main Structure / Unit (sq. ft.): 850 Year Built: 1952 Number of Units: 1 Overlays Parking Overlay: n/a Downtown Overlay: n/a Special Height Overlay: n/a Architectural Design Overlay: n/a Site Address: 216 S 3RD AVE Property Owner(s): CHEN & PARTNERS, LLC Selected parcel highlighted Parcel location within City of Arcadia 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 generated 20-Sep-2016 Page 1 of 1 PhotoAofAtheAsubjectAproperty,A216AS.AThirdA venue PhotoAofAtheApropertyAtoAtheAnorth,A212AS.AThirdA venue PhotoAofAtheApropertyAtoAtheAsouth,A220AS.AThirdA venue PhotoAofAtheApropertyAtoAtheAsouthwest,A217AS.AThirdA venue PhotoAofAtheApropertyAtoAtheAnorthwest,A207AS.AThirdA venue PhotoAofAtheApropertyAtoAtheAwest,A211AS.AThirdA venue Attachment No. 2 Architectural Plans PERSIMMON CHAMPACATREE LEMON ORANGE(REMAIN) PERSIMMON GUAVA Attachment No. 3 Historical Report Attachment No. 4 Preliminary Exemption Assessment Preliminary Exemption Assessment FORM “A” PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: Modification Application No. MC 15-17 and Multiple-Family Architectural Design Review No. MFADR 15-08. 2. Project Location – Identify street address and cross streets or attach a map showing project site (preferably a USGS 15’ or 7 1/2’ topographical map identified by quadrangle name): 216 S. Third Avenue(between Bonita Street and California Street) 3. Entity or person undertaking project: A. B. Other (Private) Jane Wu Architect (1) Name Jane Wu (2) Address 825 E. Leslie Drive San Gabriel, CA 91775 4. Staff Determination: The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)" has concluded that this project does not require further environmental assessment because: a. The proposed action does not constitute a project under CEQA. b. The project is a Ministerial Project. c. The project is an Emergency Project. d. The project constitutes a feasibility or planning study. e. The project is categorically exempt. Applicable Exemption Class: 15303 (Class 3, New Construction of Small Structures) 15305 (Class 5, Minor Alterations in Land Use Limitations) f. The project is statutorily exempt. Applicable Exemption: g. The project is otherwise exempt on the following basis: h. The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: Date: August 29, 2016 Staff: Jordan Chamberlin, Assistant Planner