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HomeMy WebLinkAbout7329 RESOLUTION NO. 7329 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, UPHOLDING THE PLANNING COMMISSION'S APPROVAL OF HOA APPEAL NO. 20-01 AND MINOR ADMINISTRATIVE MODIFICATION NO. MINOR AM 20-09 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA") TO CONSTRUCT A FIRST AND SECOND STORY ADDITION TO AN EXISTING ONE STORY RESIDENCE AT 2011 HIGHLAND OAKS DRIVE WHEREAS, on April 13, 2020, an appeal application for Homeowners' Association Appeal No. HOA 20-01 and an application for Minor Administrative Modification No. Minor AM 20-09 were filed by Ms. Julie Wu ("Applicant") to appeal the Highlands Homeowners' Association Architectural Review Board's denial of a proposed first and second story addition to an existing one story residence at 2011 Highland Oaks Drive ("Project"); and WHEREAS, on May 4, 2020, Planning Services completed an environmental assessment for the Project in accordance with the California Environmental Quality Act ("CEQA") and recommended that the Planning Commission determine that the Project qualifies as a Class 1 Categorical Exemption under CEQA pursuant to Section 15301(a) of the CEQA Guidelines as the use of an existing facility; and WHEREAS, on May 26, 2020, a duly noticed public hearing was held before the Planning Commission on said application, at which time all interested persons were given full opportunity to be heard and to present evidence; and WHEREAS, following consideration of all testimony and evidence including staff reports and attachments, the Planning Commission overturned the Homeowners' Association denial and conditionally approved Homeowners' Association Appeal No. HOA 20-01 and Minor Administrative Modification No. Minor AM 20-09 for the Project; and 1 WHEREAS, on June 8, 2020, an appeal application for Homeowners' Association Appeal No. HOA 20-01 and Minor Administrative Modification No. Minor AM 20-09 was filed in a timely manner and within the prescribed appeal period of ten calendar days by Mr. Henry Huey ("Appellant"), the property owner at 2001 Highland Oaks Drive, appealing the Planning Commission's decision; and WHEREAS, on August 4, 2020, a duly noticed public hearing was held by the City Council, to consider the appeal, at which time all interested persons were given full opportunity to be heard and to present evidence; and WHEREAS, the City Council considered the Planning Commission staff report, the City Council staff report and all attachments dated August 4, 2020, and all evidence and testimony presented at the public hearing. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, HEREBY RESOLVES AS FOLLOWS: SECTION 1. The factual data submitted by the Community Development Division in the staff report dated August 4, 2020 are true and correct. SECTION 2. The City Council finds, based upon the entire record, that pursuant to Section 9107.20.040 and 9107.20.050 of the Arcadia Development Code, all of the following findings can be made. 1. The arrangement and relationship of the proposed structure to other developments in the vicinity and whether the relationship is harmonious and based on good standards of design. FACT: Several properties in the vicinity have split level and two story homes that are comparable to the Project in terms of massing, height, and scale. These properties 2 are located at 2017 Highland Oaks Drive, 2012 Highland Oaks Drive, 2035 Highland Oaks Drive, 2025 Elkins Place, and 2001 Elkins Place. The Project consists of two stories and the proposed second story addition provides side yard setbacks that exceed the 17'-6" minimum required by the Development Code. The visual massing of the Project is minimized by placing the second story at the rear of home. When viewed from the street, the Project would not look significantly greater in height and bulk than the adjacent neighbors due to the natural incline of the street and the hillside area. The Project has taken into consideration potential privacy impacts to adjacent neighbors by adding only one second floor window on each side; these windows will not have direct sightlines into either of the neighboring homes to the south and north. The first floor addition would continue the existing 8'-0" side yard setback, which is below the minimum 8'-8" setback required by the Development Code. However, this would not aesthetically detract from, and would merely enhance the appearance of the north side of the Project. It should be noted that most of the additional square footage involved with the Project will be located on the second floor. The first floor addition would also not additionally impair any privacy of neighbors. It should further be noted that the second floor side yard setbacks on the north side would be 24'-4" and 24'-11" on the south side, each of which exceeds the minimum required setback of 17'-6", as set forth in the Development Code. The Project offers a two story Ranch style home that is architecturally consistent with the neighborhood context, because the majority of homes on the street within a reasonable radius of the Project are Ranch style. For example, the home on the south side of the Project is Ranch style, and there are at least four other Ranch style homes across the street and within close proximity of the Project. Similar design characteristics as proposed for the Project 3 are shared with neighboring homes including broad eave overhangs, lap siding, stone veneers, and neutral earth tone colors. The Project is balanced in overall design and is compatible with the existing traditional style homes in the surrounding neighborhood. 2. The proposed development will be consistent with the City's adopted Design Guidelines. FACT: The Project is consistent with the City's Single Family Design Guidelines in terms of massing, scale, height, and architectural style. The Project places the massing of the new second story addition at the rear of the home to help minimize the appearance of the second story, which is strongly recommended by the Design Guidelines. The proposed height of the Project is proportional to the existing neighboring properties to the south and north as it would be shorter than the two story neighbor at 2017 Highland Oaks Drive and only 7'-2" taller than the one story neighbor at 2001 Highland Oaks Drive. In terms of size and scale, the Project proposes square footage of 3,360 square feet which is well below the maximum allowable floor area ratio, which would permit 4,067 square feet, as set forth in the Development Code. In addition, the proposed lot coverage of the Project is 2,974 square feet, which is below the maximum allowable lot coverage of 4,294 square feet for the property, as set forth in the Development Code. There are three existing homes along Oaks Place and Elkins Place that are within a 300-foot radius of the Project and are larger in square footage than the Project. The Project also offers a clearly defined Ranch style two story home that provides the architectural details and characteristics that are consistent with the Ranch architectural style. The Project adequately complements the existing neighborhood context of architectural styles, as recommended by the Design Guidelines. The Design Guidelines recommend the use of earth tone colors and 4 appropriate decorative materials such as siding, stone, block, or brick. The Project utilizes earth tone colors on all facades and applies siding and stone veneer accents, consistent with the Design Guidelines. SECTION 3. With respect to the proposed side yard setback modification for the Project, the City Council finds that based upon the entire record, pursuant to Section 9107.05.050 of the Arcadia Development Code, 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 FACT: The Project would secure an appropriate improvement of the subject property as the first story addition, which would have the same substandard setback as the existing home has, is part of a larger plan to remodel the existing home to create a more usable space for the property owner's family needs. The proposed first story addition will maintain an existing 8'-0" side yard setback on the north side of the home (the home currently meets the side yard setback requirement on the south side) and align with the existing house along the north elevation. If required to comply with the minimum 8'-8" side yard setback, the addition would be offset and look imbalanced. The proposed first story addition will comply with the rear yard setback and will not have any negative visual impacts from public view. Therefore, the Project will secure an appropriate improvement of the lot. SECTION 4. The City Council finds that the Project is in compliance with the City's Single Family Residential Guidelines and Association's Resolution No. 7272 regarding the 5 design review process, and that the Project is compatible with other homes in the neighborhood in terms of context, architectural design, mass and scale, and privacy. SECTION 5. The Project is Categorically Exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15301 of the CEQA Guidelines pertaining to the use of an existing facility. SECTION 6. For the foregoing reasons, the City Council determines that the Project is Categorically Exempt per Class 1, Section 15301 (a) of the California Environmental Quality Act ("CEQA") Guidelines, and upholds the Planning Commission's approval of Homeowners' Association Appeal No. HOA 20-01 and Minor Administrative Modification No. Minor AM 20-09 to construct a first and second story addition to an existing one story residence located at 2011 Highland Oaks Drive, subject to the conditions of approval attached hereto. SECTION 7. The City Clerk shall certify to the adoption of this Resolution. [SIGNATURES ON NEXT PAGE] 6 Passed, approved and adopted this 4th day of August, 2020. 411105 '&4,a,.,k— Mayo of the City of Arcadia ATTEST: *PLO Gene Glasco, Ci y Clei-k APPROVED AS TO FORM: 4;E, Stephen P. Deitsch City Attorney STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) SS: CITY OF ARCADIA ) I, GENE GLASCO, City Clerk of the City of Arcadia, hereby certifies that the foregoing Resolution No. 7329 was passed and adopted by the City Council of the City of Arcadia, signed by the Mayor and attested to by the City Clerk at a regular meeting of said Council held on the 4th day of August, 2020 and that said Resolution was adopted by the following vote, to wit: AYES: Beck, Cheng, Tay, and Chandler NOES: Verlato ABSENT: None op40 fe,✓ Gene Glasco City Clerk of the City of Arcadia 8 RESOLUTION NO. 7329 Conditions of Approval 1. Prior to submitting for Building plan check, the Property Owner shall submit, as applicable, revised plans to the Development Services Department that are consistent with any direction provided by the City Council, and any such revised plans shall be subject to the approval of the Planning & Community Development Administrator, or designee. 2. Landscape screening shall be installed along the southern property line between the homes at the project site and 2001 Highland Oaks Drive. This condition shall be met by the existing trees on the project site. If such trees are proposed to be removed, mitigation measures for replacement screening shall be a condition of issuance of a permit to remove these trees, unless the design review authority determines replacement screening is unnecessary. 3. The second floor plate height shall not be taller than 8.5 feet. 4. Window sizes on the second floor front elevation shall be reduced to be proportional to the window sizes on the first floor front elevation, subject to approval of the Planning & Community Development Administrator, or designee. In addition, the second floor dormers shall be modified appropriately to accommodate the new window sizes. 5. The project shall comply with the latest adopted edition of the following codes as applicable: a. California Building Code b. California Electrical Code c. California Mechanical Code d. California Plumbing Code e. California Energy Code f. California Fire Code g. California Green Building Standards Code h. California Existing Building Code i. Arcadia Municipal code 6. The Property Owner 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 9 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. 7. Approval of HOA 20-01 and Minor AM 20-09 shall not be of effect unless the Property Owner has executed and filed the Acceptance Form with the City on or before 30 calendar days after the City Council has approved the appeal. The Acceptance Form to the Development Services Department is to indicate awareness and acceptance of the conditions of approval. 10