HomeMy WebLinkAboutItem 1cSTAFF 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 Tract Map Application No. TTM 72224 for an 18 -unit,
residential- condominium subdivision at 948 -950 Arcadia Avenue.
Recommendation: Conditional Approval
SUMMARY
Tentative Tract Map Application No. TTM 72224 was submitted by Shine
Development of Arcadia, LLC, for an 18 -unit, residential- condominium
subdivision at 948 -950 Arcadia Avenue. An aerial photo with zoning information
and the proposed Tentative Tract Map are attached. The proposed subdivision
is consistent with the City's General Plan, Zoning Regulations, and Subdivision
Code. The Development Services Department approved the applicant's design
concept plans under Architectural Design Review No. MF ADR 12 -03 based on a
determination that the design complies with the City's zoning regulations and is
consistent with the architectural design guidelines. It is recommended that the
Planning Commission approve application no. TTM 72224, subject to the
conditions listed in this staff report.
BACKGROUND
APPLICANT: Shine Development of Arcadia, LLC
LOCATION: 948 -950 Arcadia Avenue
REQUEST: A Tentative Tract Map (No. 72224) for an 18 -unit, residential -
condominium subdivision
SITE AREA: 37,906 square -feet (0.87 acre)
FRONTAGES: 140 feet along Arcadia Avenue
EXISTING LAND USE & ZONING:
The site is currently developed with a 28 -unit, two -story, multiple - family
development that was built in 1959. The site is zoned R -3, Multiple - Family
Residential. The minimum density for the site is one (1) unit per 2,200
square -feet, or 17.23 units. The maximum density is one (1) unit per
1,450 square -feet, or 26.14 units.
SURROUNDING LAND USES & ZONING:
All of the surrounding properties are developed with multiple - family
residences, and are zoned R -3.
GENERAL PLAN DESIGNATION:
High Density Residential — 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 use of yards, other open areas,
and building heights. This designation accommodates 17 to 26 dwelling
units per acre.
DISCUSSION
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 approximately 37,906 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 twenty -six (26) units would be allowed on the
subject site, and a minimum of seventeen (17) units is required. The applicant's
proposal to develop eighteen (18) residential condominium units is consistent
with the density requirements. Therefore, staff has determined that the
requested subdivision i,s consistent with the City's General Plan, Zoning, and
Subdivision Regulations. In addition, 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 10
of this staff report.
TTM 72224
948 -950 Arcadia Ave.
April 9, 2013
Page 2of6
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 TTM 72224 were published in the local newspaper and
mailed to the property owners and tenants of those 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 TTM 72224,
subject to the following conditions:
1. The developer shall 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. The developer shall post a $200.00 deposit for the Mylar copy of the recorded
map prior to approval of the Tract Map.
3. Prior to approval of the Tract Map, the developer shall submit separate
demolition and erosion control plans prepared by a registered civil engineer,
and those plans are subject to the approval of the City Engineer.
4. All existing structures shall be demolished prior to approval of the Tract Map.
5. Prior to approval of the Tract Map the developer shall either construct, or post
security for all the public improvements shown on Tentative Tract Map 72224,
and the following items:
A) Installation of street trees to be shown on the Grading Plan located in the
parkway along Arcadia Avenue per the City of Arcadia Street Tree Master
Plan.
B) Construction of new sidewalk along the property line on Arcadia Avenue
per City of Arcadia Standard Plans.
C) Removal and replacement of the curb and gutter from property line to
property line along Arcadia Avenue.
TTM 72224
948 -950 Arcadia Ave.
April 9, 2013
Page 3 of 6
D) Construction of a new driveway approach per City of Arcadia standard
plans.
6. A Grading Plan that is prepared by a registered civil engineer shall be
submitted and is subject to the approval of the City Engineer prior to the
issuance of a building permit.
7. A Standard Urban Stormwater Mitigation Plan shall be submitted and is
subject to the approval of the City Engineer prior to the issuance of a building
permit.
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 TTM 72224 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 72224, 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
TTM 72224
948 -950 Arcadia Ave.
April 9, 2013
Page 4 of 6
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 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
TTM 72224
948 -950 Arcadia Ave.
April 9, 2013
Page 5 of 6
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
nbaldwin(cz7ci.arcadia. ca. us.
Approved:
Jim Kas'na
Community Development Administrator
Attachments: Aerial Photo with Zoning Information
Tentative Tract Map No. 72224
Preliminary Exemption Assessment
300 -foot Radius Map
TTM 72224
948 -950 Arcadia Ave.
April 9, 2013
Page 6of6
10
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Subject
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R -3
R -3
948 -950 Arcadia Ave.
TTM 72224
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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:
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):
3. Entity or person undertaking
project:
4. Staff Determination:
TTM 72224
948 -950 Arcadia Avenue, located between Sunset Boulevard and
S. Golden West Avenue
A.
B. Other (Private)
(1) Name
Shine Development of Arcadia, LLC
(2) Address
1807 S. San Gabriel BI., San Gabriel, CA
91776
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. p
c. ❑
d. ❑
e.
f. ❑
g. ❑
h. ❑
Date: 3/25/13
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: l 32 — 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:
Preliminary Exemption Assessment12010
Staff: Nick Baldwin, Assistant Planner
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