HomeMy WebLinkAboutItem No. 2 - PC AM 21-02 252 Sharon RoadDATE: July 27, 2021
TO: Honorable Chair and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Christine Song, Associate Planner
SUBJECT: RESOLUTION NO. 2079 – APPROVING SINGLE FAMILY
ARCHITECTURAL DESIGN REVIEW NO. SFADR 21-08, AND
ADMINISTRATIVE MODIFICATION NO. PC AM 21-02 WITH A
CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR SETBACK
MODIFICATIONS TO THE PROPOSED FIRST AND SECOND STORY
ADDITIONS, AND TO MAINTAIN THE EXISTING LEGAL
NONCONFORMING SETBACKS OF THE EXISTING TWO-STORY
RESIDENCE THAT WILL BECOME A REBUILD AT 252 SHARON ROAD
Recommendation: Adopt Resolution No. 2079
SUMMARY
The Applicant, Xin Wang, on behalf of the property owner, Jonathan Huang, is requesting
approval of Single Family Architectural Design Review No. SFADR 21-08 and
Administrative Modification No. PC AM 21-02 to construct a 1,222 square foot addition to
the first floor and a 216 square foot addition to the second floor, which will become a
rebuild. The proposed modifications will allow the following: 1) Maintain existing legal
nonconforming side yard setbacks along the existing portions of the first and second
floors as part of the proposed rebuild; 2) The first floor addition to encroach into the
required westerly side yard setback of 9’-9”, but maintain the existing side yard setback
that varies from 8’-5” to 9’-0”; and 3) A second story addition at a 9’-0” westerly side yard
setback instead of 19’-9” to line up with the first floor. It is recommended that the Planning
Commission adopt Resolution No. 2079 (refer to Attachment No. 1), find that the project
is Categorically Exempt under the California Environmental Quality Act (CEQA), and
approve SFADR 21-08 and PC AM 21-02, subject to the conditions listed in this staff
report.
SF ADR 21-08 and PC AM 21-02
252 Sharon Road
July 27, 2021
Page 2 of 8
Figure 1 – Existing Residence
BACKGROUND
The subject property is a 14,907 square foot interior lot, currently improved with a 2,680
square foot, two-story residence with an attached two-car garage that was built in 1963
(see Figure 1). The property is zoned R-0, Low Density Residential with a General Plan
Land Use Designation of Very Low Density Residential – refer to Attachment No. 2 for an
Aerial Photo with Zoning Information and Photos of the Subject Property. The property is
surrounded by other R-0 zoned properties to the north, south, west, and east.
Since the Applicant is proposing to demolish more than 50% of the building’s exterior
walls, the entire residence must be brought into compliance with the current code
regulations. The house complies with all the zoning regulations, including the required
parking except for the requested setback modifications.
PROPOSAL
The Applicant is proposing to remodel and construct a first and second story addition to
the existing two-story residence, which will become a rebuild. The residence has an
existing legal nonconforming easterly side yard setback of 8’-5” and a westerly side yard
setback of 9’-0” on the first floor, whereas the Development Code requires 9’-9”.
Additionally, there is an existing legal nonconforming side yard setback of 9’-0” on the
second floor along the west side, whereas 19’-8” is required. Modifications to first floor
interior side yard setbacks are processed administratively by staff and modifications to
SF ADR 21-08 and PC AM 21-02
252 Sharon Road
July 27, 2021
Page 3 of 8
second floor setbacks are subject to the Planning Commission’s approval. In this case,
all of the proposed setback modifications are being reviewed together under PC AM 21-
02.
As part of the addition and remodel project, an existing covered patio and an enclosed
patio at the rear will be demolished to accommodate the 1,222 square foot one-story
addition of the expanded kitchen, a new family room, a new recreation room, and
expansions of the living room, dining room, and bedroom with den. The project will also
add a 216 square foot second story addition to expand the master bedroom and bathroom
and add a walk-in closet – refer to Attachment No. 3 for Architectural Plans. The new total
floor area ratio (FAR) of the residence will be 4,118, whereas 6,462 square feet is allowed.
The site will have a total lot coverage of 3,365 square feet, whereas 5,217 square feet is
allowed. The overall height of the residence will remain unchanged at 20’-10”. The project
will not impact any of the existing trees on site.
The proposed addition is subject to the following modifications:
x Reduction to Side Yard Setbacks for One Story Addition and Maintain
Existing Legal Nonconforming Side Yard Setbacks for Rebuild : The existing
house currently does not comply with the required 9’-9” first floor side yard setback
nor does it comply with the required 19’-9”” second floor side yard setback. The
proposed one-story addition on the west side proposes to maintain the
nonconforming side yard setback of 9’-0” since the length of the wall of the new
addition is only 8 feet. On the east side, most of the one-story addition to expand
the kitchen area is proposed within the existing building footprint of where the
covered patio is currently located, so requiring the 9’-9” side yard setback would
result in an imbalanced appearance along that side of the house. (see Figure 2).
Since the Applicant is proposing to demolish more than 50% of the building’s
exterior walls, the entire residence should be brought into compliance with the
current code regulations. However, in order to keep some of the existing exterior
walls and limit unnecessary construction, the Applicant is proposing to maintain
the legal nonconforming side yard setbacks along the first and second floors.
SF ADR 21-08 and PC AM 21-02
252 Sharon Road
July 27, 2021
Page 4 of 8
Reduction to Second Floor Westerly Side Yard Setback (PC AM 21-02): The
proposed second story addition will be constructed directly above the first floor
building footprint. The proposed second story addition will encroach into the
required side yard setback in order to line up with the existing second story. The
Applicant’s request to expand the master bedroom toward the rear of the second
floor by another 8’-0” (a 216 square foot addition) is to accommodate a walk-in
closet will result in a 9’-0” side yard setback instead of 19’-8” in order to align it
with the existing wall plane. The proposed project will comply with all other required
setbacks and development standards.
SF ADR 21-08 and PC AM 21-02
252 Sharon Road
July 27, 2021
Page 5 of 8
ANALYSIS
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 proposed modifications will secure an appropriate improvement of the lot and
promote uniformity of development. The proposed modifications will allow the following:
1) Maintain existing legal nonconforming side yard setbacks along the existing portions
of the first and second floors as part of the proposed rebuild; 2) A first floor addition to
encroach into the required westerly side yard setback of 9’-9” but maintain the existing
side yard setback that varies from 8’-5” to 9’-0”; and 3) A second story addition at a 9’-0”
westerly side yard setback instead of 19’-9” to line up with the first floor. The proposed
encroachments into the first floor side yard setbacks are minimal and would not result in
any negative impacts to the neighboring properties. If required to comply with the 9’-9”
side yard setback, the proposed first story addition would appear imbalanced and would
not result in a seamless addition to the existing house. The addition along the west side
will add 8 feet to the overall length of the existing building wall and the addition along the
east side will mostly replace the existing enclosed patio area.
The proposed encroachment into the second floor side yard setback is warranted
because it is the Applicant’s intention to expand the master bedroom by lining up the
small addition (216 square feet) with the existing second floor at the rear. Requiring the
19’-9” setback would result in an addition that appears fragmented and incompatible with
the existing house. The alternative option would be to propose the addition on the east
side of the existing second floor to meet the required side yard setback, but from a design
perspective this would create additional massing along the front elevation and emphasize
the verticality of the house. Additionally, it would require significant structural engineering
to modify the existing roof to accommodate a horizontal second story addition. The
proposed addition provides a logical expansion of the existing floor plan and a compatible
continuation of the first and second floors.
Overall, the project is compatible with the surrounding area in terms of scale and design,
will adequately fit in with the streetscape, and is consistent with the Single-Family
Residential Design Guidelines. For the reasons stated in this report, it is recommended
that the Planning Commission approve the project.
ENVIRONMENTAL ASSESSMENT
The proposed project qualifies under Class 1 and Class 5 exemptions as a minor addition
to an existing structure and a minor alteration to the land use limitations of the California
SF ADR 21-08 and PC AM 21-02
252 Sharon Road
July 27, 2021
Page 6 of 8
Environmental Quality Act (CEQA) under Sections 15301(e) and 15305 of the CEQA
Guidelines. Refer to Attachment No. 4 for the Preliminary Exemption Assessment.
PUBLIC NOTICE/COMMENTS
A public hearing notice for this item was published in the Arcadia Weekly newspaper and
mailed to the property owners located within 300 feet of the subject property on July 15,
2021. As of July 23, 2021, no comments were received regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission approve SFADR 21-08 and PC AM 21-
02, find that the project is Categorically Exempt from the California Environmental Quality
Act (CEQA), and adopt Resolution No. 2079, subject to the following conditions of
approval:
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 SFADR 21-08 and PC AM 21-02.
2. The plans submitted for Building plan check 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
3. 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.
4. To the maximum extent permitted by law, Applicant must defend, indemnify, and
hold City, any departments, agencies, divisions, boards, and/or commissions of
SF ADR 21-08 and PC AM 21-02
252 Sharon Road
July 27, 2021
Page 7 of 8
the City, and its elected officials, officers, contractors serving as City officials,
agents, employees, and attorneys of the City (“Indemnitees”) harmless from
liability for damages and/or claims, actions, or proceedings for damages for
personal injuries, including death, and claims for property damage, and with
respect to all other actions and liabilities for damages caused or alleged to have
been caused by reason of the Applicant’s activities in connection with SFADR 21-
08 and PC AM 21-02 (“Project”) on the Project site, and which may arise from the
direct or indirect operations of the Applicant or those of the Applicant’s contractors,
agents, tenants, employees or any other persons acting on Applicant’s behalf,
which relate to the development and/or construction of the Project. This indemnity
provision applies to all damages and claims, actions, or proceedings for damages,
as described above, regardless of whether the City prepared, supplied, or
approved the plans, specifications, or other documents for the Project.
In the event of any legal action challenging the validity, applicability, or
interpretation of any provision of this approval, or any other supporting document
relating to the Project, the City will promptly notify the Applicant of the claim, action,
or proceedings and will fully cooperate in the defense of the matter. Once notified,
the Applicant must indemnify, defend and hold harmless the Indemnitees, and
each of them, with respect to all liability, costs and expenses incurred by, and/or
awarded against, the City or any of the Indemnitees in relation to such action.
Within 15 days’ notice from the City of any such action, Applicant shall provide to
City a cash deposit to cover legal fees, costs, and expenses incurred by City in
connection with defense of any legal action in an initial amount to be reasonably
determined by the City Attorney. City may draw funds from the deposit for such
fees, costs, and expenses. Within 5 business days of each and every notice from
City that the deposit has fallen below the initial amount, Applicant shall replenish
the deposit each and every time in order for City’s legal team to continue working
on the matter. City shall only refund to Developer any unexpended funds from the
deposit within 30 days of: (i) a final, non-appealable decision by a court of
competent jurisdiction resolving the legal action; or (ii) full and complete settlement
of legal action. The City shall have the right to select legal counsel of its choice
that the Applicant reasonably approves. The parties hereby agree to cooperate in
defending such action. The City will not voluntarily assist in any such third-party
challenge(s) or take any position adverse to the Applicant in connection with such
third-party challenge(s). In consideration for approval of the Project, this condition
shall remain in effect if the entitlement(s) related to this Project is rescinded or
revoked, whether or not at the request of the Applicant.
5. Approval of SFADR 21-08 and PC AM 21-02 shall not be in effect unless the
Property Owner/Applicant has executed and filed the Acceptance Form with the
City on or before 30 calendar days after the Planning Commission has approved
the appeal. The Acceptance Form to the Development Services Department is to
indicate awareness and acceptance of the conditions of approval.
SF ADR 21-08 and PC AM 21-02
252 Sharon Road
July 27, 2021
Page 8 of 8
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this project, the Commission should move
to approve Single Family Architectural Design Review No. SFADR 21-08 and
Administrative Modification No. PC AM 21-02, state that the proposal satisfies the
requisite findings, and adopt the attached Resolution No. 2079 that incorporates the
requisite environmental and subdivision findings, and the conditions of approval as
presented in this staff report, or as modified by the Commission.
Denial
If the Planning Commission is to deny this project, the Commission should state the
specific findings that the proposal does not satisfy based on the evidence presented with
specific reasons for denial, and move to deny Single Family Architectural Design Review
No. SFADR 21-08 and Administrative Modification No. PC AM 21-02, 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 July 27, 2021, hearing, please contact Associate
Planner, Christine Song, at (626) 574-5447, or by email at csong@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2079
Attachment No. 2: Aerial Photo and Zoning Information and Photos of the Subject
Property
Attachment No. 3: Architectural Plans
Attachment No. 4: Preliminary Environmental Assessment
Attachment No. 1
Attachment No. 1
Resolution No. 2079
Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information &
Photos of the Subject Property
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
R-O (15,000)
Number of Units:
VLDR
Property Characteristics
1963
2,680
1
MIYAMOTO,OSAMU CO TR MIYAMOTO TRUST
Site Address:252 SHARON RD
Parcel Number: 5785-006-017
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:N/A
N/A
N/A
N/A
Residential Flex Overlay:
N/A
N/A
N/A
N/A
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
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 15-Jul-2021
Page 1 of 1
Subject Site – 252 Sharon Road
East of subject site
West of subject site
Northeast of subject site
North of the subject site
Attachment No. 3
Attachment No. 3
Architectural Plans
PROJECT SUMMARY,VICINITY MAP ,SITE PLAN ,A-1VICINITY MAPN.T.S.PROJECT SUMMARYSITE PLANSCALE:3/32"=1'-0"132REVISIONSDATE NODateScaleDrawnJobSheetSTAMP: SHEET TITLE:DESIGNER:JOB ADDRESS:ARCADIA, CA 91007252 SHARON RDJONATHAN HUANG'S RESIDENCE 3-9-21AS SHOWNXW030921
EXISTING FIRST FLOOR PLAN EXISTING SECOND FLOOR PLANA-2REVISIONSDATE NODateScaleDrawnJobSheetSTAMP: SHEET TITLE:DESIGNER:JOB ADDRESS:ARCADIA, CA 91007252 SHARON RDJONATHAN HUANG'S RESIDENCE 3-9-21AS SHOWNXW030921
A-3PROPOSED FIRST FLOOR PLANREVISIONSDATE NODateScaleDrawnJobSheetSTAMP: SHEET TITLE:DESIGNER:JOB ADDRESS:ARCADIA, CA 91007252 SHARON RDJONATHAN HUANG'S RESIDENCE 3-9-21AS SHOWNXW030921
PROPOSED SECOND FLOOR PLANA-4REVISIONSDATE NODateScaleDrawnJobSheetSTAMP: SHEET TITLE:DESIGNER:JOB ADDRESS:ARCADIA, CA 91007252 SHARON RDJONATHAN HUANG'S RESIDENCE 3-9-21AS SHOWNXW030921
PROPOSED ROOF PLANA-5REVISIONSDATE NODateScaleDrawnJobSheetSTAMP: SHEET TITLE:DESIGNER:JOB ADDRESS:ARCADIA, CA 91007252 SHARON RDJONATHAN HUANG'S RESIDENCE 3-9-21AS SHOWNXW030921
PROPOSED ELEVATIONSA-6REVISIONSDATE NODateScaleDrawnJobSheetSTAMP: SHEET TITLE:DESIGNER:JOB ADDRESS:ARCADIA, CA 91007252 SHARON RDJONATHAN HUANG'S RESIDENCE 3-9-21AS SHOWNXW030921
PROPOSED ELEVATIONSA-7REVISIONSDATE NODateScaleDrawnJobSheetSTAMP: SHEET TITLE:DESIGNER:JOB ADDRESS:ARCADIA, CA 91007252 SHARON RDJONATHAN HUANG'S RESIDENCE 3-9-21AS SHOWNXW030921
Attachment No. 4
Attachment No. 4
Preliminary Environmental Assessment
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project: Single Family Architectural Design Review No. SFADR 21-08,
Administrative Modification No. PC AM 21-02 – A request to construct a
first and second story addition which will become a rebuild of the existing
two-story residence at 252 Sharon Road. The modifications consist of: 1)
A request to maintain an existing 8’-5” side yard setback (east side) and
an existing 9’-0” side yard setback (west side) on the first floor, in lieu of
the required 9’-9”; and 2) A second floor side yard setback of 9’-0” (west
side), in lieu of the required 19’-8”.
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):
252 Sharon Road –The closest intersection is located east of the property
at Sharon Road and El Monte Avenue.
3. Entity or person undertaking project:
A.
B. Other (Private)
(1) Name Xin Wang
(2) Address 19834 Camino de Rosa
Walnut CA 91789
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: 15301(e) – Class 1 (Addition to existing structure)
15305 – Class 5 (Minor alteration to 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:
June 29, 2021
Staff:
Christine Song, Associate Planner