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HomeMy WebLinkAboutItem 2 of ABC 4°•wroa Ng9,dr 1073 f Sn pn A el yusl S i90i °,uairy oca STAFF REPORT Development Services Department DATE: August 27, 2013 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Tim Schwehr, Associate Planner SUBJECT: TENTATIVE TRACT MAP APPLICATION NO. TTM 72322 AND MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 12-16 WITH A CLASS 32 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR AN EIGHT-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 610 S. SECOND 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. TTM 72322 and Multiple-Family Architectural Design Review No. MFADR 12-16 SUMMARY Tentative Tract Map Application No. TTM 72322 and Multiple-Family Architectural Design Review No. MFADR 12-16 were submitted by Patrick Chiu & Associates for an eight-unit, residential condominium development at 610 S. Second 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 72322 and MFADR 12-16 with the CEQA exemption, subject to the conditions listed in this staff report. BACKGROUND APPLICANT: Patrick Chiu &Associates LOCATION: 610 S. Second Avenue REQUEST: Approval of a Tentative Tract Map and Multiple-Family Architectural Design Review approval for an eight-unit, residential condominium development. SITE AREA: 30,086 square feet (0.69 acre) FRONTAGE: 91.17 feet along S. Second Avenue. EXISTING LAND USE &ZONING: The site is improved with a one-story, eight-unit apartment complex constructed in 1962. The site is zoned R-2, Medium Density Multiple- Family Residential. The maximum density limit for the site is one (1) unit per 3,750 square feet of lot area. SURROUNDING LAND USES & ZONING: North: Two-story, 12-unit multiple-family residential development, zoned R-2 South: One-story, single-family residence, zone R-2 East: Two-story, two-unit multiple-family residential development, zoned R-2 West: One-story, single-family residence & two-story, three-unit multiple-family residential development, zoned R-3 GENERAL PLAN DESIGNATION: Medium Density Residential (6-12 du/ac) — The Medium Density Residential 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. 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 requesting a Tentative Tract Map and Architectural Design Review approval of a proposed eight-unit residential condominium development. The site is zoned R-2, Medium Density Multiple-Family Residential, and has a total land area of approximately 30,086 square feet. The R-2 zone has a maximum dwelling unit density limit of one (1) unit per 3,750 square feet of lot area, which calculates to a maximum of eight units for the subject site. The proposed development is consistent with the maximum density limit. The proposed development will consist of eight detached two- story units ranging in size from 2,417 square feet to 2,667 square feet. Each unit will have an attached two-car garage, and a total of eight guest parking spaces are proposed. The proposal for eight residential condominium units requires that they be subdivided through the Tentative Tract Map process. The proposed Tentative Tract Map is TTM 72322 & MFADR 12-16 810 S. Second Avenue attached. The proposed subdivision 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 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. Concurrent with the subdivision application, the Planning Commission may approve, conditionally approve, or deny the architectural design of the proposed project. The architectural style of the development is described as Mediterranean. The proposal features a combination of six different floor plans and four different color palettes, and as a result each unit will be unique in appearance. The material and color sample sheet is attached. A conceptual landscape plan for the project has been designed by the landscape architecture firm, Ben Lundgren & Associates and includes new landscaping throughout the site. This plan is included with the proposed architectural plans. The architecture and landscaping of the proposed development is compatible with the surrounding neighborhood and consistent with the City's Multiple-Family Residential Design Guidelines. Photos of the subject property and surrounding properties are attached. 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 of approval are deemed necessary. These are listed as recommended condition of approval no. 1 in 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 eight-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 72322 and MFADR 12-16 were published in the local newspaper on August 15, 2013 and mailed to the property owners and tenants of those TTM 72322 &MFADR 12-16 610 S. Second Avenue • _ _S - - - ^ _•., properties that are located within 300 feet of the subject property on August 16, 2013 — see the attached radius map. RECOMMENDATION It is recommended that the Planning Commission approve Tentative Tract Map No. TTM 72322 and Multiple-Family Architectural Design Review No. MFADR 12-16, 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 meter 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 developer shall provide an additional 12-foot right-of-way dedication along Second Avenue. 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 approval by the City Engineer. g. All existing structures shall be demolished prior to approval of the Tract Map. h. 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 No. 72322, and the following required items: TTM 72322 &MFADR 12-16 610 S. Second Avenue • Installation of new street trees that are to be shown on the Grading Plan and located in the parkway along Second Avenue per the City of Arcadia Street Tree Master Plan. • The existing drive approach shall be removed and replaced per City of Arcadia Standard Plans. • A new sidewalk shall be constructed around the new drive approach per City standards and to meet ADA requirements. i. 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. j. 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. k. Vehicular gates shall be provided with a Knox switch. I. A Knox box with keys for access to restricted areas shall be provided. A fire hydrant shall be provided on the street frontage. Fire extinguishers shall be provided per the Arcadia Fire Department requirements. m. Install a fully-monitored automatic fire-sprinkler system per the City of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standard for residential areas. n. The project shall comply with the Arcadia Multi-Family Construction Standards. 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 72322 and MFADR 12-16 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 72322 & MFADR 12-16 610 S. Second Avenue PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should move to approve Tentative Tract Map No. TTM 72322, and Multiple-Family Architectural Design Review No. MFADR 12-16, subject to the conditions set forth above, 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 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. 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 72322 and/or Multiple-Family Architectural Design Review No. MFADR 12-16. 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. D.S. 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. TTM 72322 & MFADR 12-16 610 S. Second Avenue 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. 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 Associate Planner, Tim Schwehr by calling (626) 574-5422, or by email to tschwehr(c7i.ci.arcadia.ca.us. Approved: Jim Kasama Community Development Administrator Attachments: Aerial Photo with Zoning Information Proposed Tentative Tract Map Proposed Architectural Plans Proposed Materials and Colors Sample Sheet Photos of the Subject Property and Surrounding Properties Preliminary Exemption Assessment 300-foot Radius Map TTM 72322 &MFADR 12-16 610 S. Second Avenue