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HomeMy WebLinkAboutItem No. 1 - ADMIN ADR 22-321 DATE: October 11, 2022 TO: Honorable Chairman and Planning Commission FROM: Lisa L. Flores, Planning & Community Development Administrator By: Vanessa Quiroz, Associate Planner SUBJECT: RESOLUTION NO. 2104 - ADMINISTRATIVE ARCHITECTURAL DESIGN REVIEW NO. ADMIN ADR 22-321 WITH A STATUTORY EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”) FOR THE REQUEST TO INSTALL A STANDING SEAM METAL ROOF ON AN EXISTING TWO-STORY HOUSE AT 1231 S. 4TH AVENUE Recommendation: Adopt Resolution No. 2104 Denying the Administrative Modification SUMMARY The property owner, Julie Tokushige, is requesting approval of Administrative Architectural Design Review No. Admin ADR No. 22-321 for the request to install a standing seam metal roof on the existing two-story house at 1231 S. 4th Avenue. The request is typically subject to an administrative architectural design review (Very Minor Review) and then a building permit, but it is being referred to the Planning Commission for their review and consideration since the proposed roof material is discouraged by the City’s Single-Family Residential Design Guidelines. It is recommended that the Planning Commission deny Administrative Architectural Design Review No. Admin ADR 22-321 and adopt Resolution No. 2104 (refer to Attachment No. 1) and find that the project qualifies is Statutory Exemption from the California Environmental Quality Act (“CEQA”) under Section 15268, as a ministerial project. BACKGROUND The subject property is a 20,815 square foot interior lot and is zoned R-1, Low Density Residential with a General Plan Designation of LDR – Low Density Residential. The property is located between La Sierra Avenue and Leda Avenue along S. 4th Avenue and is surrounded by other single-family residences that are also zoned R-1 zone – refer Resolution No. 2104 – Admin ADR No. 22-321 October 11, 2022 Page 2 of 9 Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the Subject Property and Vicinity. The site is currently developed with a two-story Ranch style house with an attached two-car garage that was built in 1932. The home has undergone multiple changes throughout the years including alterations to the exterior façade, window changeouts. As a result, it has altered the specific architectural features of a Ranch style house. The site also has a detached 800 square foot accessory dwelling unit at the rear of the property that is currently under construction. At the beginning of this year, the property owner requested to install the standing seam metal roof on her existing house that she had already purchased without permits. Staff informed the property owner that we cannot support the material since it was discouraged by the Single-Family Residential Design Guidelines (Rooflines on page 16) which states: Discouraged roof types includes: built-up and torch down roofs, rock roofing applied over an approved built-up roof, corrugated metal and fiberglass roofing panels, standing seam and similar metal roofing panels, and gravel roof. The property owner decided not to proceed at that time, but then reached out to staff and the Planning & Community Development Administrator in April, at which point it was decided that the request should be referred to the Planning Commission for their consideration since the material is discouraged and a standing seam metal roof is not typically found on a residential home in the City. A request to re-roof an existing house is subject to an administrative architectural design review (Very Minor Review) by the Director or designee per the Development Code. However, the Director or designee may refer any applications to the Planning Commission for review and consideration. Since this is the first request of this type of roof in 16 years after the design guidelines first discouraged it, and the owner already purchased it, the Planning & Community Development Administrator thought this should be reviewed by the Planning Commission. Staff recently became aware that the tile roof on the house was removed in May/June and only the roof underlayment was left – refer to Figure No. 1 for a street view of the house with the previous tile and Figure No. 2 for a street view of the house without the roof. Since the work was done without a building permit, a stop work order was issued on October 4, 2022. A roofing permit must be obtained as soon as a decision is rendered by the Planning Commission on the roof material. Figure No. 1: A Google street view of the house with the previous tile roof. Resolution No. 2104 – Admin ADR No. 22-321 October 11, 2022 Page 3 of 9 PROPOSAL The proposed standing seam metal roof is manufactured by Western States Metal Roofing in the Matte Musket Gray (medium gray) color. Along with the new roof, the property owner is also proposing to change the color of the windows frames from white to black and paint the red brick white to modernized appearance of the house and try to complement the proposed metal roof – refer to Attachment No. 3 for the product information on the metal roof and a rendering of the façade improvement and Figure No. 3 below. The rendering below does not provide an accurate depiction of the colors but is included for visual reference of the area in change. If approved, the property owner intends change the accessory dwelling unit (ADU) facade to match the main house (in terms of colors) as well as the roof. The roof for the ADU has not been purchased yet. Figure No. 2: The current condition of the house. Figure No. 3: Rendering of proposed façade improvements. Resolution No. 2104 – Admin ADR No. 22-321 October 11, 2022 Page 4 of 9 ANALYSIS The Single-Family Residential Design Guidelines are utilized during an architectural design review to ensure the visual character of the community is preserved and that the highest quality of design is developed. From its initial implementation in 2006, the Single- Family Residential Design Guidelines discouraged the use of standing seam metal roof. In 2019, under a comprehensive update to all of the City’s design guidelines, the standing seam metal roof material was once again listed as a discouraged material. Metal roofs appear too industrial and are generally not supported as the primary roofing material on any residential homes in the city. With this material, a residential house could look out of place and out of character in a residential setting. Additionally, the material is not traditionally used on certain architectural style homes such as Ranch, Minimal-Traditional, or Traditional style homes which typically use shingle or shake roof materials made of tile, wood, or composition. This roof material is often used as an accent roof on homes over a bay window or porch, but not on the main house. However, the use of the standing seam metal roof has grown in popularity. The material has been used on residential homes to give it more of a contemporary look, on modern homes, and on new modern farmhouse architectural style homes – refer to Figure No. 4 for a picture of a new developed house with this roof. The material is considered for its durability, affordability, and low maintenance. Although the standing seam metal roof can be seen on Farmhouse style and contemporary homes in other areas, it is not appropriate on this house. For this house specifically, the use of the material would further reinforce an indistinctive architectural style that is highly discouraged by the design guidelines. As mentioned, throughout the years, façade changes were made to the existing house that did not cater to the original Ranch-style, and although the property owner is proposing to change the colors on the house to give the house a cohesive look, the use of the standing seam metal roof will Figure No. 4: New Farmhouse style Resolution No. 2104 – Admin ADR No. 22-321 October 11, 2022 Page 5 of 9 further result in an indistinctive architectural look. The heavy metal appearance of the standing seam metal roof along with the highly visible roof (wide width of the house and downward sloped roof) of the existing house will make the house appear out of place and out of character, not only with the other homes in the surrounding area that hav e shingle or tile roof materials, but with homes across the City. The request is not consistent with the objectives and standards of the Single-Family Residential Design Guidelines below: 5. Architectural Styles (page 14): a. Consistency and/or complementary architectural styles should be maintained within an existing neighborhood context. 7. Rooflines (page 16): d. Roof plans, overhangs, colors, and materials should be consistent with the chosen architectural style f. Discouraged roof types include: built-up and torch down roofs, rock roofing applied over an approved built -up roof, corrugated metal and fiberglass roofing panels, standing seam and similar metal roofing panels, and gravel roof. Therefore, the proposed standing seam material is not in compliance with the regulations of the Development Code since the Code requires that an administrative architectural design review meet the standards and objectives in the Single -Family Residential Design Guidelines (design guidelines). FINDINGS Section 9107.19.050(F) of the Development Code requires that for a Site Plan and Design Review to be granted, it must be found that all of the following prerequisite conditions be satisfied. 1. Be in compliance with all applicable development standards and regulation in the Development Code. Facts to Support This Finding: The proposed standing seam material is not in compliance with the regulations of the Development Code since the Code requires that an administrative architectural design review meet the standards and objectives in the Single-Family Residential Design Guidelines (design guidelines). The design guidelines state that houses should have a distinct architectural style and be consistent with the surrounding ne ighborhood. The home is a modified Ranch-style house and the neighborhood, while architecturally mixed, predominately comprises traditional and ranch-style houses. Ranch-style houses typically have tile or shingle roofs and not metal roofs. There are no pr operties in Resolution No. 2104 – Admin ADR No. 22-321 October 11, 2022 Page 6 of 9 close proximity to the home that have metal roofs. Furthermore, standing seam metal roofing is specially discouraged in the design guidelines. Metal roofs appear too industrial and are generally not supported as the primary roofing material on any residential homes in the City. The proposed metal roof is not consistent with the Single-Family Residential Design Guidelines and existing City policy, therefore is not in compliance with the Development Code. 2. Be consistent in the objectives and standards of the applicable Design Guidelines. Facts to Support This Finding: The proposed standing seam metal roof is not consistent with the objectives and standards of the Single -Family Residential Design Guidelines (design guidelines). The standing seam metal roof material is specifically listed as a roof material to be discouraged in the design guidelines. From its initial implementation, the design guidelines have discouraged the material due to its industrial and commercial appearance which does not complement the residential architectural styles and design found in the City. The existing house is a Ranch-style home built in 1932. The home has undergone multiple changes throughout the years including modifications to the façade and windows, and does not present strong, specific architectural features. Ranch houses typically have tile or shingle roofs. Installation of a standing seam metal roof will further compromise the Ranch architectural design of the home and reinforce an indistinctive architectural style that is highly discouraged by the design guidelines. Lastly, the heavy metal appearance of the standing seam metal roof along with the highly visible roof (wide width of the house and downward sloped roof) of the existing house will make the house appear out of place and out of character, not only with the other homes in the surrounding area that have shingle or tile roof materials, but with homes across the City. Therefore, the proposed standing seam metal roof is not in consistent with the following guidelines: Architectural Styles: • Consistency and/or complementary architectural styles should be maintained within an existing neighborhood context. Rooflines: • Roof plans, overhangs, colors, and materials should be consistent with the chosen architectural style • Discouraged roof types includes: built-up and torch down roofs, rock roofing applied over an approved built-up roof, corrugated metal and fiberglass roofing panels, standing seam and similar metal roofing panels, and gravel roof. Resolution No. 2104 – Admin ADR No. 22-321 October 11, 2022 Page 7 of 9 3. Be compatible in terms of scale and aesthetic design with surrounding properties and developments. Facts to Support This Finding: In terms of aesthetic design, the standing seam metal roof is not compatible with the other homes in the surrounding vicinity because the neighborhood consists of homes that use shingle and tile roofing material. Since the standing seam metal roof is not commonly used as the primary roof of residential homes in the City, the use of the material is not only inconsistent with the surrounding homes but the all residential homes in the City. Also, the use of the standing metal roof along with the proposed color change (the proposed roof is dark grey) does not strengthen the Ranch architectural style of the home, but makes the house architecturally indistinct. As such, installation of the metal roof will not complement the existing neighborhood streetscape and will not help establish a clear architectural style for the house. Installation of a metal roof will not compliment and will visually disrupt the neighborhood setting. 4. Have an adequate and efficient site layout in terms of access, vehicular circulation, parking and landscaping; and Facts to Support This Finding: The request does not consist of any changes or improvements to the site layout. Thus, the existing access, vehicular circulation, parking, and landscaping will remain the same. 5. Be in compliance with all of the applicable criteria identified in Subparagraph 9107.19.040.C.5; (a) Compliance with this Section, this Development Code, and all other applicable City regulations and policies : (b) Consistency with the General Plan and any applicable specific plan; (c) Consistency with any adopted Design Guidelines, policies, and standards. Facts to Support This Finding: The proposed standing seam metal roof is not in compliance with the Development Code, the Single-Family Residential Design Guidelines, nor the Arcadia General Plan. One of the General Plan’s objectives is to protect and preserve the character and quality of its neighborhoods by requiring harmonious design. This is achieved through the implementation of the zoning regulations under the Development Code and the guidelines and standards under the Single-Family Residential Design Guidelines. The standing seam metal roof is discouraged under the design guidelines. The proposed roof material will not strengthen the home’s Ranch architectural style and would result in an aesthetic incompatible with the surrounding neighborhood. The standing seam metal roof is considered an inappropriate material for residential properties in the City due to its industrial appearance. Therefore, the proposed material is not in compliance with the City’s regulations and standards. Resolution No. 2104 – Admin ADR No. 22-321 October 11, 2022 Page 8 of 9 ENVIRONMENTAL ANALYSIS It has been determined that the project qualifies as a Statutory Exemption from the California Environmental Quality Act (CEQA) under Section 15268, as a ministerial project - refer to Attachment No. 4 for the Preliminary Exemption Assessment. PUBLIC COMMENTS/NOTICE A public hearing notice for this item was published in Arcadia Weekly and mailed to the property owners located within 300 feet of the subject property on September 29, 2022. As of October 6, 2022, no comments were received regarding the project. RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 2104 denying the request to install a standing seam metal roof material on the existing two-story house at 1231 S. 4th Avenue and find that the project is Statutory Exempt from the California Environmental Quality Act (CEQA) under Section 15268, as a ministerial project. PLANNING COMMISSION ACTION Denial If the Planning Commission intends to deny this proposal, the Commission should approve a motion to deny Administrative Architectural Design Review No. Admin ADR No. 22-321, stating that the proposal does not satisfies the requisite findings and adopting the attached Resolution No. 2104 that incorporates the statutory environmental exemption and Architecture Design Review findings as presented in this staff report, or as modified by the Commission. Approval If the Planning Commission intends to approve this proposal, the Commission should approve a motion to approve Administrative Architectural Design Review No. Admin ADR 22-321, and direct staff to prepare a resolution for adoption a t the next meeting that incorporates the Commission’s decision and specific findings. If any Planning Commissioner or other interested party ha s any questions or comments regarding this matter prior to the October 11, 2022, hearing, please contact Associate Planner, Vanessa Quiroz, at 626-574-5422, or by email at vquiroz@ArcadiaCA.gov. Approved: Lisa L. Flores Planning & Community Development Administrator Resolution No. 2104 – Admin ADR No. 22-321 October 11, 2022 Page 9 of 9 Attachment No. 1: Resolution No. 2104 Attachment No. 2: Aerial Photo and Zoning Information and Photos of the Subject Property and Surrounding Properties Attachment No. 3: Standing Seam Metal Roof Product information and Rendering of the Façade Improvement Attachment No. 4: Preliminary Exemption Assessment Attachment No. 1 Resolution No. 2103 Attachment No. 1 1 RESOLUTION NO. 2104 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, DENYING ADMINISTRATIVE ARCHITECTURAL DESIGN REVIEW NO. ADMIN ADR 22-321 WITH A STATUTORY EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”) FOR THE REQUEST TO INSTALL A STANDING SEAM METAL ROOF ON AN EXISTING TWO- STORY HOUSE AT 1231 S. 4TH AVENUE WHEREAS, on September 26, 2022, property owner, Julie Tokushige, submitted a request under Administrative Architectural Design Review No. Admin ADR No. 22-321 to install a standing seam metal roof to the existing two-story house at 1231 S. 4th Avenue (“Project”); and WHEREAS, on September 30, 2022, Planning Services completed an environmental assessment for the Project in accordance with the California Environmental Quality Act (“CEQA”) and determined that the Project is subject to a Statutory Exemption from the California Environmental Quality Act (“CEQA”) under Section 15268, as a ministerial Project; and WHEREAS, on October 11, 2022, a duly noticed public hearing was held before the Planning Commission on said application informing the public that the Director’s designee has referred this request to the Planning Commission for review and consideration, at which time all interested persons were given full opportunity to be heard and to present evidence. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, HEREBY RESOLVES AS FOLLOWS: 2 SECTION 1. The factual data submitted by the Community Development Division in the staff report dated October 11, 2022, are true and correct. SECTION 2. This Commission finds that based upon the entire record, pursuant to Section 9107.19.050(F) of the Arcadia Development Code, all of the following findings cannot be made. 1. Be in compliance with all applicable development standards and regulation in the Development Code. FACT: The proposed standing seam material is not in compliance with the regulations of the Development Code since the Code requires that an administrative architectural design review meet the standards and objectives in the Single-Family Residential Design Guidelines (design guidelines). The design guidelines state that houses should have a distinct architectural style and be consistent with the surrounding neighborhood. The home is a modified Ranch-style house and the neighborhood, while architecturally mixed, predominately comprises traditional and ranch-style houses. Ranch- style houses typically have tile or shingle roofs and not metal roofs. There are no properties in close proximity to the home that have metal roofs. Furthermore, standing seam metal roofing is specially discouraged in the design guidelines. Metal roofs appear too industrial and are generally not supported as the primary roofing material on any residential homes in the City. The proposed metal roof is not consistent with the Single-Family Residential Design Guidelines and existing City policy, therefore is not in compliance with the Development Code. 3 2. Be consistent in the objectives and standards of the applicable Design Guidelines. FACT: The proposed standing seam metal roof is not consistent with the objectives and standards of the Single-Family Residential Design Guidelines (design guidelines). The standing seam metal roof material is specifically listed as a roof material to be discouraged in the design guidelines. From its initial implementation, the design guidelines have discouraged the material due to its industrial and commercial appearance which does not complement the residential architectural styles and design found in the City. The existing house is a Ranch-style home built in 1932. The home has undergone multiple changes throughout the years including modifications to the façade and windows, and does not present strong, specific architectural features. Ranch houses typically have tile or shingle roofs. Installation of a standing seam metal roof will further compromise the Ranch architectural design of the home and reinforce an indistinctive architectural style that is highly discouraged by the design guidelines. Lastly, the heavy metal appearance of the standing seam metal roof along with the highly visible roof (wide width of the house and downward sloped roof) of the existing house will make the house appear out of place and out of character, not only with the other homes in the surrounding area that have shingle or tile roof materials, but with homes across the City. Therefore, the proposed standing seam metal roof is not in consistent with the following guidelines: Architectural Styles: ™ Consistency and/or complementary architectural styles should be maintained within an existing neighborhood context. 4 Rooflines: ™ Roof plans, overhangs, colors, and materials should be consistent with the chosen architectural style ™ Discouraged roof types include: built-up and torch down roofs, rock roofing applied over an approved built-up roof, corrugated metal and fiberglass roofing panels, standing seam and similar metal roofing panels, and gravel roof. 3. Be compatible in terms of scale and aesthetic design with surrounding properties and developments. FACT: In terms of aesthetic design, the standing seam metal roof is not compatible with the other homes in the surrounding vicinity because the neighborhood consists of homes that use shingle and tile roofing material. Since the standing seam metal roof is not commonly used as the primary roof of residential homes in the City, the use of the material is not only inconsistent with the surrounding homes but the all residential homes in the City. Also, the use of the standing metal roof along with the proposed color change (the proposed roof is dark grey) does not strengthen the Ranch architectural style of the home, but makes the house architecturally indistinct. As such, installation of the metal roof will not complement the existing neighborhood streetscape and will not help establish a clear architectural style for the house. Installation of a metal roof will not compliment and will visually disrupt the neighborhood setting. 5 4. Have an adequate and efficient site layout in terms of access, vehicular circulation, parking and landscaping. FACT: The request does not consist of any changes or improvements to the site layout. Thus, the existing access, vehicular circulation, parking, and landscaping will remain the same. 5. Be in compliance with all of the applicable criteria identified in Subparagraph 9107.19.040.C.5; (a) Compliance with this Section, this Development Code, and all other applicable City regulations and policies with the General Plan, the City’s Design Guidelines, and provides an efficient site and layout and design. FACT: The proposed standing seam metal roof is not in compliance with the Development Code, the Single-Family Residential Design Guidelines, nor the Arcadia General Plan. One of the General Plan’s objectives is to protect and preserve the character and quality of its neighborhoods by requiring harmonious design. This is achieved through the implementation of the zoning regulations under the Development Code and the guidelines and standards under the Single-Family Residential Design Guidelines. The standing seam metal roof is discouraged under the design guidelines. The proposed roof material will not strengthen the home’s Ranch architectural style and would result in an aesthetic incompatible with the surrounding neighborhood. The standing seam metal roof is considered an inappropriate material for residential properties in the City due to its industrial appearance. Therefore, the proposed material is not in compliance with the City’s regulations and standards. 6 SECTION 3. Pursuant to the provisions of the California Environmental Quality Act (“CEQA”), this Project is subject to a Statutory Exemption from the California Environmental Quality Act (“CEQA”) under Section 15268, as a ministerial Project. SECTION 4. For the foregoing reasons the Planning Commission determines that the Project is subject to a Statutory Exemption from the California Environmental Quality Act (“CEQA”) under Section 15268 as a ministerial Project and denies Administrative Architectural Design Review No. Admin ADR No. 22-321 for the request to install a standing seam metal roof on the existing two-story house at 1231 S. 4th Avenue. 7 SECTION 5. The Secretary shall certify to the adoption of this Resolution. Passed, approved and adopted this 11th day of October 2022. ______________________ Brad Thompson Chair, Planning Commission ATTEST: ______________________ Lisa L. Flores Secretary APPROVED AS TO FORM: ______________________ Stephen P. Deitsch City Attorney for Attachment No. 2 Aerial Photo and Zoning Information and Photos of the Subject Property and Surrounding Properties Attachment No. 2 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-1 (7,500) Number of Units: LDR Property Characteristics 1932 4,129 1 Property Owner Site Address:1231 S 4TH AVE Parcel Number: 5781-021-015 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 25-Sep-2022 Page 1 of 1 20,813 sf Subject site: 1231 S. 4th Ave Neighbor to the north at 1225 S. 4th Ave Neighboring property to the north at 1209 S. 4th Ave Neighboring property to the south at 1301 S. 4th Ave Neighboring property to the south at 1305 S. 4th Ave Neighboring property across the street at 1210 S. 4th Ave Neighboring properties along La Sierra Ave that are across the street from the subject site Neighboring property across the street at 1220 S. 4th Ave Neighboring property across the street at 401 Ilene Ave Neighboring properties along Ilene Ave that are across the street from the subject site Neighboring property across the street at 1306 S. 4th Ave Neighboring properties along Ilene Ave that are across the street from the subject site Neighboring property across the street at 1312 S. 4th Ave Attachment No. 3 Standing Seam Metal Roof Product information and Rendering of the Façade Improvement Attachment No. 3 Rendering Attachment No. 4 Preliminary Exemption Assessment Attachment No. 4 Preliminary Exemption Assessment FORM “A” PRELIMINARY EXEMPTION ASSESSMENT 1.Name or description of project: Architectural Design Review No. Admin ADR No. 22-321 for the request to install a standing seam metal roof to the existing two-story house at 1231 S. 4th Avenue 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): 1231 S. 4th Ave - The property is located between La Sierra Avenue and Leda Avenue along S. 4th Avenue, and is surrounded by other single-family residences, zoned R-1 zone. 3.Entity or person undertaking project: A.Julie Tokushige 1231 S. 4th Ave Arcadia, CA 91006 B.Other (Private) 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: f. The project is statutorily exempt. Applicable Exemption: Section 15268 as a ministerial project 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: September 30, 2022 Staff: Vanessa Quiroz, Associate Planner