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HomeMy WebLinkAboutItem 1STAFF REPORT Development Services Department DATE: July 24, 2012 TO: Arcadia Planning Commission FROM: Jim Kasama, Community Development Administrator By: Thomas Li, Associate Planner 'L SUBJECT: Modification Application No. MP 12 -04, Architectural Design Review Application No. ADR 12 -09, and a Diseased /Hazardous Oak Tree Removal Permit Application No. TRD 12 -09 for a two -unit residential condominium project. SUMMARY Mr. Jonathan De Leon, son of the property owner, Mrs. Lucina De Leon, filed the subject applications for a proposed two -unit residential condominium project at 501 S. Third Avenue — an aerial photo with zoning information, and photos of the site are attached. Staff recommends conditional approval of Modification Requests A and B based on a finding that they would secure an appropriate improvement and alleviate an unreasonable hardship. However, it is recommended that Request C be denied because it is not supported by any of the required purposes for a zoning Modification. It is also recommended that Architectural Design Review Application No. ADR 12 -09 be approved based on the finding that the architectural design is consistent with the City's Multiple Family Residential Architectural Design Guidelines, and that Diseased /Hazardous Oak Tree Removal Permit Application No. TRD 12 -09 be approved based on a determination by a certified arborist that the subject oak tree is diseased and hazardous. GENERAL INFORMATION APPLICANT: Mr. Jonathan De Leon LOCATION: 501 S. Third Avenue REQUESTS: To permit the following Modifications, Architectural Design Review approval, and removal of diseased /hazardous oak tree for a proposed, two -unit, residential- condominium project on an R -2, multiple - family zoned property: A. A 13' -0" to 15' -0" street side yard setback (along El Dorado St.) in lieu of the minimum 25' -0" required (AMC Sec. 9253.2.5) B. An 11' -0" street side yard setback (along El Dorado St.) in lieu of the minimum 25' -0" required for two (2) second floor balconies (AMC Sec. 9253.2.5) C. A 7' -0" southerly side yard setback in lieu of 10' -0" required for two (2) air conditioning units (AMC Sec. 9253.2.18) D. An oak tree removal permit for a diseased and hazardous Coast Live Oak tree with a trunk diameter of 60 inches. LOT AREA: 7,840 square feet (0.18 acre) STREET FRONTAGES: 53.40 feet along S. Third Avenue 144 feet along El Dorado Street EXISTING LAND USE & ZONING: The property is improved with two residential units constructed in 1961 with a combined square footage of 1,848 square feet. The site is zoned R -2, Medium - Density Multiple - Family Residential with a maximum density of one unit per 3,750 square feet. SURROUNDING LAND USES & ZONING: North: Single- family residential; zoned R -2 South: Single- family residential; zoned R -2 East: Multiple - family residential; zoned R -2 West: Multiple - family residential; zoned R -2 GENERAL PLAN DESIGNATION: Medium - Density Residential (6 -12 dwelling units per acre) — This designation accommodates varied housing types and sizes within a suburban neighborhood context. Permitted residential uses include detached and attached residences with private and /or shared yards and open space areas. MP 12 -04, ADR 12 -09 & TRD 12 -09 501 S. Third Avenue July 24, 2012 — Page 2 of 8 PUBLIC HEARING NOTIFICATION Public hearing notices for MP 12 -04, ADR 12 -09, and TRD 12 -09 were mailed on July 12, 2012 to the property owners and tenants of those properties that are located within 100 feet of the subject property — see the attached radius map. Pursuant to the provisions of the California Environmental Quality Act (CEQA) the proposed, two -unit, multiple - family structure and the related applications are Categorically Exempt under Sections 15303 and 15305 of the CEQA Guidelines that pertain to new construction of small structures and minor alterations in land use limitations. Therefore, the public hearing notice was not published in a local newspaper. BACKGROUND On October 23, 2007, the Planning Commission approved the proposed two -unit, residential- condominium project under application nos. MP 07 -06, TR 07 -14, and ADR 07 -14. However, the approval expired on October 23, 2008, as the applicant was not able to secure financing to construct the project. PROPOSAL AND ANALYSIS The applicant is proposing to clear the site to build two, attached residential - condominium units, as shown on the attached plans. There will be a two - bedroom and a three - bedroom unit constructed on -grade with approximately 1,400 and 2,200 square feet of living space, respectively. Each unit will have an attached two -car garage. The subject property has 7,840 square feet of land area. The density factor in R- 2 zones is 3,750 square feet per unit, which permits a maximum of two units on the subject property. The Modifications are requested because of the limited building envelope on the subject corner lot. The property is 53.4' wide and 144' deep. Because this is a corner lot, there are substantial setbacks on two sides: The required front setback is a 35' special setback from S. Third Avenue, and a 25' setback is required for the street -side from El Dorado Street. The required interior side and rear setbacks are 10 feet. Compliance with these setback requirements results in a buildable area that is only 17.7' wide by 98.3' long. Modification Request A • A 13' -0" to 15' -0" street side yard setback (along El Dorado Street) in lieu of the required 25' -0" minimum. By Code, the street side of a corner lot shall not be less than the required front yard setback, which is 25' -0" from the property line. This requirement, combined MP 12 -04, ADR 12 -09 & TRD 12 -09 501 S. Third Avenue July 24, 2012 — Page 3 of 8 with the 10' -0" interior side yard setback requirement, results in over half of the 53' -5" lot width being required setback areas. Staff considers this to be an unreasonable hardship. The applicant is requesting to maintain a 15' -0" street side yard setback from El Dorado Street, with 2' -0" architectural projections into the 15' -0" setback, thus resulting in a 13' -0" street side yard setback for two architectural projections of 5' -0" and 7' -0" in width. These architectural projections will be complemented by partially, recessed, open deck areas. It is noteworthy that the street side setback of the existing house at the corner is only 9' -9" from the El Dorado Street property line. The 15' -0" street side setback will allow for a wider building envelop, increasing it from a width of 17' -8" to 27' -8 ". The additional width of the building envelop allows the building to appear more proportional with the length of the structure. The additional 2' -0" encroachments for architectural projections provide architectural relief. In staffs opinion, approval of this request alleviates an unreasonable hardship, and would secure an appropriate improvement. Modification Request B • An 11' -0" street side yard setback (along El Dorado Street) in lieu of the required 25' -0" minimum for two (2) second floor balconies. Balconies are permitted to project a maximum of 5' -0" into any required setback and the applicant is proposing two (2) second floor balconies that would project 4' -0" from the building. However, this is an additional request because the proposed projections are in addition to Request A for an overall reduction of the street side yard setback. The proposed balconies will maintain an 11-0" street side yard setback and provide architectural relief, as well as open space on the second floor. The encroachments would be of minimal impact upon the neighboring properties because they are towards the right -of -way, rather than toward an adjoining property. In staffs opinion, approval of this request would secure an appropriate improvement. Modification Request C • A 7' -0" southerly side yard setback in lieu of 10' -0" required for two (2) air - conditioning units. This request is to allow the two, air - conditioning units to be located within the southerly side yard setback. In the plans for this project in 2007, the two (2) air conditioning units were proposed to be on second floor decks, and not encroach into the required 10' -0" side yard setback. By locating the air - conditioning units on the ground, there will be more usable open deck area, and there would not be any concerns that the equipment could pose a visual impact upon the neighborhood; however, the units could be a noise impact to the southerly neighbor. Since there are viable locations for these units to meet the setback MP 12 -04, ADR 12 -09 & TRD 12 -09 501 S. Third Avenue July 24, 2012 — Page 4 of 8 requirements, staff cannot support this request. The air conditioning units should be located in compliance with the setback requirements. Request D — Oak Tree Removal Permit • Removal of a diseased and hazardous Coast Live Oak tree with a trunk diameter of 60 inches. There is a large oak tree on the subject property adjacent to the southerly property line near the central portion of the property. The subject tree has a trunk diameter of 60 inches. A Certified Arborist, Mr. Lance E. Henry, evaluated the subject oak tree, and provided the attached report. The report states that the tree has a condition rating of "F" due to cavities and decay that have weakened the structural conditions within the main trunk, the branch junctions, and the tree crown. Mr. Henry concludes that due to the poor structural condition of the tree, there is a high risk of failure and the tree poses a hazard to people and the surrounding properties. He recommends removal of the subject oak tree, and based on the proposed project, one (1) 36" -box Coast Live Oak tree (Quercus Agrifolia) be planted in the landscape area to the east of the main driveway. This is shown on the site plan in the arborist's report. Staff recommends approval of this request with the condition to plant one (1) 36" -box Coast Live Oak tree at the location as designated by the arborist. Architectural Design Review Concurrent with the Modification and Oak Tree Removal Permit Applications, the Planning Commission may approve, conditionally approve, or deny the architectural design of this project. The proposed building is of a "Modern" style comprised of different geometric shapes, and varying heights, while incorporating some traditional elements, such as wooden trellises, low- pitched roofs, and deep eave overhangs along the street elevations. The use of architectural projections, recesses, balconies, and varying roof styles provides visual interest and modulation. Although this style is not typical of the area, the overall mass and shape and the proposed light blue and green color scheme will complement the surrounding developments. It is staff's opinion that the proposed design meets the City's Architectural Design Guidelines and that the development will be harmonious with the neighboring residences. CODE REQUIREMENTS The proposed project is required to comply with all Code requirements and policies as determined to be necessary by the Building Official, Fire Marshal, City Engineer, Community Development Administrator, and Public Works Services Director, which are to be determined by having fully detailed construction plans submitted for plan check review and approval. MP 12 -04, ADR 12 -09 & TRD 12 -09 501 S. Third Avenue July 24, 2012 — Page 5 of 8 Engineering Services reviewed the subject proposal and is requiring that the width of the driveway approach to the garages be reduced to a maximum of 25'- 0" to comply with City standards. The Public Works Services Department has also reviewed the proposal and requested the conditions of approval outlined in the attached memorandum dated March 28, 2012. And, while this project might not be required to comply with the City's Water Efficient Landscaping Ordinance, the landscaping and irrigation of the development should be water - efficient and subject to plan check and inspections by the City's landscape consultant. CEQA Pursuant to the provisions of the California Environmental Quality Act (CEQA), the proposed two -unit, multiple - family structure and its related Modifications are Categorically Exempt under Sections 15303 and 15305 of the CEQA Guidelines that pertain to new construction of small structures and minor alterations in land use limitations. A Preliminary Exemption Assessment is attached. RECOMMENDATION The Development Services Department recommends approval of Modification Requests A and B, the Architectural Design, and the Oak Tree Removal Permit, subject to the following conditions of approval; and it is recommended that Modification Request C be denied: 1. One (1) thirty -six inch (36 ") box oak tree shall be planted on the subject property and incorporated into the overall landscape plan with the exact location and specie to be determined by a certified arborist and subject to the approval of the Community Development Administrator. 2. The driveway approach to the garages shall be reduced to a width of 25' -0 ". 3. Air conditioning units shall be located in compliance with the setback requirements, subject to the approval of the Community Development Administrator. 4. The development shall comply with the conditions of approval outlined in the attached memorandum from the Public Works Services Department dated March 28, 2012. 5. The landscaping and irrigation of the development shall be water - efficient in accordance with the City's Water Efficient Landscaping Ordinance and shall be subject to plan check and inspections by the City's landscape consultant. 6. The proposed project shall be developed and maintained in a manner that is consistent with the plans submitted and approved by Modification Application MP 12 -04, ADR 12 -09 & TRD 12 -09 501 S. Third Avenue July 24, 2012 — Page 6 of 8 No. MP 12 -04, Architectural Design Review Application No. ADR 12 -09, and Diseased /Hazardous Oak Tree Removal Permit Application No. TRD 12 -09. 7. 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. 8. The approvals of the Modifications, the Architectural Design, and the Diseased /Hazardous Oak Tree Removal Permit shall not take effect until the owner and applicant have executed an Acceptance Form available from Planning Services to indicate awareness and acceptance of the conditions of approval. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should, based on the evidence presented, state that the proposed design is consistent with the City's Multiple - Family Residential Architectural Design Guidelines, that the diseased /hazardous oak tree removal is acceptable, and specify that at least one of the following purposes is addressed by the Modifications, and move to approve the project subject to the conditions set forth in this report, or as modified by the Commission: • That the Modification request(s) will secure an appropriate improvement, or • That the Modification request(s) will prevent an unreasonable hardship, or • That the Modification request(s) will promote uniformity of development Denial If the Planning Commission intends to deny this project, the Commission should, based on the evidence presented, state with specific reasons that the proposed MP 12 -04, ADR 12 -09 & TRD 12 -09 501 S. Third Avenue July 24, 2012 — Page 7 of 8 design is not consistent with the City's Multiple - Family Residential Architectural Design Guidelines, that the diseased /hazardous oak tree removal is not acceptable, and /or that the requested Modifications are not consistent with any of the above purposes, and move to deny the project. If any Planning Commissioner, or other interested party has any questions or comments regarding this project prior to the public hearing on July 24, 2012, please contact Associate Planner, Thomas Li at (626) 574 -5447 or tliCa�ci.arcadia.ca.us. Approved by: J' asama ommunity Development Administrator Attachments: Aerial Photo with Zoning Information Photos of the Site 100' Radius Map Proposed Plans Arborist's Report Public Works Services Dept. Memorandum dated March 28, 2012 Preliminary Exemption Assessment MP 12 -04, ADR 12 -09 & TRD 12 -09 501 S. Third Avenue July 24, 2012 — Page 8 of 8 501 S. Third Avenue MP 12 -04, ADR 12 -09, TRD 12 -09 1 -EAST 2 - NORTHEAST PHOTOS OF THE EXISTING PROPERTY DE LEON DUPLEX 501 S. 3RD AVE & 222 E. EL DORADO ST. ARCADIA, CA 91006 OWNER LUCINA DE LEON 1135 LEONARD AVE PASADENA, CA 91107 4 - NORTH PHOTOS OF THE EXISTING PROPERTY DE LEON DUPLEX 501 S. 3RD AVE & 222 E. EL DORADO ARCADIA, CA 91006 OWNER LUCINA DE LEON ST. 1135 LEONARD AVE PASADENA, CA 91107 5 - NORTH FPS -5T" 6 - NORTHWEST PHOTOS OF THE EXISTING PROPERTY DE LEON DUPLEX 501 S. 3RD AVE & 222 E. EL DORADO ST. ARCADIA, CA 91006 OWNER LUCINA DE LEON 1135 LEONARD AVE PASADENA, CA 91107 VIEW FROM NORTHWEST VIEW FROM SOUTHEAST PHOTOS OF THE OAK TREE 501 S. 3RD AVE & 222 E. 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IIII 11111111 „ill' ouu 1111 11 IIII == 11-I �- 1111 =11 1111 =1111 IIII =11 IIII -IIII 1111 -11 IIII =1111 && 1111111 111: -1111 4 IIII 11 �- = 1111 =1111 1111_11 IIII =1111 1111 =11 1111 =1111 IIII =11 1111 =1111 — 1111 -11 dim Not IIII =1111 IIII =11 111:1 =:1- = 1111 =11 11111 -1111 :1111E-1 1 1 =1111 =IIII =11 1 =1111 IIII =11 1 =1111 1111111 h=1111 IIII °II 11_11_11 IIII =11 1_1111 1111 =11 1 =1111 '-1111 =11 11 =1111 -1111= 11 1111 „111 =11 =11 I !ling!! 111 11_1111 @1111 =11 11 =1111 '- 1111111 1 =1111 I =1111 1111 � 1111111 1 =1111 1111111 f =1111 II11 =11 .!111 =1111 'IIII =11 p1 =1111 1.111 =11 11111 II ° 1111"11111 1111 =1111 IIII -11 11111 -1111 - IIII -11 SECTION 8 E III-_-7. =1111 !III_ 1111 II "11 �p =1111 1 1111= IiIIiIAII 11 -1111 1= 111121111 _IIII_ 1111 =1111 11- _ TT �M 11 LI un- 1111 =1111 IIII=_ I l 1111 =_IIII =1111_ IIII =1111 .......... —= 1111 1111 =1111 =1111= • "C•••••° 1111 =1111 =1111= ffi 1111 =1111 .......... IIII= 1111 =1111 I 211112 111111/ ��1111 =1111 1111= 1111 � = — 1111 =_1111 _ IIjlj .; ■ u illlllllllll IIIII ::..... =12 II 1I11 _ •• ! =1111 1 } IIIIf111111 =_IIII° mg)!!! .11 -1111= 11_11 =1111 1111= M 1 I �,� a I I 1 j 1 ; 1 } I j 1 1111 =1111 =1111_ 1111 =II II =1111= -II IIII =1111 1111= IIII _=1111 -IIII- 1111_1111 NI IIII =1111 21111E- 111121111 _ 1111_ 1111=1111 1I' IIII= LI. _ ntttttttul 1111 =1111 =_1111= IIII =1111 =1111= 1111 =1111 1111= ? 1111 =1111 - -a- IIII 1 ' 1111 =1111 —1111_ 1111 =1111 =IIII= 1111 -1111 -1111- 1111 -1111 °- -1111_ 11111111 —IIII= 1111/1111 =1111= 1111/1111 =11111 1111 =1111 =IIII= IIII =1111 11_11= :111_1111 11111= € 1111 =1111 =1111= IIII 1111111111111 11 -1111 =1111= 11 =1111 =1111- Z 0 W Steven's Tree Experts June 5, 2012 Lucina De Leon 1135 Leonard Ave. Pasadena, CA. 91107 Regarding: Oak tree evaluation Adjacent properties 501 S. 3rd Ave 222 El Dorado St. Arcadia CA. 91006 Dear Mrs. De Leon, .4 ETV m`a JUN 1` 2012 Planning Service,s City of A rc At your request I visited the above referenced site on May 31, 2012. The purpose of this visit was to evaluate the structural health and hazard risk of one large Coast Live Oak. I will advise as to the possibility of mitigating risk and, if possible, preserve the tree during the future proposed construction. Location at rear of homes between units 2570 EAST WALNUT STREET PASADENA, CALIFORNIA 91107 626. 794.6911 310.552.6911 FAX 626.449. 7464 Y Oak tree evaluation Page two; continued June 5, 2012 Observations and Tree Specifications Coastal Live Oak "Quercus agrifolia " specifications 50' tall, 50' spread and approximately 60" DBH, condition rating F due to cavities and decay contributing to weak structural conditions within the main trunk, branch junctions and tree crown. The Coastal live oak tree is located on the south side at the rear of the existing duplex residence. The overly mature and large crown towers directly over three residential homes and properties. The root flair has encroached into and pushing the property fence lines on two sides. A large portion of the tree crown is missing possibly due to branch failures in the past. The tree does not appear to have been pruned or cared for to correct any branch failures or mitigate hazard branches in the life of the tree. Close proximity to residential properties at 222 El Dorado St. and 501 S. 3r St Oak tree evaluation Page three; continued Zero clearance to property fence lines at 3 properties. June 5, 2012 Oak tree evaluation Page four; continued June 5, 2012 Asymmetrical crown with large extended branches over homes are a threat. Conclusion This Oak tree has a high risk of failure in its present condition. The location over residential homes that are in constant use creates a high level of risk to the occupants of these homes. Selective pruning could reduce the risk of tree failure but not fully eliminate it; crown reduction will also minimize the trees ability to photosynthesize and likely result in a progressive decline in vigor. Due to the trees existing poor structural condition and root damage that the tree will subjected to during the proposed future construction, I do not believe an attempt to preserve this tree through the construction activities will be successful. I recommend the removal of the tree. 1\ Oak tree evaluation Page five; continued This tree will naturally be missed for the beauty and shade it once provided, however it shall be understood that to live under this tree is a risk that can not be completely mitigated. The removal of this tree and planting new trees to replace this one shall be considered the best way to mitigate any existing or future hazard risk. June 5, 2012 Location, use of the location, visible defects and size of hazards determine risk. It should be noted that the study of trees is not an exact science. The observations noted on this report are made at ground level and are the minimum standards and further necessary reviews ay reveal other conditions relevant to the purpose of tree preservation and or safety. spectfully, Lance E. Henry ISA Certified Arborist #WE -0226A NwN0 oisg.nr VI/Nr:, 1.1 mener. Owl tgl rn,pv■ed,m,, E dno.J5 --• 1 6010110(900 :3000 90013 00 01010110 1.3310111 000000 1; /100 ZEL :nr,m,, 000 H.I.003 109 NO31 aa W mom 000 (314., Ft. 3n1113/11i GelE HJJJOS 1 ENERGY NOTES 7 .1 tl, ,, . i ZO, p )q.? — 11- ' ,i k ' 1 1 : P '%4 s. 2 i I., Ai ; t " ....„ tr., ' .': 2' i W i s ... 1 i .1r Z 6 D - I I T '' ' ,o 2 q, ; 1 Iit )'• 7 ,. ., (5,--- , , IT: _ = 1,4 = :er z EAST EL DORADO STREET ( \ -"--,#"\ * t. -4_,., , f°4',P=°■E-' e ) '5 V 0 c - \ `-- I c V ''---,...,..469 \ ilgaiiii if , 1 N e:# P-, PROPOSED SITE PLA k . i ,Hi V st,•.5 1 . 2 off flii kt r c..2•,, U]; i ' 4'4 tl J, ,, ly ,ii ) WI ,,; i:li ft 1 WE i 041 ql i 4 i- k 6;111 1 1 5111= ql R'' vbi; ;• g41 '64 Eilll ...- i -e. ..1111..•• • iluim . EIS Ng ism. 1111111 Fa= Alk 11. 1 'Nun ni l 7 ,,.. x g .., -:, , - !! 4 -- sz 19 1 /7 yid s "" t!.1 i 1,114,01 1 it ".17;ti, -.P4114-. ;4;1; Ir., mff'', 1111,4V3 iitit 211WitildiliralthtlibtrO. ,-.. _ , 021? . § ' ' -01 11 A 11 f.1,i Clii; , ; P ; *—• -----, - . 'PI :La: , t. JunssiqLs rdriiithi ": is _g „ A: 'fi = . ; i.i. , iNsmom ' 2:31: : URN! -. 1.41-101. Hol" liiiiM reln ' SAS2 mu:: <•ar - . 11:EIH i f Pw 0 2 t ! , 1 f Pr- ; ', IP 1 J5 i 4 SE; ,51 , 6 'OM 0 1 , I li ti t if g.!; 2, ! 1 li 4 i .?8 ! is 0 i. — 0 ' • ".11 k 11 ,--a-Fe 4 11/: iii NM odd LA. - . . HES" ktallitall EP= . : ___ I > I n II ri 0 i ' g N ............_. _ - l ,:d L , n - li “ 1 f r ; 1 111 P 1 eti - . . 1° Pf. 10 ;• , 1 --37TP -- — 1-- 0 Z Z 5 a. tY , rl. ,';;!. ,'. ' fetlitl tI $ u rx.' ; ,7 It. -4 s v r r/ r ' tii t t'eq - . -. .in,q , W'7; Q , .S;i3e , /1,1:4) fit#2 7 I# qn!ii 4,i ,,,i, : • t,, A !:,3i § 4 n 1 1 t 1.! I' t-rg tt t t'pl lix ' 4 i 1 k • it 0 .; 4 '''' Ail 1 h W4 t.2 ,q 4-.1 ' 1" 01 tilt 0) oil ti Public Works Services Department DATE: March 28, 2012 TO: Tom Li, Associate Planner FROM: Ken Herman, Deputy Director of Public Works Service SUBJECT: Review Comments on 501 S. Third Ave. and 222 E. El Dorado St. Water • Water service available on Third Ave. and El Dorado St. Developer shall install separate water meter for each condo unit. A common water meter for each unit can be used to supply both domestic water services and fire services. Developer shall separate the fire service from domestic water service with an approved back flow device. • A Water Meter Clearance Application, filed with the Public Works Services Department, shall be required prior to permit issuance. • New water service installation shall be by the Developer. Installation shall be according to the specifications of the Public Works Services Department, Engineering Division. Abandonment of existing water services, if necessary, shall be by the Developer, according to Public Works Services Department, Engineering Division specifications. Sewer • Sewer services are available on Third Ave. and El Dorado St. Developer shall utilize existing sewer lateral if possible. • No elevation provided. If any drainage fixture elevation is lower than the elevation of next upstream manhole cover (459.48' on El Dorado St., and 454.05' on Third Ave.), an approved type of backwater valve is required to be installed on the lateral. Tree • Plant 2 — 36" box Crape Myrtles on El Dorado and 1 — 36" box Dancer Pear on 3rd Ave per the city planting detail, placement of trees to be determined by the Public Works Inspector 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: MP 12 -04, ADR 12 -09, & TRD 12 -09, Modification, Architectural Design Review, and Diseased/Hazardous Oak Tree Removal Permit Applications for a proposed 2 -unit residential condominium project. 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): 501 S. Third Avenue 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Mr. Jonathan De Leon (2) Address 501 S. Third Avenue 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. 0 Applicable Exemption Class: 03 & 05 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: 06 -05 -12 Preliminary Exemption Assessment\2010 Staff: Thomas Li, Associate Planner FORM "A"