HomeMy WebLinkAboutItem 1b: Appeal of Planning Commission Denial of Modification Application for a 4-unit Development at 137 California Street AY4YR f. 1404
��altyof STAFF REPORT
Development Services Department
DATE: May 17, 2011
TO: Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager /Development Services Director'
By: Jim Kasama, Community Development Administrator
Prepared By: Tim Schwehr, Assistant Planner Thes
SUBJECT: AN APPEAL OF THE PLANNING COMMISSION DENIAL OF
MODIFICATION APPLICATION NO. MP 10 -06 AND
ARCHITECTURAL DESIGN REVIEW NO. ADR 10 -16 FOR AN
ADDITION TO A LEGAL - NONCONFORMING, FOUR -UNIT,
MULTIPLE - FAMILY DEVELOPMENT THAT WOULD REPLACE THE
EXISTING ONE - STORY, 776 SQUARE -FOOT, DETACHED FRONT
RESIDENTIAL UNIT WITH A TWO- STORY, 1,932 SQUARE -FOOT,
DETACHED RESIDENCE WITH AN ATTACHED 432 SQUARE -
FOOT, TWO -CAR GARAGE AT 137 CALIFORNIA STREET.
Recommendation: Uphold Appeal and Conditionally Approve
MP 10 -06 & ADR 10 -16
SUMMARY
The subject applications were filed by Mr. Michael Chen for an addition to a legal -
nonconforming, four -unit, multiple - family residential development that would replace
an existing one -story, 776 square -foot, detached front residential unit with a two -
story, 1,932 square -foot, detached residence and attached 432 square -foot, two -car
garage at 137 California Street. An aerial photo of the subject property is attached.
The Development Services Department recommended approval of the applications,
subject to the conditions of approval listed in this staff report. The Planning
Commission voted 3 -to -2 to deny the applications and the applicant filed an appeal
to the City Council. The appeal letter is attached.
BACKGROUND
Project Site
The subject property is zoned R -3, High Density Multiple - Family Residential, and is
presently improved with a 776 square -foot, one -story, detached single - family
residence at the front of the property constructed in 1926, and a 2,982 square -foot,
two -story triplex with four, attached one -car garages at the rear of the property. The
triplex was constructed in 1962. Photos of the subject and surrounding properties are
attached. There are no prior Modifications or other discretionary approvals for this
property. The existing improvements are considered legal- nonconforming because
they were built in accordance with the zoning requirements at that time, but do not
meet the current zoning requirements. The Arcadia Municipal Code in Section
9255.1.5 of the R -3 regulations requires that any construction at an R -3 property
include the removal or remodeling to conform to the R -3 regulations of all
nonconforming structures, unless they are approved through a Modification. The
proposed detached single - family residence complies with all current zoning
requirements. Modification Application No. MP 10 -06 requests approval of the
following Modifications to retain as is, the existing legal- nonconforming triplex:
A. Four (4) resident parking spaces in lieu of six (6) required;
B. No guest parking spaces in lieu of two (2) required;
C. A 9' -0" rear yard setback in lieu of 10' -0" required;
D. A 6' -0" west side yard setback in lieu of 10' -0" required;
E. No private open spaces in lieu of the required 100 square -feet of contiguous
private open space for each unit;
F. No laundry facilities in lieu of one common laundry facility (washer & dryer)
required; and
G. A zero rear yard setback in lieu of 10' -0" required for a new trash enclosure.
Planning Commission Action
On April 12, 2011, the Planning Commission denied Modification Application No. MP
10 -06 and Architectural Design Review No. ADR 10 -16 to allow an addition to a
legal- nonconforming, four -unit, multi - family residential development to replace the
existing, one -story, 776 square -foot, detached front residence with a two -story,
1,932 square -foot, detached residence with an attached 432 square -foot, two -car
garage.
Staffs recommendation was for conditional approval of the proposal, with the
conditions that one additional guest parking space be added along the east property
line adjacent to the triplex entrance, and new landscaping be added between the
new front residence and existing triplex. The April 12, 2011 Planning Commission
staff report is attached.
The Planning Commission's decision to deny the applications was based on the
following concerns:
Appeal of MP 10 -06 & ADR 10 -16
137 California Street
May 17, 2011 — Page 2
• The parking shortage at the property; including the fact that a fire hydrant in
front of this property prevents guests from parking directly in front of this
property;
• . That the existing four one -car garages are not used for parking, but for
storage; and
• That the existing triplex does not conform to the current setback and open
space requirements.
At the hearing, the applicant, Mr. Michael Chen, stated that the property owner is
planning to occupy the front residence with his family, and that they would park their
two vehicles in the new attached two -car garage. Mr. Chen explained that the
current tenants of the triplex each have only one vehicle, and that all three vehicles
park on -site. There are no overnight on- street parking permits issued for the subject
property.
It was moved by Commissioner Baderian, and seconded by Chairman Parille, to
deny Modification Application No. MP 10 -06 and Architectural Design Review No.
ADR 10 -16. The Commission voted 3 -to -2 to deny the applications. An excerpt of
the minutes of the April 12, 2011 Planning Commission meeting is attached. Mr.
Chen appealed the Planning Commission decision within the prescribed five working
day appeal period.
DISCUSSION
The applicant is proposing to demolish the existing 776 square -foot front residence,
and replace it with a two -story, 1,932 square -foot, detached residence with an
attached 432 square -foot, two -car garage. A new driveway and new landscaping
are also proposed for the front of the property. The rear triplex and four attached
one -car garages will remain and be repainted to match the new front residence. The
proposed plans are attached.
The rear triplex was built in 1962 and Modification Requests A — F are for aspects
that were in compliance with the Code in 1962. Modification Request G is to
accommodate a new trash enclosure. The requested zero rear setback will not
impact the adjacent properties as this property backs up to a 20 -foot wide alley.
The architectural style of the proposed new front residence is Mediterranean. The
detailing has been kept relatively simple in order to not contrast too sharply with the
existing triplex, which is a simple, stucco - finished building. The concrete -tile roof of
the new residence will match the color of the roof on the triplex, and the triplex will
be repainted to match the color scheme of the new front residence. It is staffs
opinion that the architectural design is consistent with City's Multiple - Family
Residential Design Guidelines, and that approval of the Modifications would provide
for an appropriate improvement of the property and the neighborhood.
Appeal of MP 10 -06 & ADR 10 -16
137 California Street
May 17, 2011 — Page 3
Parking
There is an existing parking deficiency of 4 resident parking spaces in lieu of 8
required, and 0 guest parking spaces in lieu of 2 required. There is an existing
unpermitted parking space striped in front of the garages that will be removed. As a
condition of approval, staff recommended adding 1 guest parking space along the
east side of the property adjacent to the triplex entrance. With the new front
residence with a two -car garage, and the 1 new guest parking space, the parking
deficiency will be reduced to 6 resident parking spaces in lieu of 8 required, and 1
guest parking space in lieu of 2 required for a net gain of 3 on -site parking spaces.
Staff also recommended as a condition of approval that the 15 -foot wide paved
asphalt area between the triplex and proposed front residence be replaced with
landscaping.
Existing and New Parking Deficiency
Parking Parking Parking
Units Sq. Ft. Requirement Provided Deficiency
Existing 4 3,758 10 spaces 4 spaces 6 spaces
(8 resident + 2 guest) (4 resident + 0 guest)
Proposed 4 4,914 10 spaces 7 spaces 3 spaces
(8 resident + 2 guest) (6 resident + 1 guest)
The Code requires that any construction at an existing legal- nonconforming multiple -
family zoned property include bringing all nonconforming structures into compliance
with the current zoning regulations, unless approved through a Modification. The
proposed new front residence will comply with all current requirements, but the
existing triplex requires the aforementioned Modifications. Generally, staff does not
encourage additions to nonconforming multiple - family developments; however this
proposal will reduce the existing parking deficiency, add landscaping, provide a trash
enclosure, and substantially improve the appearance of the property.
The proposed new front residence and attached two -car garage will meet the City's
zoning requirements, and as a condition of approval, a new guest parking space is
to be provided for the triplex. The applicant, Mr. Michael Chen, has stated that none
of the current residents park their vehicles on the street overnight and staff has
confirmed that there are no overnight on- street parking permits issued for any of the
four units at 137 California Street. From staffs observations and inspection of the
subject property, it appears that the four one -car garages are not used for parking,
but rather for storage, and while there is only the one unpermitted parking space
striped by the triplex, the lack of overnight on- street parking permits indicates that all
the tenants are managing to park on -site.
Currently, the area between the triplex and existing front residence is paved with
asphalt. Because this area is not accessible for parking, staffs recommendation to
install landscaping in this area will help to beautify the property and increase
permeable area without impacting the number of on -site parking spaces.
Appeal of MP 10 -06 & ADR 10 -16
137 California Street
May 17, 2011 — Page 4
Code Requirements
All City requirements regarding disabled access and facilities, occupancy limits,
building safety, emergency equipment, and site access are required to be complied
with 'to the satisfaction of the Building Official, City Engineer, Community
Development Administrator, Fire Marshal, and Public Works Services Director.
FINDINGS
Approval
If the City Council intends to approve the project, the Council must find that the
Modifications serve at least one of the following purposes:
1. Secure an appropriate improvement of a lot;
2. Prevent an unreasonable hardship; or
3. Promote uniformity of development.
Denial
If the City Council intends to deny this project, the Council must find that based on
the evidence presented, the project does not meet any of the above purposes.
ENVIRONMENTAL ASSESSMENT
The proposed project, as a minor alteration to an existing facility is categorically
exempt from the provisions of the California Environmental Quality Act (CEQA)
pursuant to Section 15301(e)(2) of the CEQA Guidelines, which exempts additions
up to 10,000 square feet if all public services are available for maximum
development per the General Plan, and the area is not environmentally sensitive. A
Preliminary Exemption Assessment is attached.
CONDITIONS OF APPROVAL
If the City Council intends to approve the project, the Development Services
Department recommends the following conditions of approval:
1. One (1) guest parking space shall be added along the east side property line
adjacent to the triplex entrance. The specific location shall be subject to the
approval of the Development Services Director or designee.
2. The final building plans shall include new landscaping between the proposed
front residence and existing triplex. The additional landscaping shall be
subject to the approval of the Development Services Director or designee.
3. All City requirements regarding building safety, fire prevention, detection,
suppression, emergency access, public right -of -way improvements, parking,
Appeal of MP 10 -06 & ADR 10 -16
137 California Street
May 17, 2011 — Page 5
water supply and water facilities, sewer facilities, trash reduction and
recycling requirements, and National Pollutant Discharge Elimination System
(NPDES) measures shall be complied with to the satisfaction of the Building
Official, Fire Marshal, Public Works Services Director and Development
" Services Director. Compliance with these requirements is to be determined
by having fully detailed construction plans submitted for plan check review
and approval.
4. The applicant shall defend, indemnify, and hold harmless the City of Arcadia
and its officers, employees, and agents from and against any claim, action,
or proceeding against the City of Arcadia, its officers, employees or agents to
attack, set aside, void, or annul any approval or condition of approval of the
City of Arcadia concerning this project and /or land use decision, including but
not limited to any approval or condition of 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 officers, employees, and agents in the
defense of the matter.
5. Approval of MP 10 -06 and ADR 10 -16 shall not take effect until the applicant
and property owner have executed and filed an Acceptance Form available
from the Development Services Department to indicate awareness and
acceptance of the conditions of approval.
RECOMMENDATION
It is recommended that the City Council overturn the Planning Commission's denial,
and approve Modification Application No. MP 10 -06 and Architectural Design
Review No. ADR 10 -16, subject to the above - mentioned conditions based on a
finding that the proposed project will secure an appropriate improvement of a lot.
Approved:
Donald Penman, City Manager
Attachments: 1. Aerial Photo
2. Appeal Letter
3. Planning Commission Staff Report, dated April 12, 2011
4. Excerpt of the April 12, 2011 Planning Commission Meeting Minutes
5. Photos of Subject and Surrounding Properties
6. Architectural Plans
7. Preliminary Exemption Assessment
Appeal of MP 10 -06 & ADR 10 -16
137 California Street
May 17, 2011 — Page 6
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MICHAEL T.H. CHEN AIA ARCHITECT
642 E. Dewey Avenue, Suite B
San Gabriel, CA 91776
Phone: (626) 288 -5568
April 15, 2011
Arcadia City Council
City of Arcadia
240 W. Huntington .Dr.
Arcadia, CA 91066
Subject: Modification Application No. MP 10 -06 & Architectural Design Review No. ADR
10 -16
Dear Mr. Mayor and members of the City Council.,
I am appealing the decision by Arcadia Planning Commission on "Modification Application No.
MP 10 -06 and Architectural Design Review No.ADR 10 -16, dated April 12, 2011.. I believe
the proposed project is a substantial improvement and enhancement to the neighborhood and
City of Arcadia for the following reasons:
1. By replacing a small, 1- story, very old, structurally unsound house with a new 2- story,
3- bedrooms, mediterranean style house with a attached 2 -car garage will enhance the
neighborhood's appearance of multi- level, multi -unit of apartments and condominiums.
2. I understand there is a parking deficiency for the existing triplex and small house. The
propose 2 -story house will be have an attached 2 -car garage. The city planning staff
propose to add a guest parking space along the east side property line adjacent to the
triplex entrance. A total of 3 parking spaces will be added to the existing 4 -car garage.
The total number of residential units will remain.the same, 4- units.
3. Completely new landscaping will be installed at the front yard and at the open space
between the new house and the existing triplex. A new trash enclosure will be installed
at the rear of the existing triplex.
4. The property owner, a family of four will occupy the new 2 -story front unit, pending
Council's approval, thus ensure the entire property will always be well kept.
I am looking forward to the council's favorable decision.
Sincerely,
k,L RECEIVED
Michael Chen Architect
APR 18 2011
Planning Servir ^r
City ofArc ,�:
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�++a3cy oil STAFF REPORT
Development Services Department
April 12, 2011
TO: Arcadia Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Tim Schwehr, Assistant Planner
SUBJECT: Modification Application No. MP 10 -06 and Architectural Design
Review No. ADR 10 -16 to allow an addition to a legal- nonconforming,
four -unit, multi - family residential development at 137 California Street.
SUMMARY
Mr. Michael Chen submitted Modification Application No. MP 10 -06 and
Architectural Design Review No. ADR 10 -16 to allow an addition to a legal -
nonconforming, four (4) unit, multi - family residential development with six (6) parking
spaces for the residents in lieu of eight (8) required, and no (0) guest parking spaces
in lieu of two (2) required to replace the existing, one -story, 776 square -foot,
detached front residence with a two -story, 1,932 square -foot, detached residence
with an attached 432 square -foot, two -car garage at 137 California Street. It is
staffs opinion that the project will secure an appropriate improvement and enhance
the appearance of the subject property and will not adversely impact the neighboring
properties. The Development Services Department is recommending approval of
the proposed project, subject to the conditions listed in this staff report.
GENERAL INFORMATION
APPLICANT: Mr. Michael Chen
LOCATION: 137 California Street
REQUEST: Approval of Modifications and Architectural Design Review to allow
the replacement of the existing, one -story, 776 square -foot,
detached, front residence with a two -story, 1,932 square -foot,
detached residence with an attached, 432 square -foot, two -car
garage at a legal- nonconforming, four -unit, multi - family residential
development with six (6) parking spaces for the residents in lieu of
eight (8) required, and no (0) guest parking spaces in lieu of two (2)
required at 137 California Street.
SITE AREA: 8,000 square feet (0.18 acres)
FRONTAGE: 50 feet along California Street with a 20 -foot wide alley at the rear
EXISTING LAND USE & ZONING:
The site is improved with a one -story, 776 square -foot, detached,
front residence built in 1925, and a two -story, 2,982 square -foot,
triplex that is attached to four, one -car garages built in 1962. The
property is zoned R -3, High- Density Multiple - Family Residential.
SURROUNDING LAND USES & ZONING:
North: 10 -unit residential complex zoned R -3
South: Single- family residence zoned R -3
East: 8 -unit residential complex zoned R -3
West: 8 -unit residential complex zoned R -3
GENERAL PLAN DESIGNATION:
High- Density Residential —12 to 30 units per acre
PUBLIC HEARING NOTIFICATION
Public hearing notices of Modification Application No. MP 10 -06 and Architectural
Design Review Application No. ADR 10 -16 were mailed on April 1, 2011 to the
property owners and tenants of those properties that are within 100 feet of the subject
property — see the attached radius map. Because the proposed project is exempt
from the requirements of the California Environmental Quality Act (CEQA) the public
hearing notice was not published in a local newspaper.
BACKGROUND INFORMATION
The subject property is presently improved with a 776 square -foot, one -story,
detached residence at the front of the property constructed in 1926, and a 2,982
square -foot, two -story triplex that is attached to four, one -car garages at the rear of the
property. The triplex was constructed in 1962. There are no prior Modifications or
other discretionary approvals for this property. The existing improvements are
considered legal- nonconforming because they were built in accordance with the
zoning requirements at that time, but do not meet the current zoning requirements.
The Arcadia Municipal Code in Section 9255.1.5 of the R -3 regulations requires that
any addition to an R -3 property include the elimination of any nonconforming
situations unless they are approved through a Modification. Application No. MP 10-
06 is to request approval of the following Modifications for the existing triplex. The
proposed detached residence complies with all current zoning requirements.
• A 9' -0" rear yard setback in lieu of 10' -0" required;
• A 6' -0" west side yard setback in lieu of 10' -0" required;
MP10 - & ADR10 -16
137 California Street
April 12, 2011— page 2
• No adjacent private open space in lieu of the required 100 square -feet of
contiguous private open space for each dwelling unit; and
• No laundry facilities in lieu of one common laundry room required.
PROPOSAL AND ANALYSIS
The applicant is proposing to demolish the existing 776 square -foot front residence,
and replace it with a two -story, 1,932 square -foot, detached residence with an
attached 432 square -foot, two -car garage. A new driveway and new landscaping
are also proposed for the front of the property. The rear triplex and four, one -car
garages will remain and be repainted to match the new, front residence.
There is an existing parking deficiency of four (4) resident parking spaces in lieu of
eight (8) required, and no (0) guest parking spaces in lieu of two (2) required. With
the new, front residence and two -car garage, the parking deficiency will be
decreased to six (6) resident parking spaces in lieu of eight (8) required. No (0)
guest parking spaces are proposed. There is an existing unpermitted parking space
striped in front of the garages that will be removed. As a condition of approval, staff
recommends adding one guest parking space along the east side of the property
adjacent to the triplex entrance. With the new garage and guest parking space,
there will be a net gain of three (3) on -site parking spaces. Staff is also
recommending as a condition of approval that the 15 -foot wide paved asphalt area
between the triplex and proposed front residence be replaced with landscaping.
The apartment complex currently has no trash enclosure. The applicant is
proposing a new trash enclosure at the rear of the triplex. To accommodate the
trash enclosure, the applicant is requesting a Modification for a zero rear yard
setback for the trash enclosure in lieu of 10 -feet required. The zero setback should
not impact the adjacent properties as this property backs up to a 20 -foot wide alley.
The architectural style of the proposed new front residence is Mediterranean. The
detailing has been kept relatively simple in order to not contrast too sharply with the
existing triplex, which is a simple, stucco - finished building. The concrete -tile roof of
the new residence will match the color of the roof on the triplex, and the triplex will
be repainted to match the color scheme of the new front residence. It is staffs
opinion that the architectural design is consistent with City's Multi - Family Residential
Design Guidelines, and that approval of the Modifications would provide for an
appropriate improvement of the property and the neighborhood.
CODE REQUIREMENTS
All City requirements regarding disabled access and facilities, occupancy limits,
building safety, emergency access, and parking and site design are required to be
complied with to the satisfaction of the Building Official, City Engineer, Community
Development Administrator, Fire Marshal, and Public Works Services Director.
MP10 -06 & ADR10 -16
137 California Street
April 12, 2011- page 3
CEQA
Proposed projects that are not approved, are by virtue of being denied, exempt from
any further environmental assessment. If approved, however, and if it is determined
that no significant physical alterations to the site are necessary, then this project, as
a multi - family residential development totaling Tess than six (6) units is categorically
exempt from the provisions of the California Environmental Quality Act (CEQA)
pursuant to Section 15303(b) of the CEQA Guidelines. A Preliminary Exemption
Assessment is attached to this staff report.
RECOMMENDATION
The Development Services Department recommends approval of Modification No.
MP 10 -06 and Architectural Design Review Application No. ADR 10 -16, subject to
the following conditions:
1. One (1) guest parking space shall be added along the east side property line
adjacent to the triplex entrance. The specific location shall be subject to the
approval of the Development Services Director or designee.
2. The final building plans shall include new landscaping between the proposed
front residence and existing triplex. The additional landscaping shall be
subject to the approval of the Development Services Director or designee.
3. 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 shall be complied with to the satisfaction of the Building
Official, Fire Marshal, Public Works Services Director and Development
Services Director. Compliance with these requirements is to be determined
by having fully detailed construction plans submitted for plan check review
and approval.
4. The applicant shall defend, indemnify, and hold harmless the City of Arcadia
and its officers, employees, and agents from and against any claim, action,
or proceeding against the City of Arcadia, its officers, employees or agents
to attack, set aside, void, or annul any approval or condition of approval of
the City of Arcadia concerning this project and /or land use decision,
including but not limited to any approval or condition of 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
MP10 -06 & ADR10 -16
137 California Street
April 12, 2011— page 4
attorney to represent the City, its officers, employees, and agents in the
defense of the matter.
5. Approval of MP 10 -06 and ADR 10 -16 shall not take effect until the applicant
• and property owner have executed and filed an Acceptance Form available
from the Development Services Department to indicate awareness and
acceptance of the conditions of approval.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve the project, the Commission should
move to approve Modification No. MP 10 -06 and Architectural Design Review No.
ADR 10 -16, subject to the conditions set forth above, or as modified by the
Commission, based on at least one of the following purposes:
1. That the Modifications will secure an appropriate improvement of a lot;
2. That the Modifications will prevent an unreasonable hardship; or
3. That the Modifications will promote uniformity of development.
Denial
If the Planning Commission intends to deny this project, the Commission should
move to deny Modification No. MP 10 -06 and Architectural Design Review No. ADR
10 -16, based on the evidence presented and state the reasons why the project does
not meet any of the above purposes.
If any Planning Commissioner, or other interested party has any questions or
comments regarding this matter prior to the April 12 public hearing, please contact
Assistant Planner, Tim Schwehr by calling (626) 574 -5422, or by email at
tschwehr @ci.arcadia.ca.us.
Approved by:
Jim Kasama
/Community Development Administrator
Attachments: Aerial Photograph with Zoning Information
100 -Foot Radius Map
Site and Neighborhood Photographs
Architectural Plans
Preliminary Exemption Assessment
MP10 -06 & ADR10 -16
137 California Street
April 12, 2011— page 5
MINUTES
ARCADIA PLANNING COMMISSION
otEmi "' Tuesday, April 12, 2011, 7:00 P.M.
� 4 Arcadia City Council Chambers
The Planning Commission of the City of Arcadia met in regular session on Tuesday,
April, 12, 2011, at 7:00 p.m., in the Council Chambers of the City of Arcadia, at 240 W.
Huntington Drive with Chairman Parrille presiding.
1. MODIFICATION NO. MP 10 -06 & ARCHITECTURAL DESIGN REVIEW NO. ADR
10 -16
137 California St.
Michael Chen
The applicant is requesting a Zoning Modification and Architectural Design Review
approval to allow an addition to a legal non - conforming four -unit multi - family
development with six (6) parking spaces for the residents in lieu of eight (8) required,
and no (0) guest parking spaces in lieu of two required to replace the existing, one-
story, 776 square -foot, detached front residential unit with a two -story, 1,932 square -
foot, detached residential unit with an attached 432 square -foot, two -car garage.
Assistant Planner, Tim Schwehr presented the staff report.
Commissioner Baerg noted that there would be no net gain in the number of units
and still no open space for the triplex. Mr. Schwehr explained that staff recommends
landscaping of the space between the new house and the existing triplex, but that
space would not be private. It would be a common open space area.
Chairman Parrille pointed out that there is a fire hydrant in front of the property so
the owner, tenants and their guests would not be able to park on the street in front of
the property.
Commissioner Beranek asked if the proposed landscaped area between the
residence and the triplex could be used as a parking space. Mr. Schwehr explained
that because a guest parking space is being recommended to be striped in the area
next to the triplex entry, the area between the two buildings will be blocked off.
The Public Hearing was opened.
Chairman Parrille asked if anyone would like to speak in favor of this project.
There were none.
Chairman Parrille asked if anyone wanted to speak in opposition to this project.
There were none
MOTION:
It was moved by Commissioner Baderian to close the Public Hearing. Without
objection the motion was approved.
Chairman Parrille expressed concern that the parking was inadequate and, in
addition, the fire hydrant on the street prevents guests from parking on the street.
MOTION:
It was moved by Commissioner Baderian to reopen the Public Hearing to ask the
applicant a question. Without objection the motion was approved.
Commissioner Baderian asked if the applicant had reviewed the conditions of
approval.
Mr. Michael Chen, the applicant, said that he and the property owner had reviewed
the staff report and the conditions of approval and felt that they were reasonable.
Commissioner Baderian asked Mr. Chen why there was no open space planned for
the front of the rear property. Mr. Chen explained that the area in question is
designated as driveway for the four rental units, but that the rest of the area will be
landscaped as much as possible.
Commissioner Baderian asked Mr. Chen if he anticipated parking problems because
of the fire hydrant in front of the property. Mr. Chen explained that the owner will
occupy the front house with his family of four and they will be using their two -car
garage so the fire hydrant will not be a problem for them.
Commissioner Baderian asked if the tenants in the rear units will have problems with
the limited parking provided to them. Mr. Chen explained that these units are
already occupied and they have a total of only three cars for all units so they haven't
experienced any parking problems.
Commissioner Chiao said it appears that one of the parking spaces that's not a
garage parking space, is in front of two of the garage doors in the triplex area, i.e.,
that the garages are not utilized as garages. Mr. Chen confirmed that one garage is
currently being used for storage but the owner intends to restore it to use as a
garage. Commissioner Chiao restated Mr. Chen's comment that within the triplex
each tenant has only one car which is parked in a garage and the fourth garage is
used for storage.
Commissioner Chiao asked where the new parking space will be located. Mr. Chen
said that the new guest parking space would be along the east side of the triplex.
MOTION:
It was moved by Commissioner Baderian to close the Public Hearing. Without
objection the motion was approved.
MOTION:
It was moved by Commissioner Baderian, seconded by Chairman Parrille, to deny
Modification No. MP 10 -06 and Architectural Design Review No. ADR 10 -16
because the project fails to promote uniformity of development.
ROLL CALL
AYES: Commissioners Baderian, Chiao and Parrille
NOES: Commissioner Baerg, Beranek
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'��� PRELIMINARY EXEMPTION ASSESSMENT
0 s -- r",: � ■
(Certificate of Determination When Attached to Notice of Exemption)
1. Name or description of project:
Modification Application No. MP 10 -06 & Architectural Design Review Application No. ADR 10 -16 to allow an
addition to a legal- nonconforming 4 -unit multi - family development; and a parking modification to allow 6 parking
spaces for the residents in lieu of 8 required, and 0 guest parking spaces in lieu of 2 required to replace the
existing detached front residential unit with a two -story, 1,932 square -foot, detached residential unit with an
attached 432 square -foot, two -car garage.
2. Project Location — Identify street address and cross streets or attach a map showing project site (preferably a
USGS 15' or 7W topographical map identified by quadrangle name):
137 Califomia Street (between First Avenue and Second Avenue)
3. Entity or person undertaking project: ❑ A. City of Arcadia
® B. Other (Private)
(1) Name: Michael Chen
(2) Address: 642 E. Dewey Ave.
(3) San Gabriel, CA 91776
(3) Phone: (626) 288 -5568
4. Staff Determination:
The City's Staff, having undertaken and completed a preliminary review of this project in accordance with the
City's "Local Guidelines for Implementing the Califomia 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: 1
Section No.: 15301(e)(2)
f. ❑ The project is statutorily exempt. Applicable Exemption:
Section No.:
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: March 16, 2011 Staff: Tim Schwehr, Assistant Planner