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HomeMy WebLinkAboutItem 1 of An i o i..e.r..n.a Mtn.f,7 °�°'`"'`Y `� STAFF REPORT Development Services Department DATE: August 27, 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 72144, MULTIPLE- FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 13-01, AND ADMINISTRATIVE MODIFICATION APPLICATION NO MA 13-19 WITH A CLASS 32 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A NINE-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT WITH THREE UNITS AT A 30'-0" FRONT YARD SETBACK IN LIEU OF THE 40'-0" SPECIAL SETBACK REQUIREMENT AT 1013-1019 HOLLY AVENUE. Recommended Action: 1) Determine that this project qualifies as a Class 32 Categorical Exemption from CEQA; and 2) Conditionally approve Tentative Tract Map No. 72144, Multiple-Family Architectural Design Review No. MFADR 13-19, and Administrative Modification No. MA 13-19. SUMMARY Tentative Tract Map Application No. TTM 72144, Multiple-Family Architectural Design Review No. MFADR 13-01, and Administrative Modification Application No. MA 13-19 were submitted by Twen Ma for a nine-unit, residential condominium development at 1013-1019 Holly Avenue. An aerial photo with zoning information and the proposed Tentative Tract Map and Architectural Plans are attached. The proposed development and subdivision are consistent with the City's General Plan, Zoning Regulations, and Subdivision Code; and as an infill development qualifies as a Class 32 Categorical Exemption from CEQA. It is recommended that the Planning Commission approve application nos. TTM 72144, MFADR 13-01, and MA 13-19 with the CEQA exemption, subject to the conditions listed in this staff report. BACKGROUND APPLICANT: Mr. Twen Ma, Architect LOCATION: 1013-1019 Holly Avenue have their canopies encroached upon by the proposed development. The three diseased trees were approved for removal by applications TRD 13-03 and TRD 13-05, and the encroachments were approved by Diseased Oak Tree Removal Permit No. TRD 13-03. The proposed encroachments were administratively approved by Oak Tree Encroachment Permit Nos. TRE 13-05 and TRE 13-17. The encroachment approvals, however, are dependent on the approval of the proposed project. DISCUSSION The applicant is proposing to demolish the existing single-family houses on the two lots and build the proposed nine-unit, two-story, residential condominium project. Parking for the residents and guests will be on a subterranean level —see the attached plans. Tentative Tract Map The proposal for nine residential condominium units requires that they be subdivided through the Tentative Tract Map process. The project is proposed on two adjacent lots that would be merged through the proposed subdivision, which complies with the subdivision regulations of the Arcadia Municipal Code and the State Subdivision Map Act, and will not violate any requirements of a California regional water quality control board. The proposed Tentative Tract Map is attached. The following two findings are required for approval of a Tentative Tract Map: A.1. That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the City's General Plan. A.2. That the discharge of waste from the proposed subdivision into the community sewer system will not violate existing requirements prescribed by a California regional water quality control board. The proposed subdivision should not be approved if the Planning Commission finds that any of the findings for denial listed at the end of this staff report are applicable. Modification Three of the nine proposed new residences with street frontage are proposed to have a front yard setback from Holly Avenue of 30'-0" and a Modification is required to encroach into the 40'-0" Special Setback requirement on Holly Avenue. Special Setback Modifications are usually processed administratively; however, because this project is before the Planning Commission for the subdivision and architectural design review, the Modification request is being referred to the Commission for concurrent consideration. Special Setbacks were established to ensure that adequate space is reserved for future street widening. Engineering Services has confirmed that the City has no plans to widen Holly Avenue, and the City Engineer has no objection to the requested ten-foot encroachment into the 40-foot Special Setback on Holly Avenue as requested for this TIM 72144, MFADR 13-01 &MA 13-19 1013-1019 Holly Avenue August 27, 2013—Page 3 of 8 project. The purpose of a Modification is to secure an appropriate improvement of a lot, to prevent unreasonable hardship, or to promote uniformity of development. At 30'-0", the proposed development will have a greater front yard setback than the underlying 25'-0" required by the R-3 regulations. For aesthetic reasons, the setback for the new development should be consistent with the other developments on the block. The single-family residence to the north of the site fronts Fairview Avenue and has a street side yard setback along Holly Avenue of 17'-0". The multiple-family development to the south has a front yard setback from Holly Avenue of 35'-0"—see the attached aerial photo. The proposed 30'-0" setback for this project will allow for an appropriate transition of setbacks along Holly Avenue that will promote uniformity of development. Architectural Design Review Concurrent with the Modification and subdivision applications, the Planning Commission may approve, conditionally approve, or deny the architectural design of the proposed project. The style of the development is a Spanish design with the following architectural elements: an earth-toned Mission-style tile roof; tan, smooth-finished, stucco walls; wrought-iron flower boxes; darkly stained wood entry doors; a stone- veneer base and decorative chimney caps. The massing and scale of the buildings are in character with other newer multiple-family buildings in the vicinity (photos of the site and neighborhood are attached). The design of the proposed project is consistent with the City's Multiple-Family Residential Design Guidelines and is compatible with the surrounding neighborhood. The proposed development is consistent with the City's General Plan, Zoning, and Subdivision regulations. 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 the various City departments and some special conditions are deemed necessary. These are included in recommended condition no. 1 of this staff report. ENVIRONMENTAL ANALYSIS This project, as an infill development project, is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the CEQA Guidelines. The proposed nine-unit residential project is consistent with the General Plan and zoning regulations, is surrounded by urban uses, and will not have any significant impacts on the environment. A Preliminary Exemption Assessment is attached to this staff report. PUBLIC NOTICE/COMMENTS Public hearing notices for TTM 72144, MFADR 13-01 and MA 13-19 were published in the local newspaper and mailed on August 1 to the property owners and tenants of those properties that are located within 300 feet of the subject property — see the attached radius map. TTM 72144, MFADR 13-01 & MA 13-19 1013-1019 Holly Avenue August 27, 2013—Page 4 of 8 RECOMMENDATION It is recommended that the Planning Commission approve Tentative Tract Map No. 72144, Multiple-Family Architectural Design Review No. MFADR 13-01, and Administrative Modification No. MA 13-19, subject to the following conditions: 1. All City requirements regarding building safety, fire prevention, detection, suppression, emergency access, public right-of-way improvements, parking, water supply and water facilities, sewer facilities, trash reduction and recycling requirements, and National Pollutant Discharge Elimination System (NPDES) measures shall be complied with to the satisfaction of the Building Official, Fire Marshal, Public Works Services Director and Development Services Director. Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval, and shall include, but shall not be limited to the following: a. Condominiums or townhouse complexes with greater than five units require combined water services and metering for all domestic water service. b. New water service installation shall be done by the developer. Installation shall be done according to the specifications of the Public Works Services Department. Abandonment of existing water services, if necessary, shall be done by the developer according to Public Works Services Department specifications. c. The existing Pecan tree in the City parkway shall be removed and replaced with a 36-inch box Crape Myrtle tree. d. 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. e. The developer shall post a $200.00 deposit for the Mylar copy of the recorded map prior to approval of the Tract Map. f. 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. g. All existing structures shall be demolished prior to approval of the Tract Map. h. Street parking along the west side of Holly Avenue is in the process of being eliminated. As part of this development, no street parking will be allowed, and curb markings and signage shall be posted to the satisfaction of the City Engineer. i. The existing sidewalk, curb, and gutter on Holly Avenue should be replaced as part of this project. TTM 72144, MFADR 13-01 & MA 13-19 1013-1019 Holly Avenue August 27, 2013-Page 5 of 8 j. Prior to the issuance of a building permit, the developer shall submit a Grading Plan prepared by a registered civil engineer, and the plan is subject to approval by the City Engineer. k. Prior to the issuance of a building permit, the developer shall submit a Standard Urban Stormwater Mitigation Plan, and the plan is subject to approval by the City Engineer. I. Install an automatic fire-sprinkler system per the City of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standard for residential areas and Commercial Standard for garage areas. m. Provide a fire hydrant on the street frontage within 50 feet of the backflow preventer. n. The sprinkler system shall be fully monitored. Audible/visual devices shall be provided on the first and second floors as well as the garage. o. A Knox box with keys for access to restricted areas shall be provided. Automatic gates shall be provided with a Knox switch. p. Fire extinguishers that are at least equivalent to type 2A:10BC shall be provided in the garage level and on the ground floor in common areas. q. The project shall comply with the Arcadia Multi-Family Construction Standards. r. Detailed shoring plans shall be provided with the grading plans. 2. 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. 3. Approval of TTM 72144, MFADR 13-01, and MA 13-19 shall not take effect until the applicant, civil engineer, architect/designer, contractor, and property owner have executed and filed an Acceptance Form available from the Development Services Department to indicate acceptance of the conditions of approval. TTM 72144, MFADR 13-01 & MA 13-19 1013-1019 Holly Avenue August 27, 2013— Page 6 of 8 PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should move to approve Tentative Tract Map No. TTM 72144, Multiple-Family Architectural Design Review No. MFADR 13-01, and Administrative Modification No. MA 13-19, subject to the above conditions of approval, or as modified by the Commission, based on the following findings and actions: A.1. That the proposed project, together with the provisions for its design and improvement, is consistent with the City's General Plan, and with the City's Multiple-Family Residential Architectural Design Guidelines; A.2. That the discharge of waste from the proposed project into the community sewer system will not violate existing requirements prescribed by a California regional water quality control board; A.3. That this project is categorically exempt from CEQA per Section 15332 of the CEQA Guidelines; A.4. Authorize and direct the Development Services Director or designee to approve and execute, if necessary, a subdivision agreement for this project; and A.S. That the Modification request will secure an appropriate improvement of the lot, prevent an unreasonable hardship, or promote uniformity of development. Denial If the Planning Commission is to take action to deny this project, the Commission should make specific findings based on the evidence presented with specific reasons for denial, and move to deny Tentative Tract Map Application No. TTM 72144, and/or Multiple-Family Architectural Design Review No. MFADR 13-01, and/or Administrative Modification Application No. MA 13-19. 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 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 project is not consistent with applicable general and specific plans, and/or the City's Multiple-Family Residential Architectural Design Guidelines. 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. TTM 72144, MFADR 13-01 & MA 13-19 1013-1019 Holly Avenue August 27, 2013— Page 7 of 8 D.5. That the design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. D.6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems. D.7. 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. D.8. That the proposed waste discharge would result in or add to violation of requirements of a California regional water quality control board. D.9. That the Modification request will not secure an appropriate improvement of the lot, prevent an unreasonable hardship, or promote uniformity of development. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the August 27, 2013 public hearing, please contact Assistant Planner, Nick Baldwin by calling (626) 574-5444, or by email to nbaldwinaci.arcadia.ca.us. Approved: Jim Kas ma lG.-- Corrfmunity Development Administrator Attachments: Aerial Photograph with Zoning Information Proposed Tentative Tract Map Proposed Architectural Plans Photographs of the Site and Neighboring Properties Preliminary Exemption Assessment 300-foot Radius Map TTM 72144, MFADR 13-01 & MA 13-19 1013-1019 Holly Avenue August 27, 2013—Page 8 of 8 —— -- — r ' w 7M to 5 s., ;vol. R-3 ' ow w.„..., e. R :a Subject ,, Property - � . „ . _ ,.., , R; �v R T R— I N: :.,:,„4,47,,,'it:,,,,,,4,,,, .;,,•;.,,,,,,,:,.,,,,,,.',0, .5,..t:s-,,,, .;:......„..... .., ,,..!: ., 4 , illi iii G ',p` �. `� `!: �” , . K:.#" max. r."` r, rrs �_ ,b 1 r .�+ : � . � ' R ik r ...' . `717,',7.& f'' - .. ::°:---L----;-*, .,..,,,,,,r.! ''''' , ,,. '';.;_ -, _ .,*. 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'` o k It*r 1 v� .� '' 40g, l' s i ' a 'e' y 1 r i � ; , ^s L 3 q.�Aye 1 i _ *Gh°S3 " i p, ad x#ny Subject Properties,1013-1019 Holly Ave. 7 e r . „ _..., . v , . , . ... F- •4,01,.. _ ...._ ,... _ * ,., , . .... - t.-e4, , . .., ._ ..___:to; . . „ , ....7r. . ...k..,..,t .. x .. ,.. ,- _.. I 1 l r iii ` �ply 7 s. � Property to the South,1025 Holly Ave. :r ,it • *Y F, , i . ,- , i'--- t ;f4, 4, , I, u-,,, r , • f q 1 ''' ° ' "sze '7"' ` " w r , i . 'c> 94k at�1 k Property to the North,400 Fairview Ave. x ) , .., ....sibitC,;_i_,‘,1,:.:"' . .-**V►, a,r . .,, ,+�� .' �, t, 7 1 .4 + ii 4 `"> '4L as ! .{ t \N. ..-''' 11'.P - ,e6c'It'et$';Iiiii00::'':11 lilliiii.' C 4 \ "°4: elver F+ _rr[+:. �a �' Cdr Property Across the Street to the East, 1012 Holly \\ . Ave. ,b -.1,4- 4 t t-'Yt, `_' nor ',-t i;` 1- ,,,.r , 1 pP , ' �» - y" ",, y( , .cs' i4h:72-:.-`,"r71.--.''-1?':"*".";4'-:,,,I.,.;,,,,_,4,,,.;,_'-i,„1,---, �. re 4,:::,.,, ' + r 1 C � e g �,o-. Li S Property Across the Street to the Southeast, 1020 Holly Ave. „oz.. ! "< CITY OF ARCADIA itZ=Uall I° 240 W. HUNTINGTON DRIVE \'t i ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: TTM 72144,ADR 13-01, and MA 13-19 2. Project Location—Identify street 1013-1019 Holly Avenue, between Fairview Avenue and W. address and cross streets or attach Duarte Rd. a map showing project site (preferably a USGS 15'or 7 1/2' topographical map identified by quadrangle name): 3. Entity or person undertaking A. project: B. Other(Private) (1) Name Twen Ma (2) Address 195 Mt. Olive Drive Bradbury, CA 91008 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. CI 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. 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