HomeMy WebLinkAboutDec. 14 2016 Continuance Hearing Minutes 1321 Oakwood Dr.Minutes of Arcadia Highlands Home Owners Association, Inc.
Architectural Review Board Meeting
Wednesday, December 14, 2016
1321 Oakwood Dr.
Arcadia California
The meeting was called to order by Chairman Suzanne Ligon at 6:35 pm.
Architectural Review Board Members (ARB) present were:
David Arvizu Suzanne Ligon
Jon Conrad Gina Truex
Lee Kuo
The Chairman explained that this was a Continued Regular Review Hearing of 1321 Oakwood Dr.
where the main concern of the prior meeting was to reduce the mass. The Chairman also stated the criteria
of the ARB being Resolution 6770 and the City of Arcadia Single Family Residential Design Guidelines
and that the ARB uses these guidelines to determine harmonious and compatible design in order to protect
and preserve the character, quality and property values of the neighborhood. She pointed out that only
comments relating to this would be addressed at the hearing.
Applicant, Robert Tong, provided an overview of changes made since the prior meeting:
FAR allows 45%, this design is 31.4% (Prior plan was 34.2%)
Back patio roofing was removed which reduced the mass and improved the view for adjacent
properties. With that and other changes 520 sq.ft. decrease in total structure.
Square footage reduced from 5,322 sq.ft. to 4,968 sq.ft. - a 370 sq.ft. decrease (FAR allows 5665-
plans under max FAR by 654 sq.ft.)
Roof height reconfigured and reduced fromA18’8”AtoA17’8”Avs.AexistingAofA16’10”
ThisAhouseAhasA60AftAfrontageAwithAanotherA20’Aarticulated back 20’6”Afrom front façade. 80 ft
total but the articulation reduces massing as seen from the street. The existing home has 80 ft.
total frontage with no setback/articulations.
Side yard setbacks increased from 10ft (required) to 11 ft on both sides.
Rear property Fence moved to property line to create room for easement.
PlateAheightsAremainedAatA10’ but the 30 ”eavesAplusAguttersAvisuallyAreduceAtheAplateAheight.A
Members of the Board were then asked to comment or ask questions of the applicant.
Mr. Arvizu asked for clarification of what specific purpose exists for plate height of 10 ft. Agreed that there
can be different opinion but was concerned about how allowing 10 ft. plate height creates design creep
in homes where there would be visible nonconformity with surrounding homes. Highland Oaks has more
typically 8-8.5 plate heights.
Mr. Tong responded that 10 ft. plate height allows more flexibility with interior design, better air
circulation and that the plate height was mitigated by factors such as slab vs. existing raised foundation
andA30”AeaveAdesign.AMr.A rvizu confirmed that this was a preference and not a necessity and that his
focusAonAplateAheightAisAonAdesignA“creep”AandAnotAhavingAthisA10Aft.AplateAbecomeAaAstandardAwhenAinA
some cases it would be disruptive to harmonious neighborhood. Mr. Arvizu also brought up the interior
coffered ceiling heights of 11 ft.
Mrs. Ligon pointed out that according to Res. 6770 the ARB can only address exterior design and cannot
render decisions or comments regarding the interiors.
Mr. Conrad expressed that this roofline is better than having a two story and commended keeping the
design to a single story home.
Mr. Kuo pointed out that the front elevation roofline appeared different from the prior design and Mr.
Tong confirmed that removing the roof over the back patio reduced the massing and roofline design as
seen from the front.
Ms. Truex asked for clarification regarding the windows and the concrete sill. Mr. Tong showed a sample
of the aluminum clad window that would be used and discussed the City requirements for a recess.
Board questions were closed.
Hearing opened to public comment.
Adjacent neighbor raised concerns regarding that most homes in the area are 3000 sq ft and this is almost
5000 sq.ft.; that a two story home on one side and now an increase to this homes roofline would reduce
his view of the mountains. Rear neighbor asked for clarification with respect to the rear fence and view
of the back of the house. Mr. Tong addressed her concerns and confirmed that a 6 ft. vinyl fence would
be solid and tan colored and explained that they could not do a wall because a footing would be required
which would threaten the Oak tree on her property as well as the Oaks on subject property. He clarified
that the rear fence was moved out of the easement and to the actual property line which would be further
away from her property than shown on prior plans.
Public comment was then closed.
The Board was then called upon for further comments and discussion, after which a vote would be taken.
Mr. Kuo commented that guidance should be centered on massing and scale vs. pure focus on plate
height. The revised design with porch roof elimination and reduced square footage reduced massing. He
further commented that he would prefer a smaller home but the design is within FAR and massing
concerns appear addressed with these changes. He understood how difficult it can be when surrounding
homes change (addressing neighbor concerns) and the HOA has not seen anyone build a new home
smaller than what existed beforehand and believed the changes represented a suitable compromise.
Ms. Truex commented that it would be nice if the home could be moved forward slightly for view purposes
for adjacent neighbor but the City requires a setback on the street that prevents this type of change. She
felt the overall design improved with the changes made. She mentioned having the hedge on south side
maintained at the height of 6 ft. wall to maintain neighbors view. Applicant and owner took special note
of that.
Mr.AConradAcommentedAthatAtheAtallerAplateAheightAdoesn’tAaffectAtheAlookAgivenAtheAoverallAdesign,AandAaA
one story is certainly preferred than a two story in this regard and for neighborhood impact. Appreciated
the neighbor’sAconcernsAregardingAviewAimpactAbutAdifficultAtoAunderstandAviewAissuesAwithoutAstandingA
and looking at it and view can be impacted by growing trees just as easily as a new build.
Mr. Arvizu restated concerns about plate heights. Most Highlands plate heights are 8-8.5 ft and the
primary issue an increase in overall plate heights would create disjointed lines in the neighborhood.
Preferred height consistent with what has existed and have compromised for some up to 9.5 ft. Believes
Mr. Tong did a good job mitigating concerns with respect to this property, but would be more sympathetic
if there was a well defined structural need for 10 ft. plates. VeryAconcernedAaboutAtheA“creep”AfactorAandA
the wrong message being communicated that the HOA will approve this plate height anywhere in the
area. Also stated that City Code and ARB guidelines do not have view protection as a decision to be
addressed by ARB. No legal basis for the ARB to judge view protection.
Mrs. Ligon stated that this traditional design fits in well with this neighborhood and surrounding homes.
And the fact that it is single story reduces the impact it could have otherwise had. She also stated that
plate heights should be considered on a case by case basis and not allowed on all homes simply because
it has been allowed on others. In this instance the wide street and 70 ft setbacks of these homes from
theAstreetAcombinedAwithAtheAarticulationAofAtheAfrontAfaçadeAandA30”AextendedAeavesAandAaddedAguttersA
result in a minimal impact of plate height visually.
Before closing Board Comments Mr. Arvizu expressed to Mr. Tong appreciation for the changes and the
home’sAdesign,AbutA10AftAplateAheightAisAaAcaseAbyAcaseAevaluationAforAtheA RBAasAourAchairpersonAmentionedA
in keeping with Res. 6770. In this case it appears okay but would appreciate designs with reduced plate
heights.
ARB comments were closed.
Motion was made by Chairperson Mrs. Ligon to approve the new plans of 1321 Oakwood Drive. Mr. Kuo
seconded the motion and the plans were unanimously approved.
There being no further business to come before the meeting, the meeting was adjourned at 7:28 pm.
____________________________________
Suzanne Ligon, ARB Chair