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HomeMy WebLinkAboutItem 1STAFF REPORT Development Services Department January 10, 2012 TO: Arcadia Planning Commission FROM: Jim Kasama, Community Development Administrator By: Thomas Li, Associate Planner SUBJECT: Tentative Parcel Map Application No. TPM 11 -07 (Parcel No. 71791) for a three -unit, residential- condominium subdivision at 609 S. Second Avenue. SUMMARY Tentative Parcel Map Application No. TPM 11 -07 was submitted by Sun Homeland, Inc., property owner, for a three -unit, residential- condominium subdivision at 609 S. Second Avenue. The proposed subdivision is consistent with the City's General Plan, Zoning, and Subdivision Code. The Development Services Department approved the applicant's design concept plans under Architectural Design Review No. ADR 11 -18 based on the determination that the design complies with the City's zoning regulations and is consistent with the architectural design guidelines. Therefore, the Development Services Department is recommending approval of application no. TPM 11 -07, subject to the conditions as listed in this staff report. GENERAL INFORMATION APPLICANT: Sun Homeland, Inc. (Property Owner) LOCATION: 609 S. Second Avenue REQUEST: A Tentative Parcel Map for a three -unit residential condominium subdivision LOT AREA: 7,971 square feet (0.18 acre) FRONTAGE: Approximately 55 feet along South Second Avenue EXISTING LAND USE & ZONING: The subject property is 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. It is currently developed with a five -unit apartment building constructed in 1923. SURROUNDING LAND USES & ZONING: North: South: East: West: Multiple - family residences Multiple - family residences Multiple - family residences — Multiple-family residences — — zoned R -3 — zoned R -3 zoned R -2 zoned R -3 GENERAL PLAN DESIGNATION: High Density Residential (12 to 30 dwelling units per acre) PUBLIC HEARING NOTIFICATION Public hearing notices of Tentative Parcel Map Application No. TPM 11 -07 were mailed on Tuesday, December 27, 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 November 30, 2011, the Development Services Department conditionally approved the applicant's design concept plans under Architectural Design Review No. ADR 11 -19 for the subject condominiums. This approval was based on staffs determination that the design complies with the City's zoning regulations and is consistent with the architectural design guidelines. PROPOSAL AND ANALYSIS The applicant is requesting a Tentative Parcel Map for residential condominium purposes. The site is zoned R -3, High Density Multiple - Family Residential, and has a total land area of approximately 7,971 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 five (5) units would be allowed on the subject site, and a minimum of three (3) units is required. The applicant's proposal to develop three (3) condominium 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. The proposed three condominium units will have two Tess units than the existing five -unit apartment, and 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 especial conditions are deemed necessary in addition to the standard conditions of approval. These are listed as conditions 1 through 7 of this staff report. TPM 11 -07 609 S. Second Avenue January 10, 2012 — page 2 CEQA Pursuant to the provisions of the California Environmental Quality Act (CEQA) the Development Services Department has determined that the proposed project is a minor land division, and is therefore categorically exempt from further environmental review per Section 15315 of the CEQA guidelines. A Preliminary Exemption Assessment is attached. RECOMMENDATION The Development Services Department recommends approval of TPM 11 -07, subject to the following conditions: 1. The developer will be required to pay the following fees prior to approval of the Parcel Map: Map Fee: $100.00 + Final Approval Fee: $25.00 = Total $125.00. 2. Post a $200 deposit for Mylar copy of the recorded map prior to approval of the Parcel Map. 3. The developer shall provide an additional 12 foot wide roadway dedication along Second Avenue. 4. Prior to approval of the Parcel Map, submit a separate demolition and erosion control plan prepared by a registered civil engineer subject to the approval of the City Engineer. All existing structures shall be demolished prior to approval of the Parcel Map. 5. Prior to approval of the Parcel Map the developer shall either construct or post security for all public improvements as shown on the Tentative Parcel Map 71791 and the following required item(s): A) Install new street trees to be shown on the Grading Plan located in the parkway along Second Avenue per the City of Arcadia Street Tree Master Plan. B) Construct new sidewalk along Second Avenue per City of Arcadia Standard Plans. C) Remove and replace curb and gutter from property line to property line along Second Avenue. D) The drive approach to the alley just south of the proposed development shall be removed and replaced per City of Arcadia Standard Plans. 6. Submit a Grading Plan prepared by a registered civil engineer subject to the approval of the City Engineer prior to issuance of a building permit. '7. Submit a Standard Urban Stormwater Mitigation Plan subject to the approval of the City Engineer prior to the issuance of a building permit. TPM 11 -07 609 S. Second Avenue January 10, 2012 — page 3 8. All City code requirements shall be complied with to the satisfaction of the Fire Department, Public Works Services Department, and Development Services Department. 9. 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. 10.Approval of TPM 11 -07 shall applicant(s) and civil engineer available from the Development conditions of approval. PLANNING COMMISION ACTION Approval not take effect until the property owner(s) and have executed and filed the Acceptance Form Services Department to indicate acceptance of the If the Planning Commission intends to approve this subdivision, the Commission should move to approve TPM 11 -07, 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 15315. 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. TPM 11 -07 609 S. Second Avenue January 10, 2012 — 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 January 10, 2012 public hearing, please contact Thomas Li, Associate Planner at (626) 574 -5447 or tli(cci.arcadia.ca.us. Approved: l�t Jim Kasam Community Development Administrator Attachments: Aerial Photograph with Zoning Information Tentative Parcel Map No. 11 -07 (Parcel Map No. 71791) 300 -foot Radius Map Photographs of the Site and Vicinity Preliminary Exemption Assessment TPM 11 -07 609 S. Second Avenue January 10, 2012 — page 5 r ti ✓ 0) w m O -J i Z w CD 8 Q o z N J U L r4 W 8 O U ZS UU 2 LL 25 Om 0 • 6Wai o 0_ a: z i,. 0 U W ° _ Z O CC O LL • U - = a F- 0 Q z W L_ O I— J Z 0 W w J 1 s Z 133HS "_- n 09 0Yl c/)�a &I U 9009 ZI U 11'01 A 01.091 4•.33HS Pl019 6Z-8Z-09£1(Wd -O 091 8 £ 133HS .-/- o9l . 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It 8 OK e e �W e 1 2� 3 J View of the neighbor to the south of the subject property View of the neighbors across the street from the subject property View of the neighbors across the street to the northeast of the subject property View of the neighbor across the street to the southeast of the subject property View of the neighbor to the south of the subject property CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: TPM 11 -07 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): 609 S. Second Avenue 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Sun Homeland, Inc. (2) Address 308 S. First Avenue, Ste. F, 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. e. ►Z4 The project is categorically exempt. Applicable Exemption Class: 15 — Minor Land Division 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: 12 -7 -11 Preliminary Exemption Assessment\2010 Staff: Thomas Li, Associate Planner FORM "A"