HomeMy WebLinkAboutItem 2STAFF REPORT
Development Services Department
July 26, 2011
TO: Arcadia Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Thomas Li, Associate Planner
SUBJECT: Tentative Tract Map Application No. TTM 71653 for an eleven -unit,
residential- condominium subdivision at 21 -29 Alta Street
SUMMARY
Tentative Tract Map Application No. TTM 71653 was submitted by Alta Street 2011,
LLC, to consolidate the three properties located at 21, 25, and 29 Alta Street for an
eleven -unit, residential- condominium subdivision. The proposed subdivision is
consistent with the City's General Plan, Zoning, and Subdivision Code. Also, the
Modification Committee approved Modification No. MC 11 -12, Oak Tree Applications
TRH 11 -02 and THE 11 -11, and Architectural Design Review No. ADR 11 -07 based on
the determination that the approval of this project would secure an appropriate
improvement to the lot, and that the proposal is consistent with the City's Architectural
Design Review Guidelines. Therefore, the Development Services Department is
recommending approval of application no. TTM 71653, subject to the conditions as
listed in this staff report.
GENERAL INFORMATION
APPLICANT: Alta Street 2011, LLC (Property Owner)
LOCATION: 21 -29 Alta Street
REQUEST: A Tentative Tract Map to consolidate three Tots for an eleven -unit
residential condominium subdivision
LOT AREA: 24,000 square feet (0.55 acre)
FRONTAGE: Approximately 150 feet along Alta Street
EXISTING LAND USE & ZONING:
The subject properties are zoned R -3, High- Density Multiple - Family
Residential with a maximum density of one unit per 1,450 square feet,
and a minimum density of one unit per 2,200 square feet. 21 Alta Street
is currently developed with an 840 square -foot single - family residence
built in 1922; 25 Alta Street is developed with a 1,106 square -foot single -
family residence built in 1929; and 29 Alta Street is developed with a 955
square -foot single - family residence built in 1951.
SURROUNDING LAND USES & ZONING:
North: Commercial retail and office buildings — zoned CBD.
South: Single and multiple - family residences — zoned R -3
East: Multiple - family residences — zoned R -3
West: Multiple - family residences — zoned R -3
GENERAL PLAN DESIGNATION:
High Density Residential (12 to 30 dwelling units per acre)
PUBLIC HEARING NOTIFICATION
Public hearing notices of Tentative Tract Map Application No. TTM 71653 were mailed on
Thursday, July 14, 2011 to the property owners and tenants of those properties that are
within 300 feet of the subject property (see 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
On May 24, 2011, the Modification Committee conditionally approved Modification No.
MC 11 -12, Oak Tree Applications TRH 11 -02 and THE 11 -11, and Architectural Design
Review No. ADR 11 -07 for the subject condominium project. This approval was based
on the Committee's determination that approval of the subject proposal would secure an
appropriate improvement to the lot, and that it meets the City's Architectural Design
Guidelines. A copy of the findings of these applications is attached to this staff report.
PROPOSAL AND ANALYSIS
There are three existing lots that comprise the subject site. Each lot is approximately 50
feet wide by 160 feet deep. The applicant is requesting a Tentative Tract Map to
consolidate these three (3) Tots and subdivide the site for eleven (11) residential
condominiums. The site is zoned R -3, High Density Multiple - Family Residential, and
has a total land area of approximately 24,000 square feet. The R -3 zone has a
maximum density of one (1) unit per 1,450 square feet of lot area, and a minimum
density of one (1) unit per 2,200 square feet of lot area. Based on these density factors,
a maximum of sixteen (16) units would be allowed on the subject site, and a minimum of
ten (10) units is required. The applicant's proposal to develop eleven (11) condominium
TTM 71653
21 -29 Alta Street
July 26, 2011 — page 2
units is consistent with the density requirements. Therefore, staff has determined that
the requested subdivision is consistent with the City's General Plan, Zoning, and
Subdivision Regulations. In addition, the discharge of sewage from the project into the
public sewer system will not violate any requirements prescribed by the California
Regional Water Quality Control Board for this region.
All City requirements shall be complied with to the satisfaction of the Building Official,
Community Development Administrator, Fire Marshal, and Public Works Services
Director. The proposed plans have been reviewed by these departments and some
special conditions are deemed necessary in addition to the standard conditions of
approval. These are listed as conditions 1 through 3 of this staff report.
CEQA
Pursuant to the provisions of the California Environmental Quality Act (CEQA) the
Development Services Department has determined that the proposed project is an infill
development project, and is therefore categorically exempt from further environmental
review per Section 15332 of the CEQA guidelines. A Preliminary Exemption
Assessment is attached.
RECOMMENDATION
The Development Services Department recommends approval of TTM 71653, subject
to the following conditions:
1. A public fire hydrant shall be provided in the right -of -way within 10 feet of the
center driveway.
2. The project shall be subject to the 2010 Green Building Standards Code.
3. The following shall be priorities for Best Management Practices (BMP) selection
to comply with the required Standard Urban Stormwater Mitigation Plan
(SUSMP):
a. Infiltration systems (e.g., infiltration trenches /swales, grass filter strips, or
porous pavement).
b. Bio- Filtration /Bio- Retention Systems (e.g., Detention basins, bioswales,
etc).
c. Stormwater Capture and Re -use (e.g., cisterns and rain barrels).
d. Mechanical /Hydrodynamic Units (e.g., fossil filters and catch basin inserts).
e. Combination of any of the above.
4. All City code requirements shall be complied with to the satisfaction of the Fire
Department, Public Works Services Department, and Development Services
Department.
TTM 71653
21 -29 Alta Street
July 26, 2011 — page 3
5. 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.
6. Approval of TTM 71653 shall not take effect until the property owner(s) and
applicant(s) and civil engineer have executed and filed the Acceptance Form
available from the Development Services Department to indicate acceptance of
the conditions of approval.
PLANNING COMMISION ACTION
Approval
If the Planning Commission intends to approve this subdivision, the Commission should
move to approve TTM 71653, subject to the following findings and actions:
A.1. That the project and the provisions for its design and improvements are consistent
with the Arcadia General Plan, and that the discharge of sewage from the project
into the public sewer system will not violate any requirements prescribed by the
California Regional Water Quality Control Board for this region.
A.2. That this project is categorically exempt from CEQA per Section 15332.
A.3. Authorize and direct the Development Services Director or designee to approve
and execute, if necessary, a subdivision agreement for this project.
A.4. Approve this project subject to the conditions of approval set forth in the staff
report or as modified by the Planning Commission.
Denial
If the Planning Commission is to take action to deny this subdivision, the Commission
should make specific findings based on the evidence presented and move to deny the
project. The Planning Commission may wish to consider the following findings which
must be expanded upon with specific reasons for denial:
D.1. That the proposed map is not consistent with the applicable general and specific
plans as specified in Section 66451 of the Subdivision Map Act.
TTM 71653
21 -29 Alta Street
July 26, 2011 — page 4
D.2. That the design or improvement of the proposed subdivision is not consistent with
applicable general and specific plans.
D.3. That the site is not physically suitable for the type of development.
D.4. That the site is not physically suitable for the density of development.
D.5. That the design of the subdivision or the proposed improvements is likely to cause
substantial environmental damage.
D.6. That the design of the subdivision or the types of improvements is likely to cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat.
D.7. That the design of the subdivision or the type of improvements is likely to cause
serious public health problems.
D.8. That the requested subdivision injuriously affects the neighborhood wherein said
lot is located.
D.9. That the design of the subdivision or the type of improvements will conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision. In this connection, the legislative body may
approve a map if it finds that alternate easements for access or for use, will be
provided and that these will be substantially equivalent to ones previously
acquired by the public. This finding shall apply only to easements of record or to
easements established by judgment of a court of competent jurisdiction and no
authority is hereby granted to a legislative body to determine that the public at
large has acquired easements for access through or use of property within the
proposed subdivision.
If any Planning Commissioner or other interested party has any questions or comments
regarding this matter, prior to the July 26th public hearing, please contact Thomas Li,
Associate Planner at (626) 574 -5447 or tliCa�ci.arcadia.ca.us.
Approved:
f
Jim j4Esam'a
CoIrrriiunity Development Administrator
Attachments: Aerial Photograph with Zoning Information
Tentative Tract Map No. 71653
Findings for MC 11 -12, TRH 11 -02, TR 11 -11, & ADR 11 -07
300 -foot Radius Map
Photographs of the Site and Vicinity
Preliminary Exemption Assessment
TTM 71653
21 -29 Alta Street
July 26, 2011 — page 5
5drteet
oval -uo ow 'NW 0901-lu (slc) rut
eDl�jj ;�1�imme. v Y31111 aavo IY3(siw, 3 �Yja
ll NLil(ilUllll`nllW19W f 1`lil N 1YD
M o
In z
rn
v-I ZZ
l- w �LL
'_1 a0ao� In • V ~ I- W Z
0 �d �dNa0
ral °W ^2
LL m
OLL
E"{ pV pu
w0
U o LL 00�°w
UQ
nZUO
F-' 1- - aO
w
O U W
W Oa
• 5 iQa re
O
ao „aW
Z eCOZF
E-( _� Z
Z �UOLL(n
W i-0_
E- a i 13; �r
9001.6VO'VIOV3 V
`1S V11V 6Z ONV '96 LZ
Ng1V0011J3r03d
e
1I
1
1
9
FOR CONDOMINIUM PURPOSES
VICINITY MAP
z
O
>
w
re
Q
0
Z H
�l[�F1I O
9c.'>° ~> O WwU
LOW?:
ciaww0?i: wl�a 4O 3(3
Zmm>Z00�(U4� �xwW03OO
VUOOWW33 U"tmmmMZi
HahnexJ
000OWWLLLL 0 Ulm
K
PREPARED BY:
UTILITY SERVICES:
\\\
L
4
\ \\
3
/ mrsh,
/Ea3sr ����
�I
1
-
ARCADIA MODIFICATION COMwu rTEE
Tuesday, May 24, 2011 at 7:45 a.m.
Arcadia City Council Chambers Conference Room
PUBLIC HEARING MC 11 -12, TRH 11 -02, THE 11 -11 & ADR 11 -07
Address: 21, 25 & 29 Alta Street
Applicant: Jasen Grohs, Alta Street LLC
Requests: The applicant requests approval for the following items to accommodate a new 11-
unit multi - family residential project:
1. Remove two (2) healthy Coast Live Oak trees that are located in the center of
the project in order to accommodate the new design;
2. Allow the new multi - family residences and proposed improvements to encroach
within the drip line of three (3) Coast Live Oak trees;
3. Reduce the minimum distance between buildings (Buildings A & C and AR &
CR) to 6' -0" in lieu of 10' -0" required (Sec. 9255.2.14); and
4. Architectural design review for a new 11 -unit Santa Barbara style multi - family
residential project that will include a two -car garage for each unit and six (6) on-
site guest parking spaces.
BACKGROUND
The subject site consists of three adjoining Tots located at 21 -29 Alta Street that have a
combined square- footage of 23,997 feet, is zoned R -3, and has 5 existing oak trees. The lots
were developed with single - family homes that were built in 1922, 1929, and 1951.
Request No. 1 and 2
The proposed development will require the removal of two of the five oak trees. The two trees
that the applicant proposes to remove are 14" and 18" Coast Live Oaks, which are located in the
center of the project. The central location of two of the oaks makes their removal very difficult to
avoid since the applicant must provide 11 units with parking to comply with the City's minimum
density requirement (20 dwelling units per acre). Furthermore, the certified arborist who
examined the trees determined that the trees are healthy, but of little value to the property due
to their poor structure caused by inappropriate maintenance.
The three of the five existing oaks on the property will be preserved, but will have development
within their protected zone. Two of the trees (Tree No. 1 & 2 in the Arborist Report) are both
Coast Live Oaks that are located near the property line on the northeast corner of the property.
The footings of the wrought iron fence that is proposed to be built along the eastern property
line will impact the trees. The third Coast Live Oak tree (Tree No. 5 in the Arborist Report) is
located on the northwest corner of the property and will be impacted by the block wall that is
proposed to be built along the western property line. The certified arborist for this project
determined that the impact to these trees is tolerable provided the mitigation measures stated in
the April 2011 arborist report are followed.
Request No. 3
The applicant is requesting a modification to reduce the minimum distance from 10' -0" to 6' -0"
between buildings A & C and AR & CR in order to create larger living rooms that are
comparable to market standards. The original plans submitted to Planning Staff showed that
the distance between buildings (A & C and AR & CR) complied with the minimum 10' interior
setbacks. However, the applicant explained that in order to meet the interior setback
requirement, the living room was drawn smaller than normal. Approval of this modification will
result in a reduction in the side yard from 5' to 3' for each of the affected buildings. The reduced
side yards will maintain their function of providing the necessary buffer between buildings and
will still meet the minimum Building Code regulation for spacing between buildings, which is 6'-
0". The increased floor area that the modification will allow for will create a more functional floor
plan for the new residences which is an appropriate improvement to the lot.
Request No. 4
The applicant is proposing an 11 -unit multi - family project that will include a two -car garage for
each unit and 6 guest parking spaces. The units will be distributed among 7 buildings, 2 of
which have street frontages on Alta Street, 2 in the center of the lot, and 3 that front the alley to
the north of the site. All of the units meet the minimum 100' private open space requirement,
while the majority of them exceed the minimum requirement. The 11 units provided meet the
city's minimum density requirement of one unit per 2,200 square -feet (20 dwelling units per
acre). Six 36" -box Coast Live Oaks will be planted in the front yard of the property and 17 other
trees will be planted throughout the site.
The buildings reflect the Santa Barbara variant of Spanish Colonial Revival architecture through
the use of arched windows, exposed dark beams, an earth -tone base color and a brown S -tile
roof. The style of these units will blend well with a neighborhood that is characterized by a mix
of older single -story ranch homes and newer two -story Mediterranean multi - family dwellings. It
is Staff's opinion that the new development will be a fine addition to the neighborhood and is
architecturally appropriate.
FINDINGS
Ms. Garcia asked Mr. Baldwin if the other homes in the area have tile roofs. Mr. Baldwin
responded that the multi - family Mediterranean -style buildings in the area have tile roofs. Mr.
Kruckeberg commented that the Arborist Report appeared to be accurate, particularly in regards
to the poor condition of the Oak trees that are proposed to be removed. Furthermore he stated
that the applicant showed good faith in trying to uphold the Oak Tree Preservation Ordinance as
evidenced by the retention of the other three oaks on site.
Mr. Kruckeberg asked the applicant, Mr. Grohs, and the project architect, Mr. Tong, how many
units they would have proposed to build on this lot if the City did not have a minimum density
requirement. Mr. Tong responded that they would have proposed 8 or 9 units which is more in
line with market demands. Mr. Grohs explained that a project of this type usually would require
subterranean parking, but this project is the exception due to the additional access the alley to
the rear of the property provides.
Mr. Kruckeberg stated that the remaining request that the Modification Committee may need to
discuss further is the reduced setback between buildings. He reasoned that for a project like
this to only have one real modification and meet the minimum density requirement is an
accomplishment for the applicant. The other committee members agreed. Mr. Kruckeberg
made a motion to approve, which was seconded by Mr. Parille.
ACTION
Approved 3 -0, with the following conditions:
1. The applicant must apply for a Tract Map to consolidate the 3 Tots into 1 parcel and
subdivide the units prior to Building Services Plan Check.
2. Protective Fences shall be installed around the protected trees (with the exception of the
two Oaks to be removed) before any demolition occurs. The fences shall be placed in
the locations shown on the Site Plan included with the arborist report.
3. Prior to demolition the contractor and consulting arborist shall meet on site to make sure
fences are properly placed and installed and to review the goals for the tree protection
plan.
4. The fences shall be maintained throughout the project. No staging of materials or
equipment or washing -out is to occur within the fenced protected zones.
5. All demolition, excavation or grading within the drip lines of the protected trees shall be
done with hand tools and monitored by the consulting arborist.
6. If any injury whatsoever should occur to the oak trees, call the consulting arborist
immediately. Timeliness is critical to being able to provide the best mitigation treatment
for injuries.
APPEAL PERIOD
There is a five (5) working day appeal period for this application. The approval is not effective
until Thursday, June 2, 2011 provided the Committee's action is not appealed. An appeal must
be submitted in writing to the Community Development Division with the $540.00 appeal fee by
5:30 p.m. on Wednesday, June 1, 2011.
EXPIRATION AND IMPLEMENTATION
The approval granted by this application shall expire one year (June 2, 2012) from the effective
date unless the project is completed or the approval is renewed.
The actual project must be consistent with the approval granted by the Modification Committee.
Any deviation from the Committee's action shall be subject to review and approval by the
Community Development Administrator and may require a new application and another public
hearing.
If there are any questions, please call Nick Baldwin, Assistant Planner, at (626) 574 -5444 or by
e -mail at nbaldwin anci.arcadia.ca.us.
Approved by:
i
Lisa L. Floress Se or Planner
PLANNING COMMISSIONER PRESENT: Pariile
COMMITTEE MEMBERS PRESENT: Garcia, Kruckeberg
PLANNING SERVICES REPRESENTATIVE: Baldwin
Soy
w
_>
Z
9
L1.1
91.Q
ZZ (I)
9Z Z
09 w
>
RA 1� � H - M - - -_ mu- .. T
9Z
CITY OF ARCADIA
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
I.
Name or description of project:
TTM 71653
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):
21 -29 Alta Street
3.
Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name
Alta Street 2011, LLC
(2) Address
119 E. St. Joseph St., Arcadia, CA 91006
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.
The project is categorically exempt.
e. ■
Applicable Exemption Class: 132
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: 6 -22 -11
Preliminary Exemption Assessment \2010
Staff: Thomas Li, Associate Planner
FORM "A"