HomeMy WebLinkAboutItem 2 - PC AM 17-04 - 1829 Alta Oaks Dr.DATE: January 9, 2018
TO: Honorable Chair and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Jordan Chamberlin, Associate Planner
SUBJECT: RESOLUTION NO. 2009 – APPROVING PLANNING COMMISSION
ADMINISTRATIVE MODIFICATION NO. PC AM 17-04 WITH A
CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) TO MAINTAIN THE
EXISTING SIDE YARD SETBACK FOR A 573 SQUARE FOOT ATTIC
CONVERSION TO A SECOND FLOOR, AND TRANSFORM THE ONE-
STORY HOUSE INTO A TWO-STORY HOUSE AT 1829 ALTA OAKS
DRIVE
Recommended Action: Adopt Resolution No. 2009
SUMMARY
The Applicant and Architect, Mr. Alan Brookman, is requesting approval of Planning
Commission Administrative Modification No. PC AM 17-04 to maintain the existing side
yard setback of 5’-0” in lieu of 19’-0”, as required for the conversion of 573 square feet
of existing attic space into livable space. As a result of this attic conversion, the house
will transform from a one-story house to two-story house at 1829 Alta Oaks Drive. The
architectural design of the proposed attic conversion has been reviewed and approved
by the Architectural Review Board (ARB) of the Highlands Homeowners’ Association
(Highlands). With approval of the Administrative Modification, the proposed
development is consistent with the City’s General Plan and the City’s Development
Code. As a small addition with a minor alteration in land use limitations, the proposed
project qualifies as Class 1 and Class 5 Categorical Exemptions under the California
Environmental Quality Act (CEQA). It is recommended that the Planning Commission
adopt Resolution No. 2009 (Attachment No. 1) approving PC AM 17-04, subject to the
conditions listed in this staff report.
BACKGROUND
The subject property is a 15,970 square-foot interior lot, zoned R-1 with a Design
Overlay, and is located within the Highlands Homeowners’ Association area – refer to
Attachment No. 2 for an aerial photo with zoning information and photos of the subject
property and vicinity. The property is currently improved with a 3,344 square-foot, one-
story, Ranch style, single-family residence built in 1952.
PC AM 17-04
1829 Alta Oaks Drive
January 9, 2018 – Page 2 of 7
The architectural design of the attic conversion was reviewed and approved by the
Highlands ARB on November 29, 2017 – refer to Attachment No. 3 for the Highlands
ARB Findings and Action Form. At the time of the approval, the Highlands ARB was
aware that an Administrative Modification would be necessary for the attic conversion
and is supportive of the request since the only changes to the exterior are two new
windows and skylights which will have minimal impact to the adjacent properties.
PROPOSAL
The Applicant is proposing to convert a portion of the attic, specifically 573 square feet
into livable space for a new bedroom, bathroom, closet, and hallway – refer to
Attachment No. 4 for the proposed architectural plans. Two new windows are proposed
in the new bedroom on the north elevation and two new skylights are proposed in the
new hallway and bathroom. The skylights are proposed behind the existing roof ridge
and are not visible from the street. Aside from the windows and skylights, no other
exterior changes are proposed. With the new living area, the residence will be 3,917
square feet in size, and include four bedrooms, three full bathrooms and two half
bathrooms. The total Floor Area Ratio (FAR) will be 24.5%of the lot size, which is less
than the maximum FAR of 4,847 square feet (30.3%) allowed by Code. Since the
addition is occurring within the footprint of the existing residence, there will be no
change to the overall building height and the building footprint will remain the same.
The Applicant is requesting approval of a Modification to maintain the existing second
story side yard setback of 5’-0” in lieu 19’-0” that is required along the northerly side of
the property.
Figure 1. Existing and proposed front elevation
Figure 2. Proposed north elevation
PC AM 17-04
1829 Alta Oaks Drive
January 9, 2018 – Page 3 of 7
Figure 3. Site plan showing proposed location of converted attic area
ANALYSIS
The required second story side yard setback in the R-1 zone is 10’-0” or 20% of the lot
width, whichever is greater. The subject property has a lot width of 95’-0”, which results
in a second story setback requirement of 19’-0”. The existing side yard setback is 5’-0”
along the northerly property line. The applicant is requesting to maintain the 5’-0” side
yard setback for both floors since the attic conversion will become a second floor and
they are not proposing to add any square footage beyond the existing building footprint.
With the exceptions of the new windows for egress/ingress and ventilation, the house
will look the same.
The applicant states that the location of the new living space was chosen for structural
and plumbing reasons. Due to a raised ceiling area over the kitchen, the existing roof
lines, and existing mechanical equipment in the attic area, space for expansion within
the existing building footprint is limited. The proposed location also provides the best
placement of the new staircase within the existing floor plan.
Per Development Code Section 9107.05.040 Table 7-2, second story setback
modifications on an existing dwelling require review and approval by the Planning
Commission. The intent of the second story side yard setback is to provide adequate
open space between neighboring properties. The 5’-0” side yard setback is an existing
condition and the only exterior changes proposed to accommodate the converted attic
area are two new windows and skylights. Existing landscaping will help screen the new
windows to reduce privacy concerns. As such, there will be minimal impact to the
neighboring properties due to the proposed encroachment.
The proposed attic conversion is a practical way to increase livable area without adding
visual impacts to the neighboring property owners. By adding livable area to the home
through the conversion of the attic, it avoids the need to enlarge the house through an
Proposed converted attic area
Existing 5’-0” side yard setback
PC AM 17-04
1829 Alta Oaks Drive
January 9, 2018 – Page 4 of 7
addition or construction of a new home. Given these factors, and the fact that the
footprint of the home will remain unaltered; the modification request will secure an
appropriate improvement of the lot and promote uniformity of development in the
neighborhood.
Architectural Style
The Highlands ARB is charged with the responsibility of ensuring that exterior
alterations to a residence are consistent with the City’s Single-Family Residential
Design Guidelines, and the design guidelines and regulations in City Council Resolution
No. 6770, both of which are intended to ensure that the changes are harmonious and
compatible with the neighborhood. The existing style of the house is Traditional Ranch
with architectural features that includes a combination of brown wood siding and stucco,
stucco, red brick veneer at the base, red shutters, brown roof tile, and white windows.
The two new windows proposed on the north elevation will match the color and style of
the existing windows. The skylights will be flat, flush mounted to the roof so they will not
be visible from the street.
The Highlands ARB found the proposed design to be consistent with the City’s Single-
Family Residential Design Guidelines and City Council Resolution No. 6770 – refer to
Attachment No. 3 for the Highlands ARB Findings and Action Form. Staff also finds the
proposed design to be consistent with the City’s Single -Family Residential Design
Guidelines and Resolution No. 6770.
FINDINGS
Administrative Modifications
Section 9107.05.050 of the Development Code states that the purpose of the
Modification procedures in to review projects to ensure that they can meet one of the
following findings:
1. Secure an appropriate improvement of a lot,
2. Prevent an unreasonable hardship, or
3. Promote uniformity of development
With the approval of the modification, the proposal meets all zoning requirements. The
modification request to allow a portion of the converted attic to encroach into the second
story side yard setback is appropriate because it will maintain the existing side yard
setback and from the public right-of-way, the house will practically look the same as it
does today. As stated earlier in the report, there will be no change to the overall
footprint of the home and the two windows proposed on the north elevation will be
screened by existing landscaping. As such, the impact from the proposed
encroachment will be minimal. The proposed attic conversion is an effective way to
increase livable area within the home without changing the outward appearance, which
could impact the neighboring property owners. The attic conversion will maintain the
appearance of a one-story residence which is consistent with the surrounding
PC AM 17-04
1829 Alta Oaks Drive
January 9, 2018 – Page 5 of 7
neighborhood. The modification to encroach into the required second story side yard
setback will secure an appropriate improvement of the lot and promote uniformity of
development.
The Highlands ARB found the proposed designs to be consistent with the City’s Single -
Family Residential Design Guidelines and City Council Resolution No. 6770 since the
only changes to the exterior are two new windows and skylights which will have minimal
impact to the adjacent properties. Staff also finds the proposed design to be consistent
with the City’s Single-Family Residential Design Guidelines and Resolution No. 6770.
ENVIRONMENTAL ANALYSIS
It has been determined that the proposed project is a minor addition to an existing
residence and a minor alteration in land use limitations. Therefore, the project is exempt
under Class 1 (Existing Facilities) and Class 5 (Minor Alterations in Land Use
Limitations) pursuant to Sections 15301 and 15305 of the State California
Environmental Quality Act (CEQA Guidelines). Refer to Attachment No. 5 for the
Preliminary Exemption Assessment.
PUBLIC NOTICE/COMMENTS
Public hearing notices for this item were mailed to the property owners of those properties
that are located within 300 feet of the subject property, and the notice was published in
Arcadia Weekly on December 28, 2017. As of January 3, 2018, no comments were
received in response to this notice.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2009 approving
Planning Commission Administrative Modification No. PC AM 17-04, 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 PC
AM 17-04, subject to the satisfaction of the Planning & 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 Planning & Community
Development Administrator, 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.
PC AM 17-04
1829 Alta Oaks Drive
January 9, 2018 – Page 6 of 7
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 PC AM 17-04 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 Planning & Community Development
Administrator or designee, an Acceptance Form available from the Development
Services Department to indicate awareness and acceptance of these conditions of
approval.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this project, the Commission should
pass a motion to approve Planning Commission Administrative Modification No. PC AM
17-04, stating that the proposal satisfies the requisite findings, and adopt the attached
Resolution No. 2009 that incorporates the requisite environmental and Administrative
Modification findings and the conditions of approval as presented in this staff report, or
as modified by the Commission.
Denial
If the Planning Commission intends to deny this project, the Commission should pass a
motion to deny Planning Commission Administrative Modification No. PC AM 17-04,
and state the finding(s) that the proposal does not satisfy with reasons based on the
record, and direct staff to prepare a resolution for adoption at the next meeting that
incorporates the Commission’s decision and specific findings.
If any Planning Commissioner or other interested party has any questions or comments
regarding this matter prior to the January 9, 2018, meeting, please contact Associate
Planner, Jordan Chamberlin at (626) 821-4334, or JChamberlin@ArcadiaCA.gov.
PC AM 17-04
1829 Alta Oaks Drive
January 9, 2018 – Page 7 of 7
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2009
Attachment No. 2: Aerial Photo with Zoning Information & Photos of the Subject
Property and Vicinity
Attachment No. 3: Highlands ARB Findings and Action Form
Attachment No. 4: Proposed Architectural Plans
Attachment No. 5: Preliminary Exemption Assessment
Attachment No. 1
Attachment No. 1
Resolution No. 2009
Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information &
Photos of the Subject Property and
Vicinity
N/A
N/A N/A
Yes
N/A
Property Characteristics
Zoning: R-1 (10,000)
General Plan: VLDR
Lot Area (sq ft): 15,970
Main Structure / Unit (sq. ft.): 3,141
Year Built: 1952
Number of Units: 1
Overlays
Architectural Design Overlay: Yes
Downtown Overlay: N/A
Downtown Parking Overlay: N/A
Parking Overlay: N/A
Racetrack Event Overlay: N/A
Residential Flex Overlay: N/A
Special Height Overlay: N/A
Site Address: 1829 ALTA OAKS DR
Parcel Number: 5765-027-011
Property Owner(s): VANNI,GREGORY R AND GLENDA TRS VANNI FAMILY TRUST
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 29-Dec-2017
Page 1 of 1
Photo of the subject property, 1829 Alta Oaks Drive
Photo of the neighboring property to the north, 1837 Alta Oaks Drive
Photo of the neighboring property to the northeast, 1836 Alta Oaks Drive
Photo of the neighboring property to the east, 1828 Alta Oaks Drive
Photo of neighboring property to the southeast, 1820 Alta Oaks Drive
Photo of neighboring property to the south, 1821 Alta Oaks Drive
Attachment No. 3
Attachment No. 3
Highlands ARB Findings and Action Form
Attachment No. 4
Attachment No. 4
Proposed Architectural Plans
100 W. Foothill Blvd.PROPOSED FAR: 3,344 SF 3,917 SF
100 W. Foothill Blvd.
100 W. Foothill Blvd.
100 W. Foothill Blvd.
100 W. Foothill Blvd.
100 W. Foothill Blvd.
100 W. Foothill Blvd.
100 W. Foothill Blvd.
100 W. Foothill Blvd.
100 W. Foothill Blvd.
100 W. Foothill Blvd.
100 W. Foothill Blvd.
100 W. Foothill Blvd.
Attachment No. 5
Attachment No. 5
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: Planning Commission Administrative Modification No. PC AM
17-04 to maintain the existing side yard setback of 5’-0” in lieu
of 19’-0”, as required for the conversion of 573 square feet of
existing attic space into livable space.
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):
1829 Alta Oaks Drive (between Doshier Avenue and E.
Grandview Avenue)
3. Entity or person undertaking
project:
A.
B. Other (Private) Hartman Baldwin Design/Build
(1) Name Alan Brookman
(2) Address 100 W. Foothill Blvd.
Claremont, CA 91711
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 (Class 1 and Class 5,
small addition to an existing residence and 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: December 27, 2017 Staff: Jordan Chamberlin, Associate Planner