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HomeMy WebLinkAboutItem 4 4 ti� • rroRN-4dr pi* u l:,77,1',V. ty°� ° STAFF REPORT Development Services Department DATE: November 26, 2013 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Tim Schwehr, Associate Planner SUBJECT: RESOLUTION NO. 1889 — TENTATIVE PARCEL MAP NO. TPM 13-14 (72584) AND MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 13-28 WITH A CLASS 32 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A THREE-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 148 EL DORADO STREET Recommended Action: Find that this project qualifies as a Class 32 Categorical Exemption from CEQA; Conditionally Approve Tentative Parcel Map No. TPM 13-14 and Multiple-Family Architectural Design Review No. MFADR 13-28; and adopt Resolution No. 1889 SUMMARY Tentative Parcel Map No. TPM 13-14 (72584) and Multiple-Family Architectural Design Review No. MFADR 13-28 were submitted by Sanyao International, Inc. for a three-unit, residential condominium development at 148 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 will be consistent with the City's General Plan, Zoning Regulations, and Subdivision Code; and as an infill development this project qualifies as a Class 32 Categorical Exemption from the California Environmental Quality Act (CEQA). It is recommended that the Planning Commission approve application nos. TPM 13-14 and MFADR 13-28 with a CEQA exemption, subject to the conditions listed in this staff report, and adopt Resolution No. 1889. BACKGROUND APPLICANT: Sanyao International, Inc. LOCATION: 148 El Dorado Street REQUEST: Approval of a Tentative Parcel Map and Multiple-Family Architectural Design Review for a three-unit, residential condominium development. SITE AREA: Approximately 8,000 square feet (0.18 acre) FRONTAGES: 50 feet along El Dorado Street and 50 feet along a rear alley EXISTING LAND USE & ZONING: The site is improved with a single-family residence constructed in 1925, and is zoned R-3, High Density Multiple-Family Residential. The maximum density limit for the site is one unit per 1,450 square feet of lot area for a maximum of five units, and the minimum density for the site is one unit per 2,200 square feet of lot area for a minimum of three units. SURROUNDING LAND USES & ZONING: North: Two-story, 4-unit, multiple-family residential development, zoned R-3 South: Two-story, 10-unit, multiple-family residential development, zoned R-3 East: Two-story, 6-unit, multiple-family residential development, zoned R-3 West: Two-story, 6-unit, multiple-family residential development, 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 12-30 dwelling units per acre. DISCUSSION The applicant is requesting approval of a Tentative Parcel Map and Architectural Design Review for a proposed three-unit residential condominium development. The site is zoned R-3, High Density Multiple-Family Residential, and has a total land area of approximately 8,000 square feet. The R-3 zone has a minimum dwelling unit density of one unit per 2,200 square feet of lot area, and a maximum dwelling unit density limit of one unit per 1,450 square feet of lot area, which calculates to a minimum of three units, and a maximum of five units for the subject site. The proposed development will consist of three, two-story units that will range in size from 1,469 square feet to 1,608 square feet. The two front units will be attached, and the rear unit will be a single, detached dwelling. Each unit will have an attached two-car garage, and two, on-site guest parking spaces will be provided. The proposed development will be consistent with the General Plan Land Use Designation, the density limits, and the Zoning Code. TPM 13-14 (72584) & MFADR 13-28 148 El Dorado Street November 26, 2013 — Page 2 of 8 Tentative Parcel Map The proposal for three 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 High Density Multiple-Family 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 Mediterranean — see the attached plans. The Mediterranean design features the following architectural elements: S-tile roofing, tan stucco walls, beige pre-cast moldings and corbels, gray shutters, dark brown fascia boards/rain gutters, and dark brown metal finials atop the decorative chimneys. The massing and scale of the buildings are in character with other multiple- family buildings in the vicinity — see the attached photos of the site and neighboring properties. A colored front elevation and a materials and colors sample board will be available at the meeting. The proposed plans include new landscaping throughout the site, and a grass-crete type of paving is proposed for the front yard driveway areas to comply with the maximum 40% front yard paving limitation. It has been found that grass-crete does not perform well when used for high-traffic areas, such as driveways. The frequent use and turning maneuvers deteriorate the grass within the concrete pavers. The applicant contends that the proposed material is a newer type of permeable paving material, and will withstand the day-to-day traffic. Nevertheless, it is recommended as a condition of TPM 13-14 (72584) & MFADR 13-28 148 El Dorado Street November 26, 2013— Page 3 of 8 approval that details of the proposed grass-crete material be submitted to Planning Services for further review prior to approval of the construction plans for the project, and that the driveway material and front yard configuration be revised as needed per the discretion of the Community Development Administrator. The proposed development will be consistent with the City's Zoning Regulations, as well as with 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 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, qualifies as a Class 32 Categorical Exemption from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the CEQA Guidelines. The proposed three-unit residential project will be consistent with the General Plan and Zoning Code, 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. It is recommended that the Planning Commission find that this project is exempt from CEQA. PUBLIC NOTICE/COMMENTS Public hearing notices for TPM 13-14 and MFADR 13-28 were published in the local newspaper and mailed to the property owners and tenants of those properties that are within 300 feet of the subject property on November 14, 2013 — see the attached radius map. As of November 22, 2013, no comments have been received regarding this project. RECOMMENDATION It is recommended that the Planning Commission approve Tentative Parcel Map No. TPM 13-14 and Multiple-Family Architectural Design Review No. MFADR 13-28, 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: TPM 13-14 (72584) & MFADR 13-28 148 El Dorado Street November 26, 2013— Page 4 of 8 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. 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 new curb, gutter, and sidewalk 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, if necessary, shall be installed by the Developer. Installation shall be to the specifications of the Public Works Services Department, Engineering Division. Abandonment of the existing water service, if necessary, shall be completed by the Developer, according to Public Works Services Department specifications. TPM 13-14 (72584) & MFADR 13-28 148 El Dorado Street November 26, 2013— Page 5 of 8 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, 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. m. If determined to be necessary by the Public Works Services Director or designee, new street trees shall be planted by the developer in the City's right- of-way. The type, size, and location(s) of the new street trees for the City's right-of-way shall be determined by the Public Works Services Director, or designee. n. An automatic fire-sprinkler system per the City of Arcadia Fire Department Single & Multiple-family Dwelling Sprinkler Standard for residential areas shall be installed by the developer to the satisfaction of the City Fire Marshal. o. The design shall comply with the applicable California Residential Code and the City of Arcadia Multi-Family Construction Standards to the satisfaction of the City Building Official. p. The proposed development will require a Standard Urban Stormwater Mitigation Plan (SUSMP) if there will be the creation, addition, or replacement of 5,000 square feet or more of impermeable surface area. The developer shall comply with the SUSMP as prescribed by the Los Angeles County Department of Public Works SUSMP Manual and the construction plans shall show the selected measures on the grading plan. 2. Details of the grass-crete type of driveway material shall be submitted to Planning Services for further review prior to approval of the construction plans for the project, and the driveway material and front yard configuration shall be revised as needed per the discretion of the Community Development Administrator. 3. The project shall be developed and maintained in a manner that is consistent with the plans submitted and conditionally approved for TPM 13-14 and MFADR 13-28, 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 TPM 13-14 (72584) & MFADR 13-28 148 El Dorado Street November 26, 2013 — Page 6 of 8 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 13-14 (72584) and MFADR 13-28 shall not take effect until the applicant, civil engineer, 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 13-14 and Multiple-Family Architectural Design Review No. MFADR 13-28, and adopt the attached Resolution No. 1889 that incorporates the conditions of approval set forth above, or as may be modified by the Commission, and which incorporates the following findings and action: 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 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 (CEQA) per Section 15332 of the CEQA Guidelines; and 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 13-14 and/or Multiple-Family Architectural Design Review No. MFADR 13-28 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. TPM 13-14 (72584) & MFADR 13-28 148 El Dorado Street November 26, 2013— Page 7 of 8 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.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. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the November 26, 2013 public hearing, please contact Associate Planner, Tim Schwehr at (626) 574-5422, or tschwehr @ci.arcadia.ca.us. Approved: Jim sama C mmunity Development Administrator Attachments: Aerial Photo with Zoning Information Tentative Parcel Map Proposed Architectural Plans Photos of the Subject Property and Neighboring Properties Preliminary Exemption Assessment 300-foot Radius Map Resolution No. 1889 TPM 13-14 (72584) & MFADR 13-28 148 El Dorado Street November 26, 2013— Page 8 of 8 Site Address• 148 EL DORADO STREET Property Owner(s): S.G.V. Property Fund, LLC , - IWAI hi t., a is r. ...1 ig *4* T'11:,'Ii:.1 I Property Characteristics Selected parcel highlighted Zoning: .,.... R-3 Z' Ai r It I General Plan: HDR - Lot Area (sq ft): ` �.� ,. 8,000 1 Main Structure/ Unit(sq. ft.): 1,107 s' ' { Ciao Year Built: 1925 — „ -____ 5,l Number of Units: 1 :: `2i J Overlays . 3 i Parking Overlay: .` �` ...1., n/a I .N.: • I �;' Downtown Overlay: n/a \\ ,, 1 .. .. . Special Height Overlay: n/a :: -.mi. 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