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
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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"