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HomeMy WebLinkAboutItem 1bAu4unc 5.11 Y01
STAFF REPORT
Development Services Department
DATE: April 9, 2013
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Nick Baldwin, Assistant Planner
SUBJECT: Tentative Parcel Map 13 -04, Healthy Oak Tree Removal application
No. TRH 13 -01, and Architectural Design Review No. ADR 12 -08
for a four -unit residential condominium project at 33 California
Street.
Recommendation: Conditional Approval
SUMMARY
Architectural Design Review Application ADR 12 -08 and Tentative Parcel Map
Application No. TPM 13 -04 (Parcel Map no. 72228), were submitted by 33
California St., LLC for a four -unit, residential- condominium subdivision at 33
California Street — see the attached aerial map and tentative parcel map. The
applicant also applied for Oak Tree Application no. TRH 13 -01 for the removal of
one healthy oak tree. The Development Services Department is recommending
approval of applications nos. TPM 13 -04, TRH 13 -01, and ADR 12 -08, subject to
the conditions as listed in this staff report.
BACKGROUND
APPLICANT: 33 California St., LLC (Property Owner)
LOCATION: 33 California Street
REQUEST: Tentative Parcel Map, Healthy Oak Tree Removal application,
and Architectural Design Review for a four -unit residential
condominium
LOT AREA: 8,000 square feet (0.18 acre)
FRONTAGE: 50 feet along California Street
EXISTING LAND USE & ZONING:
The subject property is currently improved with a single - family
residence constructed in 1931 — 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: Five -unit, apartment building — zoned R -3
South: First Avenue Middle School — zoned S -2
East: Three -unit, residential- condominium complex — zoned R -3
West: Ten -unit, residential- condominium complex — 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.
DISCUSSION
The applicant is proposing to construct four residential condominiums at 33
California Street. The site is zoned R -3, High Density Multiple - Family
Residential, and has a total land area of approximately 8,000 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 five units would be allowed on the subject site,
and a minimum of three units is required. The applicant's proposal to demolish
the existing single - family residence and construct two duplexes for a total of four
residential condominium units is consistent with the density requirements.
Oak Tree Removal
The development proposal includes the removal an existing multi -trunk oak tree
that is located in the center of the lot (see attached Site Plan). The oak tree was
assessed by Jan Scow, a Certified Arborist, on June 28, 2012 to determine the
TPM 13 -04, TRH 13 -01, and ADR 12 -08
33 California Street
April 9, 2013
Page 2of7
condition of the tree and make recommendations. The arborist found that the
tree had suffered from improper pruning, soil compaction, and insufficient
watering, but still was in fair condition. It was the arborist's finding that the tree
would need to be removed because it was located centrally within the lot and
inside the footprint of one of the proposed buildings. Due to several of the tree's
structural defects, it is not an appropriate candidate for transplantation to another
location on the property. Staff agrees with the arborist's recommendation that
there is insufficient space on the property for two 24" -box replacement trees, so
the applicant shall plant one 36" -box oak tree in the front yard area. A larger tree
will also help soften the visual appearance of the buildings' mass.
Architectural Design Review
The architectural design of the proposed project is of Spanish architectural style
as exhibited through the use of S -tile roofing, light- colored smooth plaster finish
for the walls, a stone veneer base, and wrought iron accents. It is staffs opinion
that the architectural design is consistent with the City's Multiple - Family Design
Guidelines and architecturally compatible with the buildings in the vicinity.
Tentative Parcel Map
The proposal for four residential condominium units requires that they be
subdivided through the Tentative Parcel Map process. The proposed subdivision
complies with the subdivision regulations of the Arcadia Municipal Code and the
Subdivision Map Act.
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 11
of this staff report.
ENVIRONMENTAL ANALYSIS
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.
PUBLIC NOTICE /COMMENTS
Public hearing notices for TPM 13 -04, TRH 13 -01, and ADR 12 -08 were published
in the local newspaper and mailed to the property owners and tenants of those
TPM 13 -04, TRH 13 -01, and ADR 12 -08
33 California Street
April 9, 2013
Page 3 of 7
properties that are located within 300 feet of the subject property on March 28,
2013 — see the attached radius map.
RECOMMENDATION
The Development Services Department recommends approval of TPM 13 -04,
TRH 13 -01, and ADR 12 -08 subject to the following conditions:
1. The existing oak tree shall be removed and replaced with a 36" -box Coast
Live Oak Tree in the front yard in a location to be determined and approved
by a Certified Arborist.
2. The developer shall pay the following fees prior to approval of the Parcel
Map: A Map Fee of $100.00 and a Final Approval Fee of $25.00 for a total of
$125.00.
3. The developer shall post a $200.00 deposit for the Mylar copy of the recorded
map prior to approval of the Parcel Map.
4. 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.
5. All existing structures shall be demolished prior to approval of the Parcel Map.
6. 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
72228, and the following required items:
A) New street trees are to be shown on the Grading Plan and located in the
parkway along California Street per the City of Arcadia Street Tree
Master Plan.
B) Curb, gutter, and sidewalk shall be removed and replaced from side
property line to property line along California Street.
7. 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 the
issuance of a building permit.
8. The Developer shall use the available six inch (6 ") water main on California
Street to serve the subject residences. The developer shall install a
separate water meter for each condominium unit and common area. 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 service with an approved backflow device.
TPM 13 -04, TRH 13 -01, and ADR 12 -08
33 California Street
April 9, 2013
Page 4 of 7
9. All City code requirements shall be complied with to the satisfaction of the
Fire Department, Public Works Services Department, and Development
Services Department.
10. 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.
11. Approval of TPM 13 -04, TRH 13 -01, and ADR 12 -08 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 TPM 13 -04 (TPM 72228), TRH 13 -01, and ADR 12 -08
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 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.
TPM 13 -04, TRH 13 -01, and ADR 12 -08
33 California Street
April 9, 2013
Page 5 of 7
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 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 April 9, 2013 public hearing, please
contact Assistant Planner, Nick Baldwin by calling (626) 574 -5444, or by email to
nbaldwinC7p ci.arcadia.ca.us.
TPM 13 -04, TRH 13 -01, and ADR 12 -08
33 California Street
April 9, 2013
Page6of7
Approved:
Jim Kasama
Community Development Administrator
(cz,(
Attachments: Aerial Photo with Zoning Information
Site Plan and Elevations
Tentative Parcel Map No. 13 -04
Preliminary Exemption Assessment
300 -foot Radius Map
TPM 13 -04, TRH 13 -01, and ADR 12 -08
33 California Street
April 9, 2013
Page 7 of 7
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33 CALIFORNIA STREET 2605 FAIRFIELD PLACE
MILLENIUM HOMES INC II
ARCADIA, CALEFORNIA SAN MARINO, CALIFORNIA 91108
TEL: (626) 535-9544 FAX: (626) 535-9534
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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 13 -04, TRH 13 -01, and ADR 12 -08
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):
33 California Street, located between Santa Anita Avenue and
First Avenue
3.
Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name 33 California St., LLC
(2) Address 233 Alice St., #B, 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. /1
The project is categorically exempt.
Applicable Exemption Class: 32 — Infill Development Project
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: 3/25/13
Preliminary Exemption Assessment\2010
Staff: Nick Baldwin, Assistant Planner
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FILE #138537
33 CALIFORNIA ST
ARCADIA CA
300' OWNERS AND OCCUPANTS
FEBRUARY 15 2013
5773 019 002
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