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HomeMy WebLinkAboutDecision Letter City of Arcadia Development Services Department Jason Kruckeberg Assistant City Manager/ Development Services Director 240 West Huntington Drive Post Office Box 60021 Arcadia, CA 91066-6021 (626) 574-5415 (626) 447-3309 Fax www.ArcadiaCA.gov April 26, 2018 Ming Ho 554 N. Nora Ave West Covina, CA 91790 Subject: Single Story Architectural Design Review No. SSADR 18-01 and Major Administrative Modification No. Major AM 18-02 Project Address: 16 W. Birchcroft Street Dear Mr. Ho: The public comment period for the Notice of Pending Decision ended on April 5, 2018. Staff received comments from two neighbors who had concerns about the proposed addition and potential impacts to the surrounding neighborhood. After much consideration, the Development Services was able to make the required findings for the Modification request and has conditionally approved the request to allow a rear yard setback ranging between 6’-4” to 18’-3” in lieu of the 25’-0” required and to exceed the maximum allowable rear yard lot coverage for a one story addition to the living area, a garage addition, and a remodeled covered patio located in the rear of the existing residence at 16 W. Birchcroft Street. The proposal includes a 942 square foot one story addition to the living area and a 306 square foot garage addition. The existing enclosed patio will be remodeled and reduced in size to a 493 square foot covered patio. With the proposed addition, the house will have a total floor area of 3,193 square feet whereas 5,574 square feet is allowed, and the lot coverage will be 36.9% whereas 45% is allowed. The proposed addition will match the existing exterior materials and finishes of the house, and the design will be consistent with the style of the home. According to Arcadia Development Code Section 9107.05.050, it states that an Administrative Modification may be approved if at least one of the following findings can be made. 1. Secure an appropriate improvement of a lot; 2. Prevent an unreasonable hardship; or 3. Promote uniformity of development. The requested modifications to allow portions of the single story addition, garage addition, and remodeled covered patio encroach into the required rear yard setback and exceed the maximum allowable rear yard lot coverage will enable a reasonable addition to the home. The subject lot is a pie shaped and less than 100 feet deep. It is located at the end of an intimate cul-de-sac; three out of the four neighboring properties are one story homes. The unique shape of the lot significantly limits the buildable area on the ground floor. The proposed additions are the only way to add square footage onto the home without adding a second story or impacting the street facing façade of the existing residence. The proposed additions are one story and are located behind the existing residence so they will not be visible from the street. Since façade of the home will be maintained, there will be no impact to the streetscape. The three adjacent neighbors to the rear all have detached accessory structures located approximately 5’-0” away from the rear property line. For these reasons, it is not expected that the additions will have an impact to the adjacent properties. The addition area will match the exterior materials and finishes of the existing building. Staff finds that the project will secure an appropriate improvement of a lot and prevent an unreasonable hardship by allowing reasonable additions to the home while also maintaining a one story residence which is preferred within this small cul- de-sac. Staff also finds the project to be consistent with the City’s Single-Family Residential Design Guidelines. The proposed project qualifies as both a Class 1 and Class 5 Categorical Exemption for an addition to an existing facility and minor alterations in land use limitations from the requirements of the California Environmental Quality Act (CEQA) under Sections 15301 and 15305 of the CEQA Guidelines. Conditions of Approval 1. Prior to a final inspection being granted by the Building Division, the laminate wood flooring in the existing garage shall be removed to provide a minimum 20’ by 20’ clear interior garage dimension. 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. 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 Single Story Architectural Design Review No. SSADR 18-01 and Major Administrative Modification No. Major AM 18-02 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. There is a ten (10) day appeal period for this application. To file an appeal, a completed Appeal Application form must be submitted to the Community Development Division along with a $600.00 appeal fee by 5:30 p.m. on Monday, May 7, 2018. You will be notified if an appeal is filed. Approval of Single Story Architectural Design Review No. SSADR 18-01 and Major Administrative Modification No. Major AM 18-02 shall not be of effect unless the property owner and applicant have executed and filed the enclosed Acceptance Form to indicate awareness and acceptance of these conditions of approval. The Acceptance Form is due now and if it is not received by May 28, 2018, this approval will become null and void. This approval shall expire in one year (May 8, 2019) from the effective date unless a building permit is issued and the construction is diligently pursued, a certificate of occupancy has been issued, or the approval is renewed. An extension may be granted by the Development Services Director or designee, or the Review Authority that approved the project for a maximum period of one (1) year from the initial expiration date. An extension can only be granted if the required findings can be made. Please note that acceptance of an extension request does not indicate approval of an extension. A building permit must be obtained prior to any construction activity. Please contact Building Services at (626) 574-5416 to determine the type of documentation, plans, and fees for the appropriate permit. This approval letter must be presented to Building Services to initiate the permitting process. You may visit the City’s website at www.ArcadiaCA.gov/noticesanddecisions to view this letter. If you have any questions regarding the above approval please contact me at (626) 821-4334 or by email at JChamberlin@ArcadiaCA.gov. Thank you. Sincerely, DEVELOPMENT SERVICES DEPARTMENT Community Development Division/Planning Services Jordan Chamberlin Associate Planner Attachment c: Jiana Wu and Hong Xie, Property Owners Jassen Chen, Neighbor Land and Chang Hsu, Neighbors