HomeMy WebLinkAboutItem 1dSTAFF REPORT
Development Services Department
DATE: May 28, 2013
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Thomas Li, Associate Planner
SUBJECT: Tentative Parcel Map Application No. TPM 13 -06 (72274),
Modification Application No. MP 13 -04, and Multiple - Family
Architectural Design Review Application No. MFADR 13 -02 for a
four -unit, residential condominium subdivision at 900 N. Santa
Anita Avenue
Recommendation: Conditional Approval
SUMMARY
Tentative Parcel Map Application No. TPM 13 -06 (72274), Modification
Application No. MP 13 -04, and Multiple - Family Architectural Design Review
Application No. MFADR 13 -02 were submitted by Dexter Santa Anita, LLC for a
four -unit, residential condominium project at 900 N. Santa Anita Avenue — see
the attached aerial map, Tentative Parcel Map, and architectural plans. It is
recommended that the Planning Commission approve the applications subject to
the conditions listed in this staff report.
BACKGROUND
APPLICANT: Dexter Santa Anita, LLC (Property Owner)
LOCATION: 900 N. Santa Anita Avenue
REQUEST: Approval of a Tentative Parcel Map, Modification, and
Architectural Design Review for a proposed four -unit residential
condominium project on an R -3 zoned property. The
Modification request is as follows:
• A 22' -6" to 23' -6" front yard setback in lieu of the 25' -0"
Special Setback for Santa Anita Avenue (AMC Sec.
9320.65.10)
LOT AREA: 10,994 square feet (0.25 acre)
FRONTAGES: 100 feet along North Santa Anita Avenue, and 100 feet along a
rear alley
EXISTING LAND USE & ZONING:
The subject property is currently improved with a 788 square -foot single -
family residence constructed in 1930 that is scheduled to be demolished in
preparation for construction of a new four -unit residential development. 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: Dental Office — zoned R -3
South: Multiple - family residential — zoned R -3
East: Single- family residential — zoned R -1
West: Multiple - family residential — zoned R -2
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 clear the site to build four (4) residential
condominium units, as shown on the submitted plans. The two -story, three -
bedroom units will be constructed on -grade with living areas ranging from 1,844
to 1,917 square feet. An attached two -car garage is proposed for each unit, and
two guest parking spaces are to be provided on the site. All the parking spaces
are accessed by a semi - circular driveway off of Santa Anita Avenue.
The site is zoned R -3, High Density Multiple - Family Residential, and has a total
land area of 10,994 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
TPM 13 -06 (72274) MP 13 -04 & MFADR 13 -02
4 units at 900 N. Santa Anita Avenue
May 28, 2013 — Page 2 of 8
2,200 square feet of lot area. Based on these density factors, a maximum of
seven units would be allowed on the subject site, and a minimum of four units is
required. The new development is consistent with the density requirements.
The proposal for the four residential units to be condominiums requires that the
development be subdivided through the Tentative Parcel Map process. The
proposed subdivision complies with the subdivision regulations of the Arcadia
Municipal Code and the State Subdivision Map Act.
Modification
• A 22' -6" to 23' -6" front yard setback in lieu of the 25' -0" Special Setback for
Santa Anita Avenue (AMC Sec. 9320.65.10)
The applicant is proposing that the front units have balconies that project 30
inches, and a two -story front entry facade that will project 18 inches as
architectural features into the 25 -foot front yard setback. These types of
projections would typically be allowed because the Code allows balconies to
project five feet into setbacks, and architectural features to project two feet into
setbacks. However, the provisions to allow such projections do not apply to
Special Setbacks. Therefore, a Modification is required for the proposed
projections into the front setback.
The purpose of Special Setbacks is to provide for future street widening with
consistent setbacks. The City Engineer has reviewed the proposal and has no
objections to the requested Modification as there are no plans to widen this part
of Santa Anita Avenue. The living area of the residences will be at the required
25 -foot setback, which is consistent with the neighboring properties.
Other than the projections into the Special Setback, the proposed project
conforms with all applicable zoning requirements. It is staffs opinion that
approval of this Modification will secure an appropriate improvement.
Architectural Design Review
Concurrent with the Modification and Tentative Parcel Map applications, the
Planning Commission may approve, conditionally approve, or deny the
architectural design of this proposal. The designer describes the architectural
style as, "Santa Barbara" and has included architectural features such as low -
pitched S -tile roofing, arched windows, off -white sand - finish stucco, balconies,
and window shutters in a dark wood finish. Staff finds that the applicant's
proposal meets the City's Architectural Design Guidelines for multiple - family
developments, and that the architectural style of the project is compatible with
the neighborhood.
TPM 13 -06 (72274) MP 13 -04 & MFADR 13 -02
4 units at 900 N. Santa Anita Avenue
May 28, 2013 — Page 3 of 8
All City requirements shall be complied with to the satisfaction of the Building
Official, City Engineer, Community Development Administrator, Fire Marshal, and
Public Works Services Director. The proposed project has been reviewed by
these departments and the conditions of approval are listed in 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
The public hearing notice for this project was published on May 16, 2013 in the
Arcadia Weekly, and mailed on May 16, 2013, to the property owners and tenants
of those properties that are within 300 feet of the subject property — see the
attached radius map.
A neighboring property owner on Forest Avenue has expressed concern about
property maintenance and the parking of vehicles in the alley, which is not allowed
by the Vehicle Code. As a standard condition of approval, a Covenants,
Conditions, and Restrictions (CC &Rs) document is required to be reviewed by the
City and recorded with the subdivision to ensure that property maintenance
standards are consistent with City requirements, and that the owners of each unit
are aware of these standards. To address the illegal parking of vehicles in the
alley, staff recommends a condition to require that "NO PARKING" signs be
installed on the wall facing the alley. The design and placement of the signs are
subject to approval by the City Engineer.
RECOMMENDATION
It is recommended that the Planning Commission approve the proposed project,
subject to the following conditions:
1. Prior to the approval of the Parcel Map, the developer will be required to pay
a map fee of $100.00, and a final map approval fee of $25.00, for a total of
$125.00.
2. 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 13 -06 (72274) MP 13 -04 & MFADR 13 -02
4 units at 900 N. Santa Anita Avenue
May 28, 2013 — Page 4 of 8
3. Prior to approval of the Parcel Map the developer shall either construct or
post security for all public improvements shown on Tentative Parcel Map
72274 and for the removal and replacement of the curb, gutter and sidewalk
from side property line to side property line along Santa Anita Avenue with
sidewalk transitions around the driveway approaches.
4. The developer shall 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.
5. The developer shall install a separate water meter for each unit and shall
separate the fire service from the domestic water service with a back flow
device as approved by the Public Works Services Department.
6. The developer shall provide a separate water meter for the common area
landscape irrigation and the backflow preventer on the common area
irrigation shall be a Reduced Pressure Backflow Assembly as approved by
the Public Works Services Department.
7. A Water Meter Clearance Application shall be filed with the Public Works
Services Department prior to the issuance of building permits.
8. New water service, and, if necessary, abandonment of existing water
services, shall be completed by the developer in accordance with the
specifications of the Public Works Services Department and Engineering
Services.
9. The developer shall utilize an existing sewer lateral if possible, subject to the
approval of the Public Works Services Department and Engineering
Services.
10. If any drainage fixture elevation is lower than the elevation of the next
upstream manhole cover, an approved type of backwater valve shall be
installed on the lateral behind the property line.
11. "NO PARKING" signs shall be installed on the rear walls facing the alley,
subject to the approval of the City Engineer.
12. The developer shall remove the existing palm trees in the parkway with a
tree removal permit from the Public Works Services Department.
13. Condominium Covenants, Conditions and Restrictions (CC &Rs) containing
provisions for property maintenance shall be submitted for review and
approval by the City Attorney, and shall be recorded concurrently with the
Parcel Map.
TPM 13 -06 (72274) MP 13 -04 & MFADR 13 -02 .
4 units at 900 N. Santa Anita Avenue
May 28, 2013 — Page 5 of 8
14. All City requirements shall be complied with to the satisfaction of the Building
Official, City Engineer, Community Development Administrator, Fire Marshal,
and Public Works Services Director.
15. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and
its officials, officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officials, officers, employees or agents
to attack, set aside, void, or annul any approval or conditional approval of the City
of Arcadia concerning this project and /or land use decision, including but not
limited to any approval or conditional 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 officials,
officers, employees, and agents in the defense of the matter.
16. Approval of TPM 13 -06 (72274) MP 13 -04 and MFADR 13 -02 shall not take
effect until the property owner(s) and applicant(s) designer and civil
engineer, and contractor(s) have executed and filed the Acceptance Form
with the Development Services Department to indicate awareness and
acceptance of the conditions of approval.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve the project, the Commission
should, based on the evidence presented, move to approve the project based on
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 the provisions of the
California Environmental Quality Act (CEQA) per Section 15332 of the
CEQA Guidelines.
A.3. Authorize and direct the Development Services Director or designee to
approve and execute, if necessary, a subdivision agreement for this
project.
TPM 13 -06 (72274) MP 13 -04 & MFADR 13 -02
4 units at 900 N. Santa Anita Avenue
May 28, 2013 — Page 6 of 8
A.4 That the proposed design is consistent with the City's design guidelines
for multiple - family developments, and that at least one of the following
required purposes is served by the requested Modification:
• That the request will secure an appropriate improvement, or
• That the request will prevent an unreasonable hardship, or
• That the request will promote uniformity of development
A.5. That approval of this project is subject to the Conditions of Approval set
forth in the staff report or as modified by the Planning Commission.
Denial
If the Planning Commission intends to deny this Tentative Parcel Map,
Modification, and /or Architectural Design Review, the Commission may wish to
consider the following findings which must be expanded upon with specific
reasons for denial based on the evidence presented, and move to deny the
Tentative Parcel Map, Modification, and /or Architectural Design Review:
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
TPM 13 -06 (72274) MP 13 -04 & MFADR 13 -02
4 units at 900 N. Santa Anita Avenue
May 28, 2013 — Page 7 of 8
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.
D.10. That the proposed design is not consistent with the City's design
guidelines for multiple - family developments, and that the requested
Modification will not serve any of the required purposes.
If any Planning Commissioner, or other interested party has any questions or
comments regarding this matter prior to the May 28, 2013 public hearing, please
contact Associate Planner, Thomas Li by calling (626) 574 -5447, or by sending
an email to tli(a�ci.arcadia.ca.us.
Approved:
sama
mmunity Development Administrator
Attachments: Aerial Photo with Zoning Information
Tentative Parcel Map No. 72274
Proposed Architectural Plans
Preliminary Exemption Assessment
300 -Foot Radius Map
TPM 13 -06 (72274) MP 13 -04 & MFADR 13 -02
4 units at 900 N. Santa Anita Avenue
May 28, 2013 — Page 8 of 8
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TPM 13-06, MP 13-04, and MFADR 13-02
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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)
Date: 05 -02 -13
Preliminary Exemption Assessment \201 1
Staff: Thomas Li, Associate Planner
FORM "A.'
Name or description of project:
TPM 13 -06, MP 13 -04, and MFADR 13 -02
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):
900 N. Santa Anita Avenue
3.
Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name
Dexter Santa Anita, LLC
(2) Address
255 E. Santa Clara Street, Suite #220,
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. 0.
The project is categorically exempt.
Applicable Exemption Class: ' 15332 - tnfill Development
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: 05 -02 -13
Preliminary Exemption Assessment \201 1
Staff: Thomas Li, Associate Planner
FORM "A.'
SUE MORENc
I6261350-9g,
OWNERSHIP / OCCUPANTS
RADIUS MAPS - LAND USE - PLANS
MUNICIPAL COMPLIANCE CONSULTING
2106 LAMBERT AVE.EL MONTE, CA 91732 -FAXI628135u 1532
!PROJECT INFORIVikillOk
900 N. SANTA ANITA, AVE.
ARCADIA, CP..,
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