Loading...
HomeMy WebLinkAboutItem No. 3_MC 14-19_500 San Luis ReyMC 14-19 and SFADR 14-93 February 10, 2015 Page 1 of 5 DATE: February 10, 2015 TO: Honorable Chairman and Modification Committee FROM: Lisa L. Flores, Planning Services Manager By: Tim Schwehr, Associate Planner SUBJECT: MODIFICATION NO. MC 14-19 AND SINGLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. SFADR 14-93 WITH A CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A NEW SINGLE-FAMILY RESIDENCE WITH A MODIFICATION TO THE SPECIAL SETBACK AT 500 SAN LUIS REY ROAD Recommendation: Conditional Approval BACKGROUND The subject property is a 9,676 square foot corner lot that is located in the Arcadia Gardens area, zoned R-1 – refer to Attachment No. 1 for an aerial photo with zoning information and photos of the subject property and surrounding properties. The subject property is currently improved with a 1,136 square foot, one story single-family house and an attached two-car garage that were built in 1951. The west property line is the narrower street side property line, and therefore is considered the front property line for zoning code purposes. Encroachments into the special setback are typically handled administratively, but this application is before the Modification Committee because the Applicant could not obtain the required signature from the adjacent property owner to the north at 506 San Luis Rey Road. Last year, a design review application (SFADR 13-88) was denied by staff on May 12, 2014 because the design did not address staff’s concerns and nor did it comply with the City’s Single Family Design Guidelines. Soon after the denial, the Applicant filed a new application. After several iterations to the design and layout, the project is now before the Committee for review in conjunction with the Modification request. MC 14-19 and SFADR 14-93 February 10, 2015 Page 2 of 5 ANALYSIS The Applicant is proposing to demolish the existing residence and build a new 4,193 square foot, two-story residence with an attached 440 square foot, two-car garage that will exit onto Colorado Boulevard – refer to Attachment No. 2 for the proposed Architectural Plans The project requires a modification to allow the house to encroach into the special setback on Colorado Boulevard, which is 75’-0” from the center line of the street and 35’-0” from the street side property line. The purpose of the special setback is for street widening purposes and the City Engineer stated that he has no objection to the encroachment since there is no plan to widen this section of Colorado Boulevard. The first floor of the home will have a 20’-0” street side yard setback, and the second story of the home will have a 25’-0” street side yard setback. The project is in compliance with all of the R-1 zoning regulations. Due to the narrow 65’ lot width, enforcing the 35’-0” special setback on Colorado Boulevard would restrict the maximum width of the residence to 22’-6” for the ground floor, and 17’-0” for the second floor after taking into account the northerly side yard setback requirements. As stated above, there are no plans to widen Colorado Boulevard which would be the rationale for enforcing the special setback. The Applicant states they attempted on several occasions to contact the owner of the adjacent property at 506 San Luis Rey Avenue to obtain their signature of consent that would allow the special setback encroachment to be approved by an Administrative Modification. Each time they were told the property owner was out of town and could not be reached. A copy of the Administrative Modification package was also mailed to the property owner in June of 2014, but the package was returned with no signature. FINDINGS Section 9292.1.4 of the Arcadia Municipal Code states that the purpose of the Modification procedures is for the following: 1. Secure an appropriate improvement of a lot; 2. Prevent an unreasonable hardship; or 3. Promote uniformity of development With the approval of the proposed modification, the proposed development meets all other zoning requirements. Given that the special setback is not needed for street widening, the proposal complies with all of the R-1 zoning regulations, and granting encroachment into the special setback allows for an appropriate architectural design, it is recommended that modification be approved as appropriate improvement to this lot. Architectural Design Review The architectural style of the proposed house is Mediterranean with architectural features such as a curved S-tile roof, pale stucco walls, wood windows, decorative shutters, and massing and articulation consistent with Mediterranean style homes (refer MC 14-19 and SFADR 14-93 February 10, 2015 Page 3 of 5 to the image below). The overall building height is 24’-6”, as measured from the average existing grade, where a maximum of 25’-0” is permitted by Code. Staff is recommending minor revisions to the current design, including changes to the proposed color scheme, windows, shutters, and reducing the number of exterior light fixtures on the front porch to reduce visual clutter and excessive illumination. With these proposed changes, the architectural style will be compatible with the surrounding neighborhood and consistent with the City’s Single-Family Residential Design Guidelines. ENVIRONMENTAL ANALYSIS The proposed project qualifies as a Class 5 Exemption for Minor Alterations in Land Use Limitations from the requirements of the California Environmental Quality Act (CEQA) under Section 15305 of the CEQA Guidelines. PUBLIC COMMENTS Public hearing notices were mailed on January 28, 2015 to the property owners within 100 feet of the subject site. As of February 4, 2015, staff has not received any public comments on this project. RECOMMENDATION It is recommended that the Modification Committee conditionally approve Modification Application No. MC 14-19 and Single-Family Architectural Design Review No. SFADR 14-93 and find that the project is exempt per CEQA Section 15305, subject to the following conditions of approval: MC 14-19 and SFADR 14-93 February 10, 2015 Page 4 of 5 1. On the final construction drawings, the window frame color shall be revised to brown; the stucco color shall be revised to off-white; and the window moldings shall be indicated as tan or off-white in color. The specific colors shall be subject to the approval of the Development Services Director or designee. 2. Both horizontal second-story windows at the south elevation shall be split into two vertically oriented windows on the final construction drawings. The specific shape and location of the windows shall be subject to the approval of the Development Services Director or designee. 3. The two narrow pairs of shutters on the ground floor of the south elevation shall be increased in width to match the width of the abutting windows. 4. The architectural feature shown on the walls beneath the gables shall be a decorative vent. An architectural detail of the vent shall be provided on the final construction drawings, subject to the approval of the Development Services Director or designee. 5. The two central light fixtures on the front porch columns shall be eliminated on the final construction drawings, leaving just the two light fixtures on the outside columns. 6. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officials, officers, employees or agents to attack, set aside, void, or annul any approval or conditional approval of the City of Arcadia concerning this project and/or land use decision, including but not limited to any approval or conditional approval of the City Council, Planning Commission, Modification Committee, or City Staff, which action is brought within the time period provided for in Government Code Section 66499.37 or other provision of law applicable to this project or decision. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and/or land use decision and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officials, officers, employees, and agents in the defense of the matter. 7. Approval of MC 14-19 and SFADR 14-93 shall not be of effect unless on or before 30 calendar days after approval of this project, the property owner/applicant has executed and filed with the Community Development Administrator or designee an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. MC 14-19 and SFADR 14-93 February 10, 2015 Page 5 of 5 Attachment No. 1: Aerial Photo with Zoning Information & Photos of Subject Property and Vicinity Attachment No. 2: Architectural Plans Attachment No. 1 Attachment No.1 Aerial Photo with Zoning Information & Photos of Subject Property and Vicinity Overlays Selected parcel highlighted Parcel location within City of Arcadian/a n/a n/a n/a Property Owner(s): Architectural Design Overlay: Downtown Overlay: Special Height Overlay: Parking Overlay: Lot Area (sq ft): Year Built: Main Structure / Unit (sq. ft.): General Plan: R-1 (7,500) Number of Units: LDR Zoning: Property Characteristics 1951 1,136 9,676 1 PHAM,LIEM Site Address: 500 SAN LUIS REY RD 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 generated29-Jan-2015 Page 1 of 1 Attachment No. 2 Attachment No.2 Architectural Plans COLORADO BLVD. SAN LUIS REY RD. Custom House 500 San Louis Rey RdArcadia, Ca conceptuallandscapedesign project namedate:scale:dawing:job no: drawing contentJK 1/8"=1'-0"1303308/12/2013 walnut, california 91789 Associates,Inc.JK Design & email: jkda2002@gmail.com address: 20945 Delphine Drivetel: 909-598-2877fax: 1.888-880-9412property ownerrevisionsdatechecked: north arrow sheet 1 of 1 NOOK WINE CELLAR DINING ROOM FOYER DEN /LIBRARY WOK ROOM KITCHENWET BAR MUDROOM FAMILYROOM LAUNDRY ENTRANCE COURT YARD PANTRY GALLERY 2 CAR GARAGE BEDROOM LIVING ROOM