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HomeMy WebLinkAboutItem 3 FA R 0 pLiro 1 IL rl ul'u.l ,IY03 u°'ty STAFF REPORT Development Services Department DATE: May 27, 2014 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Tim Schwehr, Associate Planner SUBJECT: RESOLUTION NO. 1905 — TENTATIVE PARCEL MAP NO. TPM 14-05 (72769) AND MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 13-36 WITH A CLASS 32 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A THREE-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 130 ALTA STREET Recommended Action: Find that this project qualifies as a Class 32 Categorical Exemption from CEQA, Conditionally Approve Tentative Parcel Map No. TPM 14-05 (72769) and Multiple-Family Architectural Design Review No. MFADR 13-36, and adopt Resolution No. 1905 SUMMARY Tentative Parcel Map No. TPM 14-05 (72769) and Multiple-Family Architectural Design Review No. MFADR 13-36 were submitted by Mr. Benjamin Zhu for a three-unit, residential-condominium development at 130 Alta Street. An aerial photo with zoning information, the proposed architectural plans, and the Tentative Parcel Map 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 this project qualifies as a Class 32 Categorical Exemption from the California Environmental Quality Act (CEQA). It is recommended that the Planning Commission adopt Resolution No. 1905 to approve TPM 14-05 (72769) and MFADR 13-36 with a CEQA exemption, subject to the conditions listed in this staff report. BACKGROUND APPLICANT: Mr. Benjamin Zhu LOCATION: 130 Alta Street REQUEST: Approval of a Tentative Parcel Map and Multiple-Family Architectural Design Review for a three-unit, residential-condominium development. SITE AREA: 8,003 square-feet (0.18 acre) FRONTAGES: 50 feet along Alta Street and 50 feet along a rear access alley EXISTING LAND USE & ZONING: The site is currently developed with a one-story, three-unit multiple-family building that was built in 1939. The site is zoned R-3, Multiple-Family Residential. The minimum density for the site is one (1) unit per 2,200 square-feet, or three (3) units. The maximum density is one (1) unit per 1,450 square-feet, or five (5) units. SURROUNDING LAND USES & ZONING: North: Two-story, seven-unit, multiple-family development, zoned R-3 South: Two-story, three-unit, multiple-family development, zoned R-3 East: Two-story, three-unit, multiple-family development, zoned R-3 West: Two-story, four-unit, multiple-family 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 to 30 dwelling units per acre. DISCUSSION The applicant is requesting a Tentative Parcel Map and Architectural Design Review for the proposed three-unit residential condominium development. The site is zoned R-3, High Density Multiple-Family Residential, and has a total land area of 8,003 square feet. The R-3 zone has a maximum density of one (1) unit per 1,450 square feet of lot area, and a minimum density of one (1) unit per 2,200 square feet of lot area. Based on these density factors, a maximum of five (5) units would be allowed on the subject site, and a minimum of three (3) units is required. The applicant's proposal to develop three (3) residential condominium units is consistent with the density requirements. The proposed development consists of three, two-story, three-bedroom units of 1,568, 1,666, and 1,702 square-feet. Each unit will have a two-car garage, and two, on-site guest parking spaces will be provided with access off the alley that is adjacent to the south side of the property. The proposed development is consistent with the City's General Plan, Zoning Code, Subdivision Code, and State Subdivision Map Act. 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 TPM 14-05 (72769) & MFADR 13-36 130 Alta Street May 27, 2014— Page 2 of 6 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 multiple-family residential building and replace it with a new three-unit 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 design features the following architectural elements: S-tile roofing, off-white stucco walls with tan moldings, dark brown windows, and blue accent shutters. 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. The proposed development is consistent with the City's Zoning Code, General Plan, Subdivision Code, Multiple-Family Residential Design Guidelines, and the State Subdivision Map Act. The proposed plans have been reviewed by the various City Departments, and 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. 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. TPM 14-05 (72769) & MFADR 13-36 130 Alta Street May 27, 2014— Page 3 of 6 PUBLIC NOTICE/COMMENTS Public hearing notices for TPM 14-05 (72769) and MFADR 13-36 were published in the local newspaper on May 15, 2014, and mailed to the property owners and tenants of those properties that are located within 300 feet of the subject property on May 15, 2014 — see the attached radius map. As of May 22, 2014, no comments have been received regarding this project. RECOMMENDATION It is recommended that the Planning Commission approve Tentative Parcel Map No. TPM 14-05 (72769) and Multiple-Family Architectural Design Review No. MFADR 13-36 subject to the following conditions: 1. The condominium Covenants, Conditions, and Restrictions (CC&Rs) containing provisions for property maintenance shall be submitted by the applicant/property owner for review and approval by the City Attorney, and shall be recorded by the applicant/property owner concurrently with the parcel map. 2. The project shall be developed and maintained by the applicant/property owner in a manner that is consistent with the plans submitted and conditionally approved for TPM 14-05 (72769) and MFADR 13-36, subject to the approval of the Community Development Administrator or designee. 3. The applicant/property owner 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. 4. Approval of TPM 14-05 (72769) and MFADR 13-36 shall not take effect unless on or before 30 calendar days after the Planning Commission adoption of the Resolution, the applicant/property owner has executed and filed with the Community Development Administrator or designee an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. TPM 14-05 (72769) & MFADR 13-36 130 Alta Street May 27, 2014 — Page 4 of 6 PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should move to approve Tentative Parcel Map No. TPM 14-05 (72769) and Multiple-Family Architectural Design Review No. MFADR 13-36, and adopt the attached Resolution No. 1905 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 No. TPM 14-05 (72769) and/or Multiple-Family Architectural Design Review No. MFADR 13-36 and direct staff to prepare a resolution for adoption at the next meeting that incorporates the Commission's decision and specific findings. 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 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 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. TPM 14-05 (72769) & MFADR 13-36 130 Alta Street May 27, 2014— Page 5 of 6 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 requested subdivision injuriously affects the neighborhood wherein said lot is located. D.8. 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.9. 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 May 27, 2014 public hearing, please contact Associate Planner, Tim Schwehr at (626) 574-5422, or tschwehr @ArcadiaCA.gov. Approved: Jimfsama Cwmmunity Development Administrator Attachments: Aerial Photo with Zoning Information Tentative Parcel Map No. TPM 14-05 (72769) Proposed Architectural Plans Photos of the Subject Property and Neighboring Properties Preliminary Exemption Assessment 300-foot Radius Map Resolution No. 1905 TPM 14-05 (72769) & MFADR 13-36 130 Alta Street May 27, 2014— Page 6 of 6 11111,f e pis,I Site Address: 130 ALTA ST Property Owner(s): NU HAUZ ESTATE LLC »a- a n °" A ���pT��'y�;gp k F �' 3 yYYlGyyiyW�x.'� — E• -n � r � a It 4 t;;If.,, ,,,,,, 0, / ,:i k 1 £ 3 t a � g ,�L t p k �q ''li "y s �� P • e ,:` �ma i € ,. dk n A ' . Property Characteristics i — Selected parcel highlighted Zoning: R-3 1.41,41','' ' � f/• General Plan: HDR + %%% % G+' '' xr -2 Lot Area (sq ft): 8,003 ////i'/�,�� /�:w,.> ,.-2,.‘ 4 Main Structure/ Unit(sq.ft.): 1,828 Year Built: 1939 Number of Units: 3 Overlays -- -- " Parking Overlay: n/a LN lei Downtown Overlay: n/a A' H M''',•• ,r Special Height Overlay: n/a Architectural Design Overlay: n/a Parcel location within City of Arcadia" This map is a user generated static output from an Internet mapping site and is for Report generated 13-May-2014 reference only. 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Ii CITY OF ARCADIA - imatizu r■ 240 W. HUNTINGTON DRIVE o, ''�;b' ARCADIA, CA 91007 mOPO1CY P(NPA PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: TPM 14-05 (72769)and MFADR 13-36 2. Project Location—Identify street 130 Alta Street, between First Avenue and Second Avenue 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): 3. Entity or person undertaking A. project: B. Other(Private) (1) Name Benjamin Zhu (2) Address 111 S. Walnut Grove#201 San Gabriel, CA 91776 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. ® 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. Name of Lead Agency: Date: 5/8/14 Staff: Tim Schwehr, Associate Planner Preliminary Exemption Assessment\2010 FORM "A" ,�mare SUE MORENO PROJECT INFORMATION (1 (626)350-5944 OWNERSHIP I OCCUPANTS LIST 130 ALTA ST. MUNICIPAL RADIUS COMPLIANCE SCONSU TING ARCAD IA, CA. 12106 LAMBERT AVE.EL MONTE,CA 91732-FAX(626)350-1 14-051 SCALE 1"— 150' /5n b Pun Ut1NV1`6�i U U i 9 /O" /I %2 /3 (!� 3f T \ ',y > y F 7 �/ N O h F- $�P�a A 6 2. A81 A9.1 A III 12' 13 2.4,' `x as • 7n — •P42.a Ob'": 1 IV ■�v I ' Prn an. C J 66 1 so f I I 0,,. 15 ��s 5 t 68. , ► I I I sisal.' stn O 30{ i 46[47 MS =N •�b L NI A. RS I!5 .60 • so • ,10 .se, o 'A7, asJas- 50 ..r,f7J i* SOr` \ J. 1 1 1 1 1 1 a 1 .1 1 .f 1 C A 495 7 �__ $HUNTINGTON I —DR—a— DR. .� ji T T. T T -r T T T T T _ /./COS• _p1/41/.�08 I ,o✓r /re�q[fi� .35 c o " SO 'P�llSyl 43 50 T S0 T "III —,� d "' RACT IR e0 t- 4 d /d6 9 d h♦ � 21�IOY..Jf/sf 30 L O♦w/ fir 35 /,sZ a � �; 65 5 : ®044150 69 h ;-• 18 POR ¢ Pun 1 j'h •�a „ ]�°�n i /00.•" 3A a Latr4c, j M a a�`+1/s� 7 I�oR { L © - ©h . © 1 1-....,?,4. 3 .2 z Q g P 31 19 h 141.88 J c /3 . 50 SO - h N /+S ,M a n .68 , , / h AsaasSCZ. foe 11 A9 6a /4- 1\.141 P7� R •Oh O ® 47'6 1 39 /P /3 M /6 1g In SHEET 3 f h 0 62 56 ®oQ 45 144 , PoR 1141.69 1lC� S0 ( _ • 50 150.0 100 50.0/ 0 60 h /4 16,*s h - • ST8 2ALTA ( 1 I • 5T•0 i n .“'-""7. 35 50 '3751t.-31 • ♦ • l. ♦ n 1. ft , I • SRO /18.03 i 9 CT m, ; ©I 6 ON b 0© (0 0, 32 31 J 30 N t,' O B O ® W h in lo o I r 70 �I _ o • i 1-°33 32 I 30 g t�"- ` w v SHEET 3 vi z 1 _ 8 I 26 25 24 -. 1 1 N ,3 18 E©:4®h ® Q �A J �/ SHEET 3� 97 ® e ✓ir/es PoR ` 35 l0 50 37.S Ir ii�I • 1501 II . " ;, 34m /53.03 /� 1 1 r9 •F,035 50 30 — Q°1 ,2 ,7 F a p, . 0 0 0 0 - ',ea -- ,� . • - 50 ,:, ,� rz . ♦ .�. ,. SHEET 6 I, 'O® r+8/BL.K!'© 4 5 6 1,___, O col_ ,18 Oe�� BLK. C ® 9 yo I 4 0°'IMF ' 1 7 /V% `�i_ ® i 28 �; ,�- I 4.4 i Q 30 . - SHEET 4 A 66 4710 SO J /9Kle •. ST8 ii-• ' ITi I ST. ° M4tp o6n • ► /6 o •o 1,SAN i so • so /ane • • • • - • SO . 87 c 54 ts- r fhf �E } 0 0(1) 0a 72 71 70 .::.2, � (J I� $i W lo 3`J ©6 $ • q (.5 Z. roo /4. , ` s b • o ` . t 33 81 31 30 29 `26 25 24 23 ,�21`D XO _ n \ :0'. -' ,1°,. i•4 e © F ® ® ® SHEET 2 Mies L� 1+JS so Ss s, • ® • ®. .,s ' • . SHEET3 Ala' 144 69( 17 ' ,0 ti 0 ® —mane 65■ so • a�,�, I8 4'uer+' b 'z SHEET 5 SHEET 4 0 ® o 4•Q `e roi 6 h. F Z ,n 4$ .5 6 7 I 10 E I 13 14 15 — __ p roR. QQg (j�{I ..so >S 73 ,.`7 'INS (9, ,. O Sp` •f 14.69}4q4 7.-7f. f fj L - /'J5 �'• 50 • • , 50 ADO JO • - ,oaos 40 • $O 75 16 70 V0 /C //11 RESOLUTION NO. 1905 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP NO. TPM 14-05 (72769) AND MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 13-36 WITH A CLASS 32 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A THREE-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 130 FANO STREET WHEREAS, on December 7, 2013, an application was filed by Mr. Benjamin Zhu for the design review of a three-unit residential condominium development at 130 Fano Street, Development Services Department Case No. MFADR 13-36; and WHEREAS, on March 5, 2014, an application was filed by Mr. Benjamin Zhu, for the subdivision of a three-unit residential condominium development at 130 Fano Street, Development Services Department Case No. TPM 14-05 (72769); and WHEREAS, a public hearing was held by the Planning Commission on May 27, 2014 at which time all interested persons were given full opportunity to be heard and to present evidence. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA RESOLVES AS FOLLOWS: SECTION 1. That the factual data submitted by the Development Services Department in the staff report dated May 27, 2014 are true and correct. SECTION 2. This Commission finds and directs: 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. 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. 3. That this project is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15332 of the CEQA Guidelines. 4. That the Development Services Director or designee is authorized to approve and execute, if necessary, a subdivision agreement for this project. SECTION 3. That for the foregoing reasons this Commission approves TPM 14-05 (72769) and MFADR 13-36 for a three-unit residential condominium development at 130 Fano Street, subject to the following conditions: 1. The condominium Covenants, Conditions, and Restrictions (CC&Rs) containing provisions for property maintenance shall be submitted by the applicant/property owner for review and approval by the City Attorney, and shall be recorded by the applicant/property owner concurrently with the parcel map. 2. The project shall be developed and maintained by the applicant/property owner in a manner that is consistent with the plans submitted and conditionally approved for TPM 14-05 (72769) and MFADR 13-36, subject to the approval of the Community Development Administrator or designee. 3. The applicant/property owner 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 -2- 1905 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. 4. Approval of TPM 14-05 (72769) and MFADR 13-36 shall not take effect unless on or before 30 calendar days after the Planning Commission adoption of the Resolution, the applicant/property owner has executed and filed with the Community Development Administrator or designee an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. SECTION 4. The Secretary shall certify to the adoption of this Resolution. Passed, approved and adopted this 27th day of May, 2014. Chairman, Planning Commission ATTEST: Secretary APPROVED AS TO FORM: P. 1)-e,tt.e, Stephen P. Deitsch City Attorney -3- 1905