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HomeMy WebLinkAboutItem 5 AR 44. 01-; C 1 C1d\• * imam 110 Co�a4ni[y/`e STAFF REPORT Development Services Department DATE: October 22, 2013 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Jordan Chamberlin, Assistant Planner SUBJECT: RESOLUTION NO. 1883 — TENTATIVE PARCEL MAP NO. TPM 13-10 (72515) AND MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 13-20 WITH A CLASS 3 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A TWO-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 214 EL DORADO STREET. Recommended Action: Find that this project qualifies as a Class 3 Categorical Exemption from CEQA; Conditionally Approve Tentative Parcel Map No. TPM 13-10 (72515) and Multiple-Family Architectural Design Review No. MFADR 13-20; and adopt Resolution No. 1883 SUMMARY Tentative Parcel Map No. TPM 13-10 (72515) and Multiple-Family Architectural Design Review No. MFADR 13-20 were submitted by Mr. Sung Lam Chan, the property owner, for a two-unit, residential condominium development at 214 El Dorado Street. An aerial photo with zoning information, the Tentative Parcel Map, and the proposed architectural plans are attached. The proposed development and subdivision are consistent with the City's General Plan, Zoning Regulations, and Subdivision Code; and as a two-unit residential development, qualifies as a Class 3 Categorical Exemption from the California Environmental Quality Act (CEQA). It is recommended that the Planning Commission find that this project is exempt from CEQA, approve application nos. TPM 13-10 (72515) and MFADR 13-20, subject to the conditions listed in this staff report, and adopt Resolution No. 1883. BACKGROUND APPLICANT: Sung Lam Chan, Property Owner LOCATION: 214 El Dorado Street REQUEST: Approval of a Tentative Parcel Map and Multiple-Family Architectural Design Review for a two-unit, residential condominium development SITE AREA: 8,259 square feet (0.19 acre) FRONTAGE: 54 feet along El Dorado Street EXISTING LAND USE & ZONING: The site is improved with a 1,598 square-foot single-family residence constructed in 1948 that is scheduled to be demolished in preparation for construction of a new two-unit residential development. The site is zoned R-2, Medium Density Multiple-Family Residential with a maximum density of one unit per 3,750 square feet. SURROUNDING LAND USES & ZONING: North: Single story, 2-unit, multiple-family residential, zoned R-2 South: Two-story, Jewish Temple, zoned R-2 East: Two-story, 2-unit, multiple-family residential, zoned R-2 West: Single story, 1-unit, single-family residential, zoned R-2 GENERAL PLAN DESIGNATION: Medium Density Residential (6 to 12 dwelling units per acre) — This 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 approval of a Tentative Parcel Map and Architectural Design Review for a proposed two-unit residential condominium development. The site is zoned R-2, Medium Density Multiple-Family Residential, and has a total land area of approximately 8,259 square feet. The R-2 zone has a maximum dwelling unit density limit of one unit per 3,750 square feet of lot area, which calculates to a maximum of 2 units for the subject site. The proposed development will consist of two, two-story detached single units. The living area for unit 1 is 2,458 square feet and unit 2 will have a living area of 2,432 square feet. Each unit will have an attached, two-car garage, and one on-site guest parking space will be provided. All parking spaces are accessed by a driveway off of El Dorado Street. The proposed development is consistent with the General Plan Land Use Designation and the density limits. To be in full compliance with the Zoning Code, a 3-foot clear landscape area must be provided between the side property line and the driveway. This will be a condition of approval. TPM 13-10 (72515) & MFADR 13-20 214 El Dorado Street October 22, 2013— Page 2 of 8 Tentative Parcel Map The proposal for two residential condominium units requires that they be subdivided through the Tentative Parcel Map process — see the attached Tentative Parcel Map. 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 Parcel Map: A.1. That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the City's General Plan. Facts to Support the Finding: The proposed project will remove the existing single-family residence and replace it with a residential development that is consistent in character with the Medium Density Residential designation as described in the City's General Plan. A.2. That the discharge of waste from the proposed subdivision into the community sewer system will comply with existing requirements prescribed by a California Regional Water Quality Control Board. Facts to Support the Finding: The Arcadia Public Works Services Department confirmed that the proposed development will be adequately served by the existing sewer infrastructure and the requirements of the California Regional Water Quality Control Board will be satisfied. 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. Architectural Design Review Concurrent with the subdivision application, the Planning Commission is to approve, conditionally approve, or deny the architectural design of the proposed project. The architectural style of the development is described as French Country — see the attached plans. The French Country design features the following architectural elements: flat tile roofing, a mix of brick and light brown stucco for the exterior, tall, steeply-pitched, hipped and gabled roofs with swooping lines that accentuate the arched entryway and windows, wooden balconies, and dark brown window shutters. The massing and scale of the building is in character with other multiple-family buildings in the vicinity (photos of the site and neighborhood are attached). Staff finds that the architecture and landscaping of the proposed development will be compatible with the other newer multiple family developments in the surrounding neighborhood and consistent with the City's Multiple-Family Residential Design Guidelines. The proposed development will be consistent with the City's Zoning Regulations, as well as the City's General Plan, Subdivision Code, and Multiple-Family Residential Design Guidelines. In addition, all City requirements shall be complied with to the satisfaction of the Building Official, Community Development Administrator, Fire Marshal, and Public TPM 13-10 (72515) & MFADR 13-20 214 El Dorado Street October 22, 2013 — Page 3 of 8 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 a two-unit residential development project, qualified as a Class 3 Categorical Exemption for New Construction of Small Structures from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA Guidelines. A Preliminary Exemption Assessment is attached to this staff report. It is recommended that the Planning Commission find that this project is exempt from CEQA. PUBLIC NOTICE/COMMENTS Public hearing notices for TPM 13-10 (72515) and MFADR 13-20 were published in the local newspaper on October 10, 2013 and mailed to the property owners and tenants of those properties that are located within 300 feet of the subject property on October 11, 2013 — see the attached radius map. As of October 17, 2013, no comments or concerns were received regarding the subject project. RECOMMENDATION It is recommended that the Planning Commission approve Tentative Parcel Map No. TPM 13-10 (72515) and Multiple-Family Architectural Design Review No. MFADR 13- 20, 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 by the foregoing City officials and employees, and shall include, but shall not be limited to the following: a. A separate water meter shall be provided for each unit per Arcadia Standards with separation of the fire service from domestic water service by an approved double-check back flow device, subject to approval by the Public Works Services Director, or designee. A separate water meter shall be provided for the common area landscape irrigation with a Reduce Pressure Backflow Assembly as approved by the Public Works Services Department. b. Obtain an encroachment permit from the City prior to the commencement of any work in the public rights-of-way. TPM 13-10 (72515) & MFADR 13-20 214 El Dorado Street October 22, 2013 —Page 4 of 8 c. Isolate all fire services from domestic water services with back flow prevention devices approved by the Public Works Services Director, or designee. d. 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. e. Construct and/or enter into a subdivision improvement agreement with the City, and post security for all the public improvements shown on the Tentative Parcel Map prior to approval of the Parcel Map, including the following items: • Construction of a new driveway approach per City of Arcadia Standard Plans. • Construction of a new sidewalk along the entire frontage of the site. • Replacement of curb and gutter along the entire frontage of the site. f. 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. g. 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. h. Developer shall utilize existing water service if determined to be feasible by the Public Works Services Director, or designee. i. A Water Meter Clearance Application, filed with the Public Works Services Department, shall be required prior to the issuance of building permits. j. New water service shall be installed by the Developer. Installation shall be to the specifications of the Public Works Services Department, Engineering Division. Abandonment of existing water service, if necessary, shall be completed by the Developer, according to Public Works Services Department specifications. k. The developer shall utilize an existing sewer lateral if determined to be feasible by the Public Works Services Director, or designee. I. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover (459.48'), a backwater valve of a type approved by the Public Works Services Director, or designee shall be installed on the lateral behind the property line. TPM 13-10 (72515) & MFADR 13-20 214 El Dorado Street October 22, 2013 — Page 5 of 8 m. Plant one 36" box Redspire Pear tree in the City's right-of-way. The location in the City's right-of-way shall be determined by the Public Works Services Director, or designee. n. Install an automatic fire-sprinkler system per the City of Arcadia Fire Department Single & Multiple-family Dwelling Sprinkler Standard for residential areas to the satisfaction of the City Fire Marshal. o. Comply with the applicable California Residential Code and the City of Arcadia Multi-Family Construction Standards to the satisfaction of the City Building Official. 2. A landscaped area with a minimum 3-foot width shall be provided between the property line and the driveway, subject to the approval of the Community Development Administrator, or designee. 3. The proposed project shall be developed and maintained in a manner that is consistent with the plans submitted and approved by TPM 13-10 (72515) and MFADR 13-20, subject to the approval of the Community Development Administrator, or designee. 4. 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. 5. Approval of TPM 13-10 (72515) and MFADR 13-20 shall not take effect until the applicant, civil engineer, designer, and property owner(s) have executed and filed an 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 project, the Commission should move to approve Tentative Parcel Map No. TPM 13-10 (72515) and Multiple-Family Architectural Design Review No. MFADR 13-20, and adopt the attached Resolution No. TPM 13-10 (72515) & MFADR 13-20 214 El Dorado Street October 22, 2013 — Page 6 of 8 1883 that incorporates the conditions of approval set forth above, or as may be modified by the Commission, and which incorporates the following findings and direction: 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 the California Environmental Quality Act per Section 15303 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 Parcel Map Application No. TPM 13-10 (72515) and/or Multiple-Family Architectural Design Review No. MFADR 13-20 and direct staff to prepare a resolution for adoption at the next meeting. 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 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. 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 TPM 13-10 (72515) & MFADR 13-20 214 El Dorado Street October 22, 2013— Page 7 of 8 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 October 22, 2013 public hearing, please contact Assistant Planner, Jordan Chamberlin by calling (626) 821-4334, or by email to jchamberlin@ci.arcadia.ca.us Approved: Jim sama Community Development Administrator Attachments: Aerial Photo with Zoning Information Tentative Parcel Map Proposed Architectural Plans Photos of the Subject Property and Surrounding Properties Preliminary Exemption Assessment 300-foot Radius Map Resolution No. 1883 TPM 13-10 (72515) & MFADR 13-20 214 El Dorado Street October 22, 2013—Page 8 of 8 ,e.t� �� ' Site Address: 214 ELDORADO STREET Property Owner(s): LIN,CHANG TING AND HUEY YEAN as . . I t ' ' ......:11W '; P 1". 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