HomeMy WebLinkAboutItem 1 - MC 16-17 - 914 S. 4thMC 16-17 and SSADR 16-21
October 11, 2016
Page 1 of 4
DATE: October 11, 2016
TO: Honorable Chairman and Modification Committee
FROM: Lisa L. Flores, Planning Services Manager
By: Vanessa Quiroz, Assistant Planner
SUBJECT: MODIFICATION NO. MC 16-17 AND SINGLE-STORY ARCHITECTURAL
DESIGN REVIEW NO. SS-ADR 16-21 WITH A CATEGORICAL
EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA) TO ALLOW MODIFICATIONS TO THE REQUIRED FRONT
YARD SETBACK AND SPECIAL SETBACK FOR THE EXTENSION OF A
SUBSTANDARD TWO-CAR GARAGE AND A MODIFICATION TO THE
SPECIAL SETBACK FOR A NEW FRONT COVERED PORCH AT 914 S.
4TH AVENUE
Recommendation: Conditional Approval
BACKGROUND
The subject property is a 5,162 square foot, substandard interior lot, zoned R-1. It is
substandard in that it does not meet the minimum lot size of 7,500 square feet for this
area. The site is currently improved with a 1,035 square foot, one story, single-family
residence with an attached substandard two-car garage, built in 1959 – refer to
Attachment No. 1 for an Aerial photo with Zoning Information and Photos of the Subject
Property and Vicinity.
ANALYSIS
The Applicant is proposing to extend the existing substandard two-car garage by
another 10’-0” from the front of the house and maintain the same dimensions of the
existing garage which is 17’-0” x 19’-1”, as measured from the interior building walls.
The Applicant is also proposing to convert the remaining garage area into livable space
and add a new 131 square foot front covered porch – refer to Attachment No. 2. The
proposed project complies with all other applicable R-1 zoning regulations.
Since more than 60% of the frontage on this block is developed with a larger front yard
setback than 25’-0”, the required front yard setback for this site is 30’-0” which was
based on the average of the two properties on each side of the property. Although the
new garage will have a 25’-0” front yard setback, whereas 30’-0” is required, and
MC 16-17 and SSADR 16-21
October 11, 2016
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encroach into the special setback of 35’-0” along Fourth Avenue, it will not change the
streetscape appearance since this section of Fourth Avenue already has a variety of
front yard setbacks that ranges from 25 feet to 35 feet. 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 size of this lot is significantly smaller in
comparison to the adjacent lot to the south and other surrounding lots and based on the
development patterns of nearby homes those homes either comply with the front yard
setback but not the rear yard
setback, or vice versa, complies
with the rear yard setback or not
the front yard setback.
Furthermore, the new garage will
have the same front yard
setback of 25’-0” as the house
next door at 910 N. 4th Avenue.
Therefore, in order for the
applicant accommodate a
reasonable expansion to the
existing structure, an expansion
to the front of the structure is the
most logical choice without
limiting an appropriate expansion to the home. As for extending the legal non-
conforming garage, the image to the right, shows that the existing substandard garage
has adequate space to accommodate two vehicles.
The property is also served with a special setback of 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
future street widening purposes. The City Engineer has reviewed the plans and stated
that the City is not proposing to widen this section of Fourth Avenue.
As for the new front covered porch, it will extend approximately 5’-0” from the main
house. However, it will only encroach into the required special setback of 35’-0”. It is
staff’s opinion that the new front porch will enhance the existing front façade of the
existing home and help enhance the overall appearance of the house, as shown below.
MC 16-17 and SSADR 16-21
October 11, 2016
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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 existing substandard two-car garage currently provides adequate space for two
vehicles. Alternatively, the owner could add a second floor addition above the main
house but it could change the overall aesthetic of the house. As previously mentioned,
the garage will have the same front yard setback as the house next door which is
approximately of the same lot size and dimensions.
The request to extend the substandard garage and add a front covered porch will not
negatively impact the streetscape of the neighborhood and will secure an appropriate
and reasonable improvement of the lot as well as promote uniformity of development.
The City Engineer determined that the special setback is not needed for street widening
purposes. Approval of the subject modifications will secure an appropriate improvement
of the lot.
ENVIRONMENTAL ANALYSIS
The proposed project qualifies as a Class 3 and Class 5 Exemption for minor alterations
to an existing structure 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. 3 for the Preliminary
Exemption Assessment.
PUBLIC COMMENTS
Public hearing notices were mailed on September 29, 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 16-17 and Single-Story Architectural Design Review No. SSADR
16-21 and find that the project is exempt per CEQA Sections 15303 and 15305, 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
MC 16-17 and SSADR 16-21
October 11, 2016
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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 16-17 and SSADR 16-21 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: Preliminary Exemption Assessment
Attachment No. 1
Aerial Photo with Zoning Information and
Photos of 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
1959
1,035
1
LI,THOMAS
Site Address:
914 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 generated29-Sep-2016
Page 1 of 1
5,162
Neighbor two houses to the north at 906 S. 4th Avenue
Adjacent neighbor to the north at 910 S. 4th Avenue
Subject property at 914 S. 4th Avenue
Adjacent neighbor at 924 S. 4th Avenue
Neighbor to the southwest across the street at 919 S. 4th Avenue
Neighbor directly across the street at 911 S. 4th Avenue
Neighbor to the northwest across the street at 330 E. Duarte Road
Attachment No. 2
Architectural Plans
Attachment No. 2
Attachment No. 3
Preliminary Exemption Assessment
Attachment No. 3
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
1. Name or description of project: Modification Committee No. MC 16-17 to maintain nonconforming
two-car garage and to encroach into the required special setback
for street facing additions. Architectural Design Review No. SS-
ADR single story additions.
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):
914 S. 4th Avenue (Duarte Road and Scott Place)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Tom Li
(2) Address 914 S. 4th Avenue
Arcadia, CA 91006
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: Sections 15301 and 15305; Additions to existing
structure and minor adjustments to the setbacks.
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: September 26, 2016 Staff: Vanessa Quiroz, Assistant Planner