Loading...
HomeMy WebLinkAboutItem 1 - AM Commission 17-01_sr_final with attachmentsDATE: May 9, 2017 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Nick Baldwin, Associate Planner SUBJECT: ADMINISTRATIVE MODIFICATION NO. AM-COMMISSION 17-01 AND SINGLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. SFADR 16-55, WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A PROPOSED 4,682 SQUARE-FOOT, CONTEMPORARY-STYLE, TWO-STORY RESIDENCE WITH A REDUCED FRONT YARD SETBACK AT 1530 S. FIRST AVENUE Recommended Action: Conditional Approval SUMMARY The applicant and designer, Mr. Alex Chang, is requesting approval of Modifications for the first and second story, front yard setbacks, and architectural design review approval for a proposed 4,682 square-foot, contemporary-style, two-story residence with an attached 684 square-foot, three-car garage, and a 1,621 square-foot basement on a 12,656 square-foot lot at 1530 S. First Avenue. This project qualifies for a Categorical Exemption under the California Environmental Quality Act (CEQA). It is recommended that the Planning Commission approve Administrative Modification No. AM-Commission 17-01 and Single-Family Architectural Design Review No. SFADR 16-55, with a Categorical Exemption, and subject to the conditions listed in this staff report. BACKGROUND The subject property is a 12,656 square-foot corner lot that fronts on First Avenue and is zoned R-1 – 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 1,760 square-foot, one- story, Minimalist-style, single-family residence built in 1937. A Certificate of Demolition was approved on May 13, 2015, for the existing residence. The evaluation by an Architectural Historian found that the existing residence has no historical significance because it is not the work of a master architect and has lost architectural integrity due to additions in 1950 and 1974. The Historian’s report is included as Attachment No. 2. In the front yard, there is a large Sequoia tree with a trunk diameter of 44 inches. This tree was determined to be dead by a Certified Arborist and was approved for removal by TRD 17-10 (See Attachment No 3). There are several other mature trees on the property, but none are of the size or species that meets the City’s criteria for protection. However, the arborist’s report indicates that several will be retained, including a large White alder tree in the street side yard. AM-Commission 17-01 & SFADR 16-55 1530 S. First Avenue May 9, 2017 Page 2 of 5 DISCUSSION The applicant is proposing to demolish the existing structures on the site to build a new 4,682 square-foot, contemporary-style, two-story residence with an attached 684 square-foot, three- car garage, and a 1,621 square-foot basement (See Attachment No. 4 for the proposed architectural plans). The proposed new residence includes four bedrooms, four full bathrooms, one half bathroom, a living room, dining room, family room, kitchen, wok kitchen, foyer, and laundry room. The basement has a home theater, game room, hobby room, full bathroom, and storage room. The proposed architectural style is described as contemporary, with architectural features that include aluminum clad windows, a decorative stained-wood entry door, contemporary light fixtures, and smooth mocha-colored stucco. The overall building height is 26’-7” as measured from the average existing grade, where a maximum of 30’-0” is permitted by Code. The proposed new residence will have a lot coverage of 29% (3,701 square feet), which is below the maximum 35% (4,429 square feet) allowed by Code. A Floor Area Ratio (FAR) of 4,682 square feet (36.99%) is proposed, which is less than the maximum FAR of 5,562 square feet (43.9%) allowed by Code. The applicant is requesting approval of Modifications to allow the first and second stories of the proposed house to be setback from the front property line along First Avenue a distance that is consistent with most of the other homes on the block. The request would allow for a first-story, front yard setback of 40’-0” and a second-story, front yard setback of 44’-0”, both in lieu of the 74’-6” requirement based on the average of the two nearest developed lots. Zoning Modification The Development Code states that the front yard setback shall be the average setback of the two nearest developed properties. The intent of this regulation is to have new houses blend in with the established character of the block by aligning with the existing front setbacks. When this requirement is applied to the subject property, the average is 74’-6” based on the 37’-0” setback at 1522 S. First Avenue and the 112’-0” setback at 1512 S. First Avenue. However, the 112’-0” setback is an aberration. As shown by the Front Setback Diagram (Attachment No. 5), all of the other front setbacks along this side of the block are between 34’ and 46’, and the front setbacks of the other three corner lots at this intersection of First Avenue and Camino Real Avenue are 38’ or less. The proposal for a first-floor, front yard setback of 40’-0”, is based on the setbacks of 1506 and 1522 S. First Avenue, which is approximately the same setback that Front Elevation AM-Commission 17-01 & SFADR 16-55 1530 S. First Avenue May 9, 2017 Page 3 of 5 would be required for the property at 1512 S. First Avenue that has the 112’-0” setback. The proposed front yard setback is compatible with the development pattern of the neighborhood. A secondary point is consistency in development among neighboring properties. The required average front yard setback of 74’-6” for a lot that has a depth of 125’-0”, results in a building pad depth of only 25’-6”. The aerial photo of the neighborhood shows that with the exception of the adjacent property to the north at 1522 S. First Avenue, most of the other lots on the block have depths much greater than the subject property and would have much longer building pads. A pad depth of 60’, which the requested Modification would allow, is reasonable and consistent with the development pattern of the neighborhood. Architectural Style The proposal is for a two-story, contemporary design with architectural features that include aluminum clad windows, a decorative stained-wood entry door, contemporary light fixtures, and smooth mocha-colored stucco. The first and second floors have significant modulation of the wall planes that break s up the massing of the structure, and the second floor is significantly stepped back from the ground floor. The design blends in well with the other houses in the neighborhood, which are comprised of single-story, Ranch-style houses, and two-story houses that were constructed prior to the implementation of the Single-Family Architectural Design Review - see Attachment No. 1 for photos of other homes in the neighborhood. The proposed design is consistent with the City’s Single-Family Residential Design Guidelines. FINDINGS Modifications Section 9107.05.050 of the Development 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 74’-6” front yard setback required by the Development Code is not consistent with the prevailing development pattern on the block and would not promote uniformity of development for the neighborhood. By allowing the Modifications for the proposed 40’-0” first floor and 44’-0” second floor front yard setbacks, the proposed house will align with most of the other homes in the area. The requested Modifications would secure an appropriate improvement of the lot with a new house that is consistent with the City’s Single-Family Residential Design Guidelines. ENVIRONMENTAL ANALYSIS The proposed project qualifies for a Categorical Exemption under the California Environmental Quality Act (CEQA) as both a Class 3 project for the construction of one, single-family residence, and as a Class 5 project with minor alterations in land use limitations per Sections 15303(a) and 15305(a), respectively, of the CEQA Guidelines. Refer to Attachment No. 6 for the Preliminary Exemption Assessment. AM-Commission 17-01 & SFADR 16-55 1530 S. First Avenue May 9, 2017 Page 4 of 5 Notification Area PUBLIC NOTICE/COMMENTS Public hearing notices for AM-Commission 17-01, and SFADR 16-55 were mailed to the property owners of those properties that are located within 300 feet of the subject property on April 27, 2017. As of May 4, 2017, staff has not received any comments in response to the notices. RECOMMENDATION It is recommended that the Planning Commission find that the project is Categorically Exempt under the California Environmental Quality Act (CEQA) and approve AM- Commission 17-01 and SFADR 16-55, subject to the following conditions: 1. The project shall be developed and maintained by the applicant/property owner in a manner that is consistent with the plans submitted and conditionally approved for AM-Commission 17-01 and SFADR 16-55, subject to the satisfaction of the Community Development Administrator or designee. 2. 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, or their respective designees. Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees. 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 AM-Commission 17-01 and SFADR 16-55 shall not take effect unless on or before 30 calendar days after Planning Commission approval of these 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. AM-Commission 17-01 & SFADR 16-55 1530 S. First Avenue May 9, 2017 Page 5 of 5 PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should approve a motion to approve AM-Commission 17-01 and SFADR 16-55, based on the aforementioned findings, including that the project is Categorically Exempt from the California Environmental Quality Act (CEQA), and subject to the aforementioned conditions, or as may be modified by the Commission. Denial If the Planning Commission intends to deny this project, the Commission should approve a motion to deny AM-Commission 17-01 and/or SFADR 16-55, and state specifically why none of the findings can be made based on the evidence presented. If any Planning Commissioner or other interested party has any questions or comments regarding this matter prior to the May 9, 2017, meeting, please contact Associate Planner, Nick Baldwin at (626) 547-5444, or NBaldwin@ArcadiaCA.gov. Approved: Attachment No. 1: Aerial Photo with Zoning Information & Photos of the Subject Property and Vicinity Attachment No. 2: Historical Report Attachment No. 3: Protected Tree Removal Application No. TRD 17-10 and Arborist Report Attachment No. 4: Proposed Architectural Plans Attachment No. 5: Front Yard Setback Diagram Attachment No. 6: Preliminary Exemption Assessment   Attachment No. 1 Attachment No. 1 Aerial Photo with Zoning Information & Photos of the Subject Property and Vicinity Overlays Selected parcel highlighted Parcel location within City of Arcadia 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 1,721 12,656 1 PATRICIA CHU Site Address:1530 S 1ST AVE Parcel Number: 5781-013-001 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 01-May-2017 Page 1 of 1     1530 S. First Ave. , Subject Property, View of Front on S. First Ave.  1530 S. First Ave. , Subject Property, View of Street Side Yard on E. Camino Real Ave.             1530 S. First Ave. , Subject Property, View of Front Elevation  1530 S. First Ave. , Subject Property, View of Street Side Yard              1522 S. First Ave. , Adjacent Property to the North  1512 S. First Ave. , Property One Lot to the North             1506 S. First Ave. , Property Two Lots to the North 1500 S. First Ave. , Property Three Lots to the North              1531 S. First Ave. , Property Across the Street, View of Street Side Yard  1523 S. First Ave. , Property Across the Street, One Lot to the North              1515 S. First Ave. , Property Across the Street, Two Lots to the North  1513 S. First Ave. , Property Across the Street, Three Lots to the North              1610 S. First Ave. , Property Across the Street on Camino Real Ave.  110 E. Camino Real  Ave. , Property Across the Street on Camino Real Ave., One Lot to the East              116 E. Camino Real  Ave. , Property Across the Street on Camino Real Ave., Two Lots to the East 55 E. Camino Real  Ave., Property Across the Street and One Lot to the West      66 E. Camino Real  Ave., Property Diagonally Across the Street to the Southwest  60 E. Camino Real  Ave., Property Diagonally Across the Street, One Lot to the Southwest    Attachment No. 2 Attachment No. 2 Historical Report   Attachment No. 3 Attachment No. 3 Protected Tree Removal Application No. TRD 17-10 and Arborist Report   Attachment No. 4 Attachment No. 4 Proposed Architectural Plans     Attachment No. 5 Attachment No. 5 Front Yard Setback Diagram Address Setback in Feet 1530 S. First Ave. 38 1522 S. First Ave. 37 1512 S. First Ave. 112 1506 S. First Ave. 44 1500 S. First Ave. 36 1501 S. First Ave. 44 1511 S. First Ave. 32 1513 S. First Ave. 32 1515 S. First Ave. 48 1523 S. First Ave. 32 1531 S. First Ave. 30 Existing Setbacks from First Avenue and E. Camino Real Ave. 44 32 32 48 32 23 30 36 44 112 37 32 30 37 20 38 77 34 38 44 32 55 E. Camino Real Ave. 23 60 E. Camino Real Ave. 44 66 E. Camino Real Ave. 38 1610 S. First Ave. 32 110 E. Camino Real Ave. 34 116 E. Camino Real Ave. 77 1601 Wesley Ln. 20   Attachment No. 6 Attachment No. 6 Preliminary Exemption Assessment FORM “A” – Preliminary Exemption Assessment CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT 1. Name or description of project: AM-Commission 17-01, SFADR 16-55 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): 1530 S. First Avenue (Cross streets – S. First Avenue and E. Camino Real Avenue) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Alex Chang (2) Address 8730 Huntington 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: 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: April 21, 2017 Staff:Nick Baldwin, Associate Planner