Loading...
HomeMy WebLinkAboutItem 2STAFF REPORT Development Services Department January 24, 2012 TO: Arcadia Planning Commission FROM: Jim Kasama, Community Development Administrator By: Thomas Li, Associate Planner SUBJECT: Tentative Tract Map Application No. TTM 71815 for a ten -unit, residential - condominium subdivision at 845 -851 W. Huntington Drive SUMMARY Tentative Tract Map Application No. TTM 71815 was submitted by SGV Property Fund, LLC, for a ten -unit, residential- condominium subdivision at 845 -851 W. Huntington Drive. 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 -22 based on a determination that the design complies with the City's zoning regulations and is consistent with the architectural design guidelines. The Development Services Department is recommending approval of application no. TTM 71815, subject to the conditions listed in this staff report. GENERAL INFORMATION APPLICANT: LOCATION: REQUEST: LOT AREA: SGV Property Fund, LLC (Property Owner) 845 -851 W. Huntington Drive A Tentative Tract Map to consolidate two parcels for a ten -unit residential- condominium subdivision 845 W. Huntington Drive: 9,753 square feet (0.22 acre) 851 W. Huntington Drive: 13,251 square feet (0.30 acre) Total: 23,004 square feet (0.52 acre) FRONTAGE: Approximately 118 feet along West Huntington Drive 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. 845 W. Huntington Drive is developed with a 4 -unit apartment constructed in 1951, and 851 W. Huntington Drive has a 6 -unit apartment constructed in 1947. SURROUNDING LAND USES & ZONING: North: Single- family residences — zoned R -1 South: 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 71815 were mailed on Thursday, January 12, 2012 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 December 1, 2011, the Development Services Department conditionally approved the applicant's design concept plans under Architectural Design Review No. ADR 11 -22 for the subject condominium project. 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 Tract Map for residential condominium purposes. The site is zoned R -3, High Density Multiple - Family Residential, and has a total land area of 23,004 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 fifteen (15) units would be allowed on the subject site, and a minimum of ten (10) units is required. The applicant's proposal to develop ten (10) residential units is consistent with the density requirements. Staff has determined that the requested subdivision is consistent with the City's General Plan, Zoning, and Subdivision Regulations. The number of units will TTM 71815 845 -851 W. Huntington Drive January 24, 2012 — page 2 remain the same as the existing apartment buildings, but the units will be larger. 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 6 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 71815, subject to the following conditions: 1. The developer will be required to pay the following fees prior to approval of the Tract Map: A Map Fee of $100.00 and a Final Approval Fee of $25.00 for a total of $125.00. 2. Post a $200 deposit for a Mylar copy of the recorded map prior to approval of the Tract Map. 3. Prior to approval of the Tract 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 Tract Map. 4. Prior to approval of the Tract Map the developer shall either construct or post security for all public improvements shown on Tentative Map 71815 and the following items: A) The installation of new street trees shall be shown on a Grading Plan and located in the parkway along Huntington Drive per the City of Arcadia Street Tree Master Plan. B) New sidewalk shall be constructed along Huntington Drive per the City of Arcadia Standard Sidewalk Plans. TTM 71815 845 -851 W. Huntington Drive January 24, 2012 — page 3 C) The curb and gutter shall be removed and replaced from property line to property line along Huntington Drive. D) The shared driveway approach on the west side of the property shall be eliminated. The portion of the approach along the frontage of the proposed development shall be closed and replaced with curb, gutter, and sidewalk, and the developer shall rebuild the driveway approach along the frontage of 855 W. Huntington to conform to City Standard Drawing 801 -1. The new driveway shall be a minimum of 12.5 feet wide. 5. 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. 6. Submit a Standard Urban Stormwater Mitigation Plan subject to the approval of the City Engineer prior to the issuance of a building permit. 7. All City code requirements shall be complied with to the satisfaction of the Fire Department, Public Works Services Department, and Development Services Department. 8. 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. 9. Approval of TTM 71815 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 COMMISSION ACTION Approval If the Planning Commission intends to approve this subdivision, the Commission should move to approve TTM 71815, subject to the following findings and actions: TTM 71815 845 -851 W. Huntington Drive January 24, 2012 — page 4 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. 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 regards to this, 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 TTM 71815 845 -851 W. Huntington Drive January 24, 2012 — page 5 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 for 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 24, 2012 public hearing, please contact Thomas Li, Associate Planner at (626) 574 -5447 or tliaci.arcadia.ca.us. Approved: Ji ►'sama mmunity Development Administrator Attachments: Aerial Photograph with Zoning Information Tentative Tract Map No. 71815 300 -foot Radius Map Photographs of the Site and Vicinity Preliminary Exemption Assessment TTM 71815 845 -851 W. Huntington Drive January 24, 2012 — page 6 0101 -us (ru4 ono 000t -us (1,14 nu men a M 'am noon -I no CO g8 LC) g; ti zg tm J 161 U 0 a F- 6 w 6 gt g F. < _0. a z F— Z r; o z LL QV t� as L00(6 VO'VIav3av 'BAlaa NOIONIINf1H M £98-£48 :NOLLYOOliJ3tONd aU a U gig pg UTILITY NW. (B{ J sett a a tvli 2Wg 10A11111 IsihMill ©0 00000®® Ali o g MIA ' hlidpil IPPgigiiiIIR MITAlliii 000000000000 a /([§ ;2 �-B, E�® .1"2 §§ . Mnbz 8 !BBt[7J § i §( ;k(§ a. 0 kk / 22§ ;| 2 ° "S �� � • � g§/R �� LI h • B IF-1;h44 ■ $E;; it$§- ■eswmz.o -z o i0 �(r# E7 !@ §§§! . ai MO _ P 6 E§- ■b09,t|'` § s4§ $ 2 wl- ©`6229 *R .,E, �S2& tgEsE §k §Bq! @ §2 2 B # 0 $ § c. 0 0 § R DEPARTMENT USE NED BY: SZETO + ASSOCIATES #� m 9 14 ON 10V2:11-0 CC-EC-2914 mew « mm. s 9I 2 OI Ad je ces+ rrorerfy 4-12 weA- 0 AcJ'acer prorer 4-v ea* C) Properly 40 50k i't► e(+s.4- CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) . Name or description of project: I TTM 71815 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): 845 -851 W. Huntington Drive 3. Entity or person undertaking I A. project: 4. Staff Determination: . Other (Private) (1) Name SGV Property Fund, LLC (2) Address 50 E. Foothill Blvd., #203, Arcadia, CA 91007 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. ❑ b. ❑ c. ❑ d. ❑ e. El g. ❑ The proposed action does not constitute a project under CEQA. The project is a Ministerial Project. The project is an Emergency Project. The project constitutes a feasibility or planning study. The project is categorically exempt. Applicable Exemption Class: 132 — Infill Development Project The project is statutorily exempt. Applicable Exemption: The project is otherwise exempt on the following basis: The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: Date: 1 -3 -12 Preliminary Exemption Assessment12010 Staff: Thomas Li, Associate Planner FORM "A"