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HomeMy WebLinkAboutItem 2STAFF REPORT May 22, 2012 Development Services Department TO: Arcadia Planning Commission FROM: Jim Kasama, Community Development Administrator By: Nick Baldwin, Assistant Planner SUBJECT: Tentative Parcel Map Application No. TPM 12 -01 (Parcel Map No. 71953) for a four -unit, residential- condominium subdivision at 818 S. Golden West Avenue. SUMMARY Tentative Parcel Map Application No. TPM 12 -01 was submitted by Shine Development for a four -unit, residential- condominium subdivision at 818 S. Golden West Avenue — see the attached aerial map and tentative parcel map. 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- 30 based on the 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. TPM 12 -01, subject to the conditions as listed in this staff report. GENERAL INFORMATION APPLICANT: Shine Development (Property Owner) LOCATION: 818 S. Golden West Avenue REQUEST: A Tentative Parcel Map for a four -unit residential condominium subdivision LOT AREA: 10,012 square feet (0.23 acre) FRONTAGE: 99.98 feet along S. Golden West Avenue EXISTING LAND USE & ZONING: The subject property is currently improved with a five -unit apartment building constructed in 1955 — see attached photos. The site 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. SURROUNDING LAND USES & ZONING: North: Four -unit, residential- condominium complex — zoned R -3 South: Five -unit, residential- condominium complex — zoned R -3 East: 42 -unit, residential- condominium complex — zoned R -3 West: 18 -unit apartment building, and four -unit residential - condominium complex — both zoned R -3 GENERAL PLAN DESIGNATION: High Density Residential (12 to 30 dwelling units per acre) — This designation accommodates higher- density attached housing types for both renter and owner households within a neighborhood context. Such housing types generally are located near transit stops, along arterials and transit corridors, and within easy walking distance of shops and services. Appropriate transition to adjacent lower- density neighborhoods is required through the use of yards, other open areas, and building heights. Other uses that may be appropriate, consistent with zoning regulations, include public and private schools, public parks, and other open space uses. PUBLIC HEARING NOTIFICATION Public hearing notices of Tentative Parcel Map Application No. TPM 12 -01 were mailed on Friday, May 11, 2012 to the property owners and tenants of those properties that are within 300 feet of the subject property — see the 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 February 28, 2012, the Development Services Department approved the proposed design concept plans under Architectural Design Review No. ADR 11 -30 for the proposed condominium development. 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. TPM 12 -01 (71953) 818 S. Golden West Avenue May 22, 2012 — page 2 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 10,012 square feet. The R -3 zone has a maximum density of one unit per 1,450 square feet of lot area, and a minimum density of one unit per 2,200 square feet of lot area. Based on these density factors, a maximum of six units would be allowed on the subject site, and a minimum of four units is required. The applicant's proposal to develop four 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 proposed four residential- condominium units will be one less unit 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 special conditions are deemed necessary in addition to the standard conditions of approval. These are listed as conditions 1 through 14 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 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 12 -01 (71953) subject to the following conditions: 1. The developer shall pay the following fees prior to approval of the Parcel Map: Map Fee: $100.00 + Final Approval Fee: $25.00 = Total $125.00. 2. The developer shall post a $200 deposit for Mylar copy of the recorded map prior to approval of the Parcel Map. 3. Prior to approval of the Parcel Map, the developer shall 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. TPM 12 -01 (71953) 818 S. Golden West Avenue May 22, 2012 — page 3 4. Prior to approval of the Parcel Map the developer shall either construct or post security for all the public improvements shown on Tentative Parcel Map 71953 and the following required items: A) New street trees, which are to be shown on the Grading Plan and located in the parkway along Golden West Avenue per the City of Arcadia Street Tree Master Plan. B) New sidewalk shall be constructed along Golden West Avenue per City of Arcadia Standard Plans. C) Curb and gutter shall be removed and replaced from side property line to side property line along Golden West Avenue. 5. A Grading Plan, subject to the approval of the City Engineer shall be prepared by a registered civil engineer and shall be submitted prior to issuance of a building permit. 6. A Standard Urban Stormwater Mitigation Plan, subject to the approval of the City Engineer shall be submitted prior to the issuance of a building permit. 7. All Structures shall be provided with an automatic fire sprinkler system per the City of Arcadia Fire Department Single & Multiple - Family Dwelling Sprinkler Standard. 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 Developer shall install a separate water meter for each condominium unit. A common water meter for each unit can be used to supply both domestic water services and fire services. The developer shall separate the fire service from domestic water service with an approved back flow device. 10. New water service shall be provided by the developer, and installation shall be in accordance with the specifications of the Engineering Division of the Public Works Services Department. Abandonment of existing water services, if necessary, shall be done by the developer in accordance with the specifications of the Engineering Division of the Public Works Services Department. 11. Sewer services are available on Golden West Ave. The developer shall utilize the existing sewer lateral if possible. 12. If any fixture elevation is lower than the elevation of the next upstream manhole cover (522.067), an approved type of backwater valve shall be installed on the lateral in accordance with the specifications of the Public Works Services Department. 13. 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 TPM 12 -01 (71953) 818 S. Golden West Avenue May 22, 2012 — page 4 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. 14. Approval of TPM 12 -01 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 TPM 12 -01 (71953) 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. D.2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. TPM 12 -01 (71953) 818 S. Golden West Avenue May 22, 2012 — page 5 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 May 22, 2012 public hearing, please contact Nick Baldwin, Assistant Planner by calling (626) 574 -5444 or by email at nbaldwin(cr�ci.arcadia.ca.us. Approved: Jim } ,asama Community Development Administrator Attachments: Aerial Photograph with Zoning Information Tentative Parcel Map No. 12 -01 (71953) Photos of the Subject Property 300 -foot Radius Map Preliminary Exemption Assessment TPM 12 -01 (71953) 818 S. Golden West Avenue May 22, 2012 — page 6 Pe g �QQ 0 d., ae FEE Front View — 818 S. Golden West Ave. View of northeast corner — 818 S. Golden West Ave. View of east side — 818 S. Golden West Ave. ?7a. 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G 130.11 -}7� W V - - 0 133.73 17,77 /$ (11 O o7 'N 3 F4 7 ti 16.23 - 80 143.73 (1) 143.8 C 143,88 4'.14 S O 143.97 ® 8 (b 270. • 144.06 --II 270 05 • NO 30435 m � " YY m - ... . 140 N . 140 125.02 w 20 200 go 5 O � V 200 N m c E HUNGATE 1893 - 7- LN 0 -1891 oF) 0 3OO - c0'f rcid l i.(s mar 4r e. . ac; )[%tom We t `7C. PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: TPM 12 -01 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): 818 S. Golden West Avenue 3. Entity or person undertaking project: A. B. Other (Private) (1) Name I Shine Development (2) Address 1807 S. San Gabriel Blvd., San Gabriel, CA 91776 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. A The project is categorically exempt. Applicable Exemption Class: 15 - Minor Land Divisions 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: 5/12/12 Staff: Nick Baldwin, Assistant Planner Preliminary Exemption Assessment FORM "A"