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HomeMy WebLinkAboutItem 4 or Akc ` V ALS^vt99�r 1u 4'u.t 5,7Y0? 4n,ty°t'�° STAFF REPORT Development Services Department DATE: May 27, 2014 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Thomas Li, Associate Planner SUBJECT: RESOLUTION NO. 1906 — TENTATIVE TRACT MAP NO. TTM 72783, MODIFICATION NO. MP 13-17, AND MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 13-43, WITH A CLASS 32 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A SIX-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 803 ARCADIA AVENUE. Recommended Action: Find that this project qualifies as a Class 32 Categorical Exemption from CEQA, Conditionally Approve Tentative Tract Map No. TTM 72783, Modification No. MP 13-17, and Multiple- Family Architectural Design Review No. MFADR 13-43, and adopt Resolution No. 1906 SUMMARY Tentative Tract Map No. TTM 72783, Modification No. MP 13-17, and Multiple-Family Architectural Design Review No. MFADR 13-43 were submitted by Mr. Ben Wu for a six-unit, residential condominium development at 803 Arcadia Ave. An aerial photo with zoning information, the Tentative Tract Map, and the proposed architectural plans are attached. The Zoning Modifications requested will allow the buildings to encroach 1'-0" into the 10'-0" easterly and westerly side yard setbacks. The Modifications will also allow the private open space for each unit to be 9'-0" wide, in lieu of 10'-0" required. Other than these Zoning Modifications, 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. 1906 to approve TTM 72783, MP 13-17, and MFADR 13-43, with a CEQA exemption, subject to the conditions listed in this staff report. BACKGROUND APPLICANT: Mr. Ben Wu of Sun Homeland, Inc., Property Owner LOCATION: 803 Arcadia Avenue REQUEST: Approval of a Tentative Tract Map, the following Modifications, and Multiple-Family Architectural Design Review for a six-unit, residential condominium development: 1. Side yard setbacks of 9'-0" in lieu of 10'-0" required (AMC Sec. 9255.2.4) 2. 9'-0" wide private open spaces in lieu of 10'-0" required (AMC Sec. 9255.2.11) SITE AREA: 12,959 square feet (0.30 acre) FRONTAGE: 48 feet along Arcadia Avenue EXISTING LAND USE & ZONING: The site is improved with a two-unit multiple-family development originally constructed in 1957. The property is zoned R-3, High Density Multiple-Family Residential. The minimum density for the site is one (1) unit per 2,200 square- feet, or five units. The maximum density is one (1) unit per 1,450 square-feet, or eight units. SURROUNDING LAND USES & ZONING: North: Two-story, 21-unit, multiple-family development, zoned R-3 South: Two-story, 10-unit, multiple-family development, zoned R-3 East: Two-story, 12-unit, multiple-family development, zoned R-3 West: Two-story, 14-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 approval of a Tentative Tract Map, Zoning Modifications, and Multiple-Family Architectural Design Review for a six-unit, residential condominium development. The site is zoned R-3, High Density Multiple-Family Residential, and has TTM 72783, MP 13-17, MFADR 13-43 803 Arcadia Avenue May 27, 2014 — Page 2 of 7 a total land area of 12,959 square feet. The R-3 zone has a minimum density of one (1) unit per 2,200 square-feet and a maximum density is one (1) unit per 1,450 square-feet, which calculates to a minimum of five units and a maximum of eight units for the site. The proposed development will consist of three, two-story buildings, each with two units that will range in size from 1,677 square feet to 1,860 square feet. The front unit will have three bedrooms plus a den, and the other five units will have four bedrooms. Parking will be provided underground with each unit having a two-car garage, and three guest parking spaces will be provided on site. An elevator and a staircase will provide access between the subterranean parking area and the ground floor of the complex. The proposed development, with the exception of the two requested Zoning Modifications, is consistent with the City's Zoning Code, and is otherwise consistent with the City's General Plan, Subdivision Code, and the State Subdivision Map Act. Tentative Tract Map The proposal for six residential condominium units requires that the airspace be subdivided for condominiums through the Tentative Tract Map process — see the attached Tentative Tract 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 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. Facts to Support the Finding: The proposed project will remove the existing two-unit multiple-family development and replace it with a new six-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. Modifications 1. Side yard setbacks of 9'-0" in lieu of the 10'-0" required (AMC Sec. 9255.2.4) 2. 9'-0" wide private open spaces in lieu of the 10'-0" required (AMC Sec. 9255.2.11) TTM 72783, MP 13-17, MFADR 13-43 803 Arcadia Avenue May 27, 2014 — Page 3 of 7 The required side yard setbacks are ten feet (10'-0") for R-3 zoned properties. The applicant is requesting to encroach one foot (1'-0") into the side yard setback requirements due to the narrow lot width of 48'-0". This is to accommodate a practical building width of 30 feet. As a result, the easterly and westerly side yard setbacks will be nine feet (9'-0"). And, since the private open spaces are to be in the side yards, each private yard will have a minimum dimension of nine feet (9'-0") in lieu of the minimum ten-foot (10'-0") requirement. It is staff's opinion that approval of the requested Modifications will secure an appropriate improvement of the lot. The subject lot has a narrow width and by reducing the side yard setbacks by one foot (1'-0") the units will have better floor plans with the rooms having better proportions. The reduction of the private open space dimension is minimal and each private yard will still be a functional open space area. The proposed design is visually harmonious and compatible with the character of the surrounding land uses. Architectural Design Review Concurrent with the Subdivision and Modification applications, 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 Tudor — see the attached plans. The design features the following architectural elements: used brick veneer, gray concrete-tile roofing, pale green half-timber trim, off-white stucco walls, and decorative wall brackets. 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 architecture and landscaping of the proposed development are compatible with the surrounding neighborhood and consistent with the City's Multiple-Family Residential Design Guidelines. With approval of the requested Zoning Modifications, the proposed development will be consistent with the City's Zoning Regulations, 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. PUBLIC NOTICE/COMMENTS Public hearing notices for TTM 72783, MP 13-17, and MFADR 13-43 were published in the local newspaper on May 15, 2014 and mailed to the property owners and tenants of TTM 72783, MP 13-17, MFADR 13-43 803 Arcadia Avenue May 27, 2014 — Page 4 of 7 those properties that are 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 on the subject proposal. RECOMMENDATION It is recommended that the Planning Commission approve Tentative Tract Map No. TTM 72783, Modification No. MP 13-17, and Multiple-Family Architectural Design Review No. MFADR 13-43, subject to the following conditions: 1. 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 TTM 72783, MP 13-17, and MFADR 13-43, subject to the approval of the Community Development Administrator or designee. 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 72783, MP 13-17, and MFADR 13-43 shall not take effect unless on or before 30 calendar days after Planning Commission adoption of the Resolution, the property owner/applicant 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. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should move to approve Tentative Tract Map No. TTM 72783, Modification No. MP 13-17, and Multiple-Family Architectural Design Review No. MFADR 13-43, and adopt the attached Resolution No. 1906 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: TTM 72783, MP 13-17, MFADR 13-43 803 Arcadia Avenue May 27, 2014 — Page 5 of 7 A.1. That the proposed project together with the provisions for its design and improvement is consistent with the City's General Plan, the City's Multiple-Family Residential Design Guidelines, and that the Modifications will secure an appropriate improvement of the lot; 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 Tract Map No. TTM 72783, Modification No. MP 13-17 and/or Multiple-Family Architectural Design Review No. MFADR 13-43, 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 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.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 requested subdivision injuriously affects the neighborhood wherein said lot is located. TTM 72783, MP 13-17, MFADR 13-43 803 Arcadia Avenue May 27, 2014— Page 6 of 7 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, Thomas Li by calling (626) 574-5447, or by email to tli @ci.arcadia.ca.us. Approved: Jim K ma Co unity Development Administrator Attachments: Aerial Photo with Zoning Information Tentative Tract Map No. 72783 Proposed Architectural Plans Photos of the Subject Property and Neighboring Properties Preliminary Exemption Assessment 300-foot Radius Map Resolution No. 1906 TTM 72783, MP 13-17, MFADR 13-43 803 Arcadia Avenue May 27, 2014 — Page 7 of 7 Site Address:, 803 ARCADIA AVE Property Owner(s): CHAN,ANN D AND TRAN,MICHAEL C all 4i, r W„ ► ► 1` ■ ice Ps :ttt� a■ ' 4. e. ,Wy nn '.%, 0', ' w fl li" '' I a r ,► ' ... / 4 + �.,� ! 4 �� 4 - . ■ �� 1,„,i,. , ..„,„.....„ . 40.7 , ,1 , , , ,a X I . a" 1 s Selected parcel highlighted Property Characteristics Zoning: R-3 General Plan: HDR ,p°' Lot Area (sq ft): 12,959 Main Structure / Unit(sq. ft.): 935 Year Built: 1957 Number of Units: 2 1111111.0_,Iii 1,1 11 7 Overlays aN `` _ - Parking Overlay: n/a IIp t ..)''' 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Project Location— Identify street 803 Arcadia Avenue, between Baldwin Avenue and Golden West address and cross streets or attach Avenue 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 Ben Wu (2) Address 308 S. First Ave., Suite F, Arcadia, CA 91006 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: Thomas Li, Associate Planner ',f,' 1v1MQ1b'g L 'S ''.F6..-ni te M ,r. a 1 it ,� NN. 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TTM 72783, MODIFICATION NO. MP 13-17, AND MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 13-43 WITH A CLASS 32 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A SIX-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 803 ARCADIA AVENUE WHEREAS, on December 19, 2013, an application was filed by Mr. Ben Wu for the design review of a six-unit residential condominium development at 803 Arcadia Avenue, Development Services Department Case No. MFADR 13-43; and WHEREAS, on December 23, 2013, an application was filled by Mr. Ben Wu for setback modifications for a six-unit residential condominium development at 803 Arcadia Avenue, Development Services Department Case No. MP 13-17; and WHEREAS, on March 4, 2014, an application was filed by Mr. Ben Wu, for the subdivision of a six-unit residential condominium development at 803 Arcadia Avenue, Development Services Department Case No. TTM 72783; 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, the City's Multiple-Family Residential Design Guidelines, and that the Modifications will secure an appropriate improvement of the lot. 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 TTM 72783, MP 13-17, and MFADR 13-43 for a six-unit residential condominium development at 803 Arcadia Avenue, subject to the following conditions: 1. 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 TTM 72783, MP 13-17, and MFADR 13-43, subject to the approval of the Community Development Administrator or designee. 2. 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 -2- 1906 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 72783, MP 13-17, and MFADR 13-43 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: .g15CF , 6-CAZT,..<4. Stephen P. Deitsch City Attorney -3- 1906