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HomeMy WebLinkAboutItem 2 i ofARC %1►\*\�:c:• O '� ' • °��`nity Of t0 STAFF REPORT Development Services Department DATE: October 14, 2014 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Nick Baldwin, Assistant Planner SUBJECT: RESOLUTION NO. 1917 — APPROVING CONDITIONAL USE PERMIT NO. CUP 14-12, MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 14-12, AND TENTATIVE TRACT MAP NO. TTM 72894 WITH A MITIGATED NEGATIVE DECLARATION PER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A 17-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 132, 136, AND 142 LAS TUNAS DRIVE Recommendation: Adopt Resolution No. 1917 SUMMARY The applicant, Mr. Matt Waken, is proposing to demolish the existing auto repair shop, restaurant, and tattoo parlor that currently occupy the subject property (see Attachment No. 2 — Aerial Photo with Zoning Information, and Attachment No. 3 — Photos of the Subject Property) to accommodate a residential condominium development comprised of 17, three-story, townhouse-style units (see Attachment No. 4 — Proposed Plans). The proposal includes Zoning Modifications for tandem parking at four of the units, and for a height of ten feet for a 75-foot long portion of the easterly property line wall. The proposal is also subject to a Mitigated Negative Declaration (MND — Attachment No. 6) that addresses the environmental impacts of the project and reduces them to less than significant levels. It is recommended that the Planning Commission approve the proposed project and MND, and adopt Resolution No. 1917. BACKGROUND The subject property is currently developed with buildings that were built from 1947- 1955, and that are occupied with an auto repair shop, a restaurant, and a tattoo parlor. This property is one of 12 between the convergence of West Live Oak Avenue and Las Tunas Drive to the east, and El Monte Avenue to the west, on which a Residential-Flex (R-F) Zoning Overlay was added by Ordinance No. 2317 in June of this year. The R-F Zoning Overlay does not replace the underlying C-2, General Commercial Zoning, but allows high-density, multiple-family residential development in place of commercial uses with the approval of a Conditional Use Permit. Prior to the creation of the R-F Overlay Zoning, the General Plan was amended to address the utilization of residential development in certain commercial and mixed-use areas as a catalyst for revitalization of those areas, and the following Policy was adopted: Policy LU-6.14: Target specific locations that may benefit from the development of stand-alone residential projects in commercial areas as a means to revitalize and rejuvenate these areas. Utilize a Residential-Flex Overlay Zone in specific areas as a method of encouraging residential development while preserving the land use rights of the base zoning designation and compatibility between uses. PROPOSAL The applicant is proposing to demolish the existing buildings and construct 17 three- story, townhouse-style, condominium units. The site will be arranged with a five-unit building that will front Las Tunas Drive, an 11-unit building along the west side of the lot with the southerly two units fronting W. Live Oak Avenue, and one detached unit will be located behind the five-unit building on the east side of the lot (see Attachment No. 4 — Proposed Plans). A driveway will provide vehicular access to all 17 units from W. Live Oak Avenue. Each unit will have an attached two-car garage, and the nine required guest parking spaces will be provided along the east side of the site. The proposal requires Zoning Modifications to allow the garages of four of the units, the two on the north end and the two on the south end of the 11-unit building along the west side of the lot to have tandem parking, and to allow a 75-foot long portion of the easterly property line wall to have a height of ten feet in lieu of the eight-foot maximum permitted for R-F properties adjacent to commercial uses. ANALYSIS The proposed residential development would be the first to take place within the area with the newly adopted Residential-Flex (R-F) Overlay Zone, which went into effect in June of this year. One of the provisions of the R-F regulations is that the residential uses are subject to a Conditional Use Permit. The purpose of this requirement is to assess on a case-by-case basis the compatibility of the proposed residential use within the commercial context of the R-F Overlay area. The subject site is a through lot with frontages on Las Tunas Drive and W. Live Oak Avenue. It is between a flood control channel on the west side, across which is a senior housing complex, and on the east side is an auto body repair business (see Attachment No. 5 — Photos of the Surrounding Properties). Resolution No. 1917 —CUP 14-12, TTM 72894, & MFADR 14-12 132, 136, and 142 Las Tunas Drive October 14, 2014— Page 2 of 13 The inherent conflicts between a residential use and an intense commercial use such as an auto repair facility indicated that there could be significant environmental impacts. As such, it was determined that the proposed project could not be exempted from the California Environmental Quality Act (CEQA) and an Initial Study and Mitigated Negative Declaration (MND) with a Mitigation Monitoring and Reporting Program (MMRP) (Attachment No. 6) were prepared, which indicated potentially significant impacts in several categories. The environmental analyses are discussed in the Initial Study, and the mitigation measures are presented in the MMRP. It was determined that with mitigation measures, all impacts could be reduced to less than significant levels. The mitigation measures listed in the MMRP are included as conditions of approval. Zoning Modifications The proposed project requires Zoning Modifications for tandem parking at four of the units, and for a height of ten feet for a 75-foot long portion of the easterly property line wall. Four of the garages will have tandem parking spaces, the two units on the north end and the two units on the south end of the 11-unit building along the west side of the lot (see Attachment No. 4 — Proposed Plans). The tandem arrangement enables the two units at each end of the 11-unit building to have garages that are accessed by the main driveway. This avoids having a garage face W. Live Oak Avenue and affords a space for a trash and recyclables enclosure on the north end of the building. The inconvenience associated with having to move one car so that the other can exit from a tandem garage space is momentary and the maneuvering will be on site. The applicant has provided several examples of tandem parking at other residential developments (Attachment No. 7 - Tandem Parking Examples). A block wall along the east property line will serve as a barrier between the proposed residential development and the existing auto repair business at the adjacent property. The R-F Overlay allows walls separating residential and commercial uses to be up to eight feet tall. The request to have this wall ten feet high is to provide more noise attenuation for the detached unit that is to be on the east side of the lot. The Initial Study revealed that the proximity of this unit to the auto repair shop next door could result in noise impacts to the occupants of this unit. By increasing the height of the property line wall for a 75-foot long section at the location of the unit, the noise impact will be less than significant. The requested Modifications will secure an appropriate improvement of the lot. Conditional Use Permit Findings Section 9275.1.2 of the Arcadia Municipal Code requires that for a Conditional Use Permit to be granted, it must be found that all of the following prerequisite conditions can be satisfied: Resolution No. 1917 —CUP 14-12, TTM 72894, & MFADR 14-12 132, 136, and 142 Las Tunas Drive October 14, 2014—Page 3 of 13 1. That the granting of such Conditional Use Permit will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity. The proposed residential condominium development is consistent with the Residential-Flex Overlay Zoning regulations and the two required modifications are minor in nature and do not change the character of the project. The potential impacts that could be caused by this project were analyzed in the Initial Study/Mitigated Negative Declaration, and it was found that with mitigation measures all impacts would be at less than significant levels. 2. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. The zoning of the project site is C-2, General Commercial with a Residential-Flex (R- F) Overlay. The R-F Overlay Zoning in Arcadia Municipal Code Section 9280 authorizes residential uses with an approved Conditional Use Permit. 3. That the site for the proposed use is adequate in size and shape to accommodate said use, and all yards, spaces, walls, fences, parking, loading, landscaping, and other features required to adjust said use with the land and uses in the neighborhood. The proposed project meets the Residential-Flex (R-F) Overlay Zoning regulations, except for the two Zoning Modifications. The proposed development is compatible with the neighboring uses, and approval of the two Zoning Modifications will adjust the design of the proposed project to the site and neighborhood. The mitigation measures listed in the Mitigation Monitoring and Reporting Program (MMRP) reduce all impacts associated with this project to less than significant levels. Therefore, the site is adequate in size and shape to accommodate the proposed residential condominium development and no additional adjustments of the use are necessary. 4. That the site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use. The site is located between Las Tunas Drive and W. Live Oak Avenue with Santa Anita Avenue and El Monte Avenue as the nearest cross streets. These streets are adequate in width and pavement type to carry the traffic that will be generated by the proposed residential condominium development. 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. The proposed residential development is consistent with the Residential-Flex (R-F) Overlay Zoning, which was enacted in accordance with a General Plan Amendment that was adopted to address the utilization of residential development in certain commercial and mixed-use areas as a catalyst for revitalization of those areas. The Resolution No. 1917 —CUP 14-12, TTM 72894, & MFADR 14-12 132, 136, and 142 Las Tunas Drive October 14, 2014—Page 4 of 13 proposed project is consistent with the policy of encouraging residential development while preserving the land use rights of the base zoning designation and compatibility between uses, and is consistent with the current and envisioned character of the area. The proposal will not adversely affect the comprehensive General Plan. Architectural Design Review Concurrent with the Conditional Use Permit, 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 Modern— see Attachment No. 4 — Proposed Plans. The design uses a combination of three materials for the exterior walls; tile siding that has the appearance of maple and cedar wood siding, a contrasting dark grey cement siding, and white stucco with a sand finish. The buildings also feature French doors at the entries and metal garage doors that are finished to complement the overall design. The five units that will front Las Tunas Drive and the two units that will front W. Live Oak Avenue will have their entries oriented toward the street to encourage a pedestrian environment. The massing and scale of the proposed buildings are characteristic of multiple-family developments and are consistent with the residential development to the west of the site — see Attachment No. 5 for Photos of the Surrounding Properties. The architecture and landscaping of the proposed development are compatible with the surrounding uses and consistent with the City's Multiple-Family Residential Design Guidelines. Tentative Tract Map The proposal includes a subdivision for condominium purposes of the proposed 17 units and the 0.82 acre site through the Tentative Tract Map process — see Attachment No. 8 — Tentative Tract Map No. 72894. 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: 1. That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the City's General Plan. The proposed subdivision is consistent with the City's General Plan to foster residential development in certain areas to act as a catalyst for revitalization of adjacent commercial uses. 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. The Arcadia Public Works Services Department confirmed that the proposed development will be adequately served by the existing sewer infrastructure and Resolution No. 1917— CUP 14-12, TTM 72894, & MFADR 14-12 132, 136, and 142 Las Tunas Drive October 14, 2014 — Page 5 of 13 the requirements of the California Regional Water Quality Control Board will be satisfied. ENVIRONMENTAL ASSESSMENT Pursuant to the provisions of the California Environmental Quality Act (CEQA), the Development Services Department prepared the attached Initial Study and Mitigated Negative Declaration (MND) with a Mitigation Monitoring and Reporting Program (MMRP) for the proposed project (refer to Attachment No. 6). The Initial Study identified potential impacts for the following areas: Air Quality, Biological Resources, Cultural Resources, Hazards/Hazardous Materials, and Noise. A detailed review of the impacts is included in the Initial Study. The proposal includes a number of design and construction measures that reduce all impacts to less than significant levels. These mitigation measures and the applicable regulatory requirements are included in the MND and MMRP, and are included as conditions of approval. In accordance with Section 21091 of the California Environmental Quality Act (CEQA) and Section 15073 of the CEQA Guidelines, the Initial Study/Draft Mitigated Negative Declaration (IS/MND) for this project was circulated for public review and comments for 20 days on September 25, 2014 through October 14, 2014. These documents were made available at Arcadia City Hall and at the Arcadia Public Library. The conclusions of the IS/MND is that with mitigation measures, all project impacts are less than significant. PUBLIC NOTICE Public hearing notices for this item were mailed on September 26, 2014 to the property owners and tenants of those properties that are located within 300 feet of the subject property — see Attachment no. 9 — Radius Map. Pursuant to the provisions of the California Environmental Quality Act (CEQA), the public hearing notice and the Notice of Intent to Adopt the Mitigated Negative Declaration were published in the Arcadia Weekly on September 25, 2014, and filed with the L.A. County Recorder's Office for the required 20-day posting on September 25, 2014. RECOMMENDATION It is recommended that the Planning Commission approve the proposed project and adopt the Mitigated Negative Declaration by adopting Resolution No. 1917, which includes the following conditions of approval: 1. The applicant/property owner shall pay the following fees prior to approval of the final Tract Map: A Map Fee of $100.00 and a Final Approval Fee of $25.00 for a total of $125.00. 2. The proposed development will require a Standard Urban Stormwater Mitigation Plan (SUSMP). The applicant/property owner shall comply with the SUSMP as prescribed by the Los Angeles County Department of Public Works SUSMP Resolution No. 1917 —CUP 14-12, TTM 72894, & MFADR 14-12 132, 136, and 142 Las Tunas Drive October 14, 2014— Page 6 of 13 Manual and the construction plans shall show the selected measures on the grading plan to the satisfaction of the City Engineer or designee. Please note that SUSMP requirements will be replaced with a Low Impact Development (LID) Ordinance that is currently under development. In summary, LID projects require that the project need to retain onsite Stormwater Quality Design Volume as runoff from 1) 0.75-inch, 24 hour rain event, or 2) 85th percentile, 24 hour rain event. 3. The existing curb, gutter, and sidewalk along Las Tunas Drive and W. Live Oak Avenue shall be removed and replaced per City of Arcadia Standards. 4. The existing driveway approaches along Las Tunas Drive and W. Live Oak Avenue shall be closed by the applicant/property owner and a new approach shall be constructed per City of Arcadia Standard 801-1 prior to obtaining final occupancy. 5. The applicant/property owner shall install new trees to be shown on the Grading Plan located in the parkway along Las Tunas Drive and W. Live Oak Avenue per the City of Arcadia Street Tree Master Plan. 6. The condominium development shall utilize the 8" cast iron water main with 61 PSI static pressure that is available on the south side of Las Tunas Drive for domestic water and/or fire services. The applicant/property owner shall provide calculations to determine the maximum domestic demand and maximum fire demand in order to verify the water service size required. The calculations shall be submitted to the Public Works Services Department prior to issuance of any permits. 7. The proposed project shall be served by a common domestic water meter and service capable of supplying sufficient water to meet all domestic and fire suppression needs of the total number of units. 8. A separate fire service with Double Check Detector Assembly shall be required as directed by the Fire Marshal if fire suppression is common to the complex. 9. The applicant/property owner shall separate the fire service from domestic water service at each unit with an approved back flow prevention device if a common water service is to be used to supply both domestic water and fire sprinklers for each unit. 10. The proposed project shall require a separate water service and meter for common area landscape irrigation. 11. New water service, if necessary, shall be installed by the applicant/property owner. 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 applicant/property owner, according to Public Works Services Department specifications. 12. The applicant/property owner shall utilize the existing sewer lateral if possible. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover, an approved backwater valve is required. Resolution No. 1917 —CUP 14-12, TTM 72894, & MFADR 14-12 132, 136, and 142 Las Tunas Drive October 14, 2014 — Page 7 of 13 13. An automatic sprinkler system shall be installed by the applicant/property owner per the City of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standard prior to obtaining final occupancy. 14. Fire lanes shall be marked in an approved manner indicating "NO PARKING — FIRE LANE." This language shall be noted on the Plan submitted for Plan Check. 15. Fire extinguishers of the 2A:10BC type shall be provided by the applicant/property owner on the first level prior to obtaining final occupancy. The maximum travel distance to any extinguisher shall not exceed 75 feet. 16. This project shall comply with Chapter 11-A of the 2013 California Building Code for residential accessibility and the Arcadia Multi-family Standards. 17. The prospective residents shall be notified by the applicant/property owner that they are living in an urban area and that the noise level may be higher than a typical residential area per the City's Zoning Code for the Residential-Flex Overlay Zone, and the applicant/property owner shall confirm that the prospective residents did receive and understand this information. 18. The property owner/applicant shall submit a map detailing the route to be followed by construction vehicles making deliveries of equipment, materials, and soils to and from the site to Planning Services for review and approval prior to issuance of a grading permit. 19. An exterior lighting and parking structure lighting plan and photometric study showing that light and glare will not exceed one-foot-candle at any property line, shall be submitted to Planning Services for review and approval prior to issuance of a building permit. The approved lighting shall be installed prior to final inspection approval and occupancy. 20. The project shall be developed and maintained in a manner that is consistent with the plans submitted and conditionally approved for CUP 14-12, TTM 72894, and MFADR 14-12, subject to the approval of the Community Development Administrator or designee. 21. 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. Resolution No. 1917 —CUP 14-12, TTM 72894, & MFADR 14-12 132, 136, and 142 Las Tunas Drive October 14, 2014— Page 8 of 13 22. Approval of CUP 14-12, MFADR 14-12, and TTM 72894 shall not be of effect unless on or before 30 calendar days after Planning Commission adoption of the Resolution, the property owner and applicant have 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. Mitigation Measures and Regulatory Requirements as Conditions of Approval The following conditions are found in the Mitigation Monitoring and Reporting Program (MMRP). They are recorded here to facilitate review and implementation. More information on the timing and responsible parties for these mitigation measures is detailed in the MMRP. 23. Demolition and grading for the Project shall be performed in compliance with South Coast Air Quality Management District (SCAQMD) Rule 403, Fugitive Dust. In addition, SCAQMD Rule 402 requires implementation of dust suppression techniques to prevent fugitive dust from creating a nuisance off-site. Contractor compliance with Rule 403 and Rule 402 requirements shall be mandated in the contractor's specifications and shall include the measures listed below: a. Paved streets shall be swept at least once per day where there is evidence of dirt that has been carried onto the roadway. b. Watering trucks shall be used to minimize dust. Watering should be sufficient to confine dust plumes to the Project work areas. Active, disturbed areas shall have water applied to them three times daily. c. For disturbed soil surfaces that will be left inactive for four or more days, a chemical stabilizer shall be applied pursuant to the manufacturer's instructions. d. For open soil storage piles that will remain on site for two or more days, water shall be applied once per hour or coverings shall be installed. e. All haul vehicles shall be covered or shall comply with the vehicle freeboard requirements of Section 23114 of the California Vehicle Code for both public and private roads. During high wind conditions (i.e., wind speeds in excess of 25 miles per hour), all earth moving activities shall cease or water shall be applied to soil not more than 15 minutes prior to disturbing such soil. f The contractor shall prepare a construction air pollution control strategy report for review by the City's Planning Services prior to the issuance of a building permit. Resolution No. 1917—CUP 14-12, TTM 72894, & MFADR 14-12 132, 136, and 142 Las Tunas Drive October 14, 2014— Page 9 of 13 g. The import and export of soils from be separated e project sit shall occur day r the to same day. These activities p arated by at least minimize fugitive dust. t a h. The applicant shall use Low-VOC architectural comply coatings with the umdosgsrecent minimum, all architectural coatings shall w standards in SCAQMD Rule 1113 — Architectural Coatings. 24. The Project shall be built in accordance with the Title 24 Building Efficiency Standards and Title 24 Green Building Standards. 25. Should archaeological resources be found during ground-disturbing activities for the Project, an Archaeologist shall be hired to first determine whether it is a "unique archaeological resource" pursuant to Section 21083.2(g) of the California Public Resources Code (PRC) or a "historical resource" pursuant to Section 15064.5(a) of the State CEQA Guidelines. If the archaeological resource is determined to be a "unique archaeological resource" or a "historical resource", the Archaeologist shall formulate a mitigation plan in consultation with the City of Arcadia that satisfies the requirements of the above-referenced sections. If the Archaeologist determines that the archaeological resource is not a "unique archaeological resource" or "historical resource", s/he may record the site and submit the recordation form to th� Cnfo�mation Historic CenteResources (SCCIC) atInformation California System at the South Central Coastal State University, Fullerton. 26. If human remains are encountered during excavation activities, all work shall halt in the immediate vicinity of the discovery and the County Coroner shall be shall notified (California Public Resources Code §5097.98). The Coroner ith the determine whether the remains are of forensic interest. If the Coroner, aid of the Archaeologist approved by the City of Arcadia, determines that the remains are prehistoric, s/he will contact the Native American Heritage Commission (NAHC). The NAHC shall be responsible for designating the most likely descendant (MLD), who will be responsible for the ultimate disposition of the remains, as required by Section 7050.5 of the California Health and Safety Code. The MLD shall make his/her recommendation within 48 hours of being granted access to the site. The MLD's recommendation shall be followed if feasible, and may include scientific removal and non-destructive analysis of the human remains and any items associated with Native American burials (California Health and Safety Code §7050.5). If the landowner rejects the LD's recommendations, the landowner shall rebury the remains with appropriate dignity on the property in a location that will not be subject to further subsurface disturbance (California Public Resources Code §5097.98). 27. Prior to issuance of building permits, the Developer shall submit plans and specifications to Building Services demonstrating to the Building Official's or designee's satisfaction that all residential units shall be provided with a means of Resolution No. 1917 —CUP 1432' 8 136 and142& 1 Las TunnasDri e October 14, 2014 — Page 10 of 13 mechanical ventilation, as required by the California Building Code for occupancy with windows closed. 28. Prior to the issuance of the building permit, the Developer shall ensure, through contract specifications, that the following construction best management practices (BMPs) will be implemented by contractors to reduce construction noise levels: a. Ensure that construction equipment is properly muffled according to industry standards and is in good working condition. b. Place noise-generating construction equipment and locate construction staging areas away from sensitive uses, where feasible. c. Implement noise attenuation measures to the extent feasible, which may include, but are not limited to, temporary noise barriers or noise blankets around stationary construction noise sources. d. Use electric air compressors and similar power tools rather than diesel equipment, where feasible. e. Turn off construction-related equipment, including heavy-duty equipment, motor vehicles, and portable equipment when not in use for more than 30 minutes. f. Clearly post construction hours, allowable workdays, and the phone number of the job superintendent at all construction entrances to allow for surrounding owners and residents to contact the job superintendent. If the City or the job superintendent receives a complaint, the superintendent shall investigate; take appropriate corrective action; and report the action taken to the reporting party. g. Include the contract specifications in construction documents, which shall be reviewed by the City prior to issuance of a grading or building permit (whichever is issued first). 29. For units that share a common wall, the common wall shall be sound rated. A minimum STC of 50 is required. For units stacked upon another unit, the floor/ceiling shall be sound rated at STC of 50 or higher and impact protected with an impact isolation class rating of 50 or higher. All of these rating requirements shall be documented on the building plans submitted for Plan Check. 30. A portion of the wall along the east side of the property shall be 10 feet high to reduce the noise impact by 10 dB that is required to meet the maximum allowable interior noise level for residential uses. This portion of the wall will begin at guest parking space number 4 that is shown on the Site Plan and Resolution No. 1917—CUP 14-12, TTM 72894, & MFADR 14-12 132, 136, and 142 Las Tunas Drive October 14, 2014 — Page 11 of 13 extend 75 feet northward. The applicant/property owner shall enter into and record with the Los Angeles County Recorder, in a form and substance approved by the City Attorney, a covenant that states that the entire wall will be lowered to and maintained at a 6 foot height if the adjacent property to the east is redeveloped with a residential use. This action shall be at the cost and expense solely of the applicant/property owner and shall be completed prior to the recordation of the final tract map. 31. A qualified biologist shall conduct nesting bird surveys in areas with suitable habitat prior to all construction or site preparation activities that would occur during the nesting and breeding season for native bird species (typically March 1 through August 15). The survey area shall include all potential bird nesting areas within 200 feet of any disturbance. The survey shall be conducted no more than three days prior to commencement of activities (e.g. grading). If active nests of bird species protected by the MBTA and/or California Fish and Game code (which, together, apply to all native nesting bird species) are present in the impact area or within 200 feet of the impact area, a temporary buffer fence shall be erected a minimum of 200 feet around the nest site. This temporary buffer may be greater or lesser depending on the bird species and type of disturbance, as determined by the biologist and/or applicable regulatory agency permits. Clearing and/or construction within temporarily fenced areas shall be postponed or halted until juveniles have fledged and there is no evidence of a second nesting attempt. The biologist shall serve as a construction monitor during those periods when disturbance activities will occur near active nest areas to ensure that no inadvertent impacts on these nests will occur. 32. In accordance with the California Code of Regulations (Title 8, Section 1541), if any construction, excavations, and new utility lines are proposed near or crossing existing high pressure pipelines, natural gas/petroleum pipelines, electrical lines greater than 60,000 volts, and other high priority lines are required to notify the owner/operator of the line and must identify the locations of subsurface lines prior to any ground disturbance for excavation. Coordination, approval, and monitoring by the owner/operator of the line would avoid damage to high priority lines and prevent the creation of hazards to the surrounding area. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this proposal, the Commission should move to approve the subject applications, and adopt the Mitigate Negative Declaration, stating that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 1917 that incorporates the requisite findings and the conditions of approval as presented in this staff report, or as modified by the Commission. Resolution No. 1917—CUP 14-12, TTM 72894, & MFADR 14-12 132, 136, and 142 Las Tunas Drive October 14, 2014 — Page 12 of 13 Denial If the Planning Commission intends to deny this proposal, the Commission should move to deny Conditional Use Permit Application No. CUP 14-12, Tentative Tract Map No. TTM 72894, and/or Design Review No. MFADR 14-12, state the finding(s) that the proposal does not satisfy with reasons based on the record, and direct staff to prepare a resolution for adoption at the next meeting that incorporates the Commission's decision and specific findings. If any Planning Commissioner or other interested party have any questions or comments regarding this matter prior to the October 14, 2014 Planning Commission Meeting, please contact Assistant Planner, Nick Baldwin at (626) 574-5444, or nbaldwin @ArcadiaCA.gov. Approved: Jim . ama Community Development Administrator Attachment No. 1: Resolution No. 1917 Attachment No. 2: Aerial Photo with Zoning Information Attachment No. 3: Photos of the Subject Property Attachment No. 4: Architectural Plans Attachment No. 5: Photos of Surrounding Properties Attachment No. 6: Mitigated Negative Declaration with Mitigation Monitoring and Reporting Program (Attachments on CD) Attachment No. 7: List of Multiple-Family Projects in Other Cities with Tandem Parking Attachment No. 8: Tentative Tract Map Attachment No. 9: 300-foot Radius Map Resolution No. 1917— CUP 14-12, TTM 72894, & MFADR 14-12 132, 136, and 142 Las Tunas Drive October 14, 2014— Page 13 of 13 - - THIS PAGE INTENTIONALLY BLANK - - Attachment 1 Resolution No. 1917 Attachment No. 1 RESOLUTION NO. 1917 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. CUP 14-12, MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 14-12, AND TENTATIVE TRACT MAP NO. TTM 72894 WITH A MITIGATED NEGATIVE DECLARATION PER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A 17-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 132, 136, AND 142 LAS TUNAS DRIVE WHEREAS, on May 19, 2014, Mr. Matt Waken of Arcadia 17 Development, LLC, submitted an application for architectural design review (MFADR 14-12) for a 17-unit residential condominium development at 132, 136, and 142 Las Tunas; and WHEREAS, on July 14, 2014, Mr. Matt Waken of Arcadia 17 Development, LLC, submitted applications for a Conditional Use Permit (CUP 14-12) and a Tentative Tract Map (TTM 72894) to allow a 17-unit residential condominium development at 132, 136, and 142 Las Tunas Drive on a property with the Residential-Flex Overlay Zoning; and WHEREAS, on September 25, 2014, a Draft Initial Study/Mitigated Negative Declaration for the 17-unit residential condominium development (CUP 14-12, MFADR 14- 12, & TTM 72894) at 132, 136, and 142 Las Tunas Drive was circulated for public review and comments for 20-days from September 25, 2014 through October 14, 2014; and WHEREAS, the Initial Study/Mitigated Negative Declaration concluded that the implementation of the Project will have less-than-significant impacts with mitigation measures for all categories, including Air Quality, Biological Resources, Cultural Resources, Hazards/Hazardous Materials, and Noise; and WHEREAS, a lead agency approves a Project requiring the implementation of measures to mitigate or avoid significant effects on the environment; and CEQA also requires a lead agency to adopt a Mitigation Monitoring and Reporting Program (MMRP) to ensure compliance with the mitigation measures during Project implementation, and such a MMRP has been prepared for the Project for consideration by the decision-maker of the City of Arcadia as lead agency for the Project; and WHEREAS, on October 14, 2014, a duly noticed public hearing was held before the Planning Commission on said applications, and the Initial Study/Mitigated Negative Declaration, including the Mitigation Monitoring and Reporting Program, and 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 HEREBY RESOLVES AS FOLLOWS: SECTION 1. That the factual data submitted by the Community Development Division in the staff report dated October 14, 2014, including the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program are true and correct. SECTION 2. This Commission finds, based upon the entire record: a. That the granting of such Conditional Use Permit will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity. FACT: The proposed residential condominium development is consistent with the Residential-Flex Overlay Zoning regulations and the two required modifications are minor in nature and do not change the character of the project. The potential impacts that could be caused by this project were analyzed in the Initial Study/Mitigated Negative Declaration, and it was found that with mitigation measures all impacts would be at less than significant levels. b. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. 2 FACT: The zoning of the project site is C-2, General Commercial with a Residential-Flex (R-F) Overlay. The R-F Overlay Zoning in Arcadia Municipal Code Section 9280 authorizes residential uses with an approved Conditional Use Permit. c. That the site for the proposed use is adequate in size and shape to accommodate said use, and all yards, spaces, walls, fences, parking, loading, landscaping, and other features required to adjust said use with the land and uses in the neighborhood. FACT: The proposed project meets the Residential-Flex (R-F) Overlay Zoning regulations, except for the two Zoning Modifications. The proposed development is compatible with the neighboring uses, and approval of the two Zoning Modifications will adjust the design of the proposed project to the site and neighborhood. The mitigation measures listed in the Mitigation Monitoring and Reporting Program (MMRP) reduce all impacts associated with this project to less than significant levels. Therefore, the site is adequate in size and shape to accommodate the proposed residential condominium development and no additional adjustments of the use are necessary. d. That the site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use. FACT: The site is located between Las Tunas Drive and W. Live Oak Avenue with Santa Anita Avenue and El Monte Avenue as the nearest cross streets. These streets are adequate in width and pavement type to carry the traffic that will be generated by the proposed residential condominium development. e. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. FACT: The proposed residential development is consistent with the Residential-Flex (R-F) Overlay Zoning, which was enacted in accordance with a 3 General Plan Amendment that was adopted to address the utilization of residential development in certain commercial and mixed-use areas as a catalyst for revitalization of those areas. The proposed project is consistent with the policy of encouraging residential development while preserving the land use rights of the base zoning designation and compatibility between uses, and is consistent with the current and envisioned character of the area. The proposal will not adversely affect the comprehensive General Plan. f. That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the City's General Plan. FACT: The proposed subdivision is consistent with the City's General Plan to foster residential development in certain areas to act as a catalyst for revitalization of adjacent commercial uses. g. 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. FACT: 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. h. That pursuant to the provisions of the California Environmental Quality Act (CEQA), an Initial Study/Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program have been prepared for the proposed development, and that the Project will have less than significant impacts with mitigation measures. 4 SECTION 3. That for the foregoing reasons the Planning Commission approves Conditional Use Permit (CUP No. 14-12), Tentative Tract Map No. TTM 72894, and Multiple-Family Architectural Design Review No. MFADR 14-12, and adopts the Mitigated Negative Declaration approving the Mitigation Monitoring & Reporting Program for the Arcadia 17 Residential Condominium Development at 132, 136, and 142 Las Tunas Drive, subject to the conditions of approval attached hereto. SECTION 4. The Secretary shall certify to the adoption of this Resolution. Passed, approved and adopted this 14th day of October, 2014. Chairman, Planning Commission ATTEST: Secretary APPROVED AS TO FORM: ra-brAx)e Stephen P. Deitsch City Attorney 5 RESOLUTION NO. 1917 Conditions of Approval 1. The applicant/property owner shall pay the following fees prior to approval of the final Tract Map: A Map Fee of $100.00 and a Final Approval Fee of $25.00 for a total of $125.00. 2. The proposed development will require a Standard Urban Stormwater Mitigation Plan (SUSMP). The applicant/property owner 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 to the satisfaction of the City Engineer or designee. Please note that SUSMP requirements will be replaced with a Low Impact Development (LID) Ordinance that is currently under development. In summary, LID projects require that the project need to retain onsite Stormwater Quality Design Volume as runoff from 1) 0.75- inch, 24 hour rain event, or 2) 85th percentile, 24 hour rain event. 3. The existing curb, gutter, and sidewalk along Las Tunas Drive and W. Live Oak Avenue shall be removed and replaced per City of Arcadia Standards. 4. The existing driveway approaches along Las Tunas Drive and W. Live Oak Avenue shall be closed by the applicant/property owner and a new approach shall be constructed per City of Arcadia Standard 801-1 prior to obtaining final occupancy. 5. The applicant/property owner shall install new trees to be shown on the Grading Plan located in the parkway along Las Tunas Drive and W. Live Oak Avenue per the City of Arcadia Street Tree Master Plan. 6. The condominium development shall utilize the 8" cast iron water main with 61 PSI static pressure that is available on the south side of Las Tunas Drive for domestic water and/or fire services. The applicant/property owner shall provide calculations to determine the maximum domestic demand and maximum fire demand in order to verify the water service size required. The calculations shall be submitted to the Public Works Services Department prior to issuance of any permits. 7. The proposed project shall be served by a common domestic water meter and service capable of supplying sufficient water to meet all domestic and fire suppression needs of the total number of units. 8. A separate fire service with Double Check Detector Assembly shall be required as directed by the Fire Marshal if fire suppression is common to the complex. 9. The applicant/property owner shall separate the fire service from domestic water service at each unit with an approved back flow prevention device if a common water service is to be used to supply both domestic water and fire sprinklers for each unit. 10. The proposed project shall require a separate water service and meter for common area landscape irrigation. 6 11. New water service, if necessary, shall be installed by the applicant/property owner. 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 applicant/property owner, according to Public Works Services Department specifications. 12. The applicant/property owner shall utilize the existing sewer lateral if possible. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover, an approved backwater valve is required. 13. An automatic sprinkler system shall be installed by the applicant/property owner per the City of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standard prior to obtaining final occupancy. 14. Fire lanes shall be marked in an approved manner indicating "NO PARKING FIRE — LANE." This language shall be noted on the Plan submitted for Plan Check. 15. Fire extinguishers of the 2A:10BC type shall be provided by the applicant/property owner on the first level prior to obtaining final occupancy. The maximum travel distance to any extinguisher shall not exceed 75 feet. 16. This project shall comply with Chapter 11-A of the 2013 California Building Code for residential accessibility and the Arcadia Multi-family Standards. 17. The prospective residents shall be notified by the applicant/property owner that they are living in an urban area and that the noise level may be higher than a typical residential area per the City's Zoning Code for the Residential-Flex Overlay Zone, and the applicant/property owner shall confirm that the prospective residents did receive and understand this information. 18. The property owner/applicant shall submit a map detailing the route to be followed by construction vehicles making deliveries of equipment, materials, and soils to and from the site to Planning Services for review and approval prior to issuance of a grading permit. 19. An exterior lighting and parking structure lighting plan and photometric study showing that light and glare will not exceed one-foot-candle at any property line, shall be submitted to Planning Services for review and approval prior to issuance of a building permit. The approved lighting shall be installed prior to final inspection approval and occupancy. 20. The project shall be developed and maintained in a manner that is consistent with the plans submitted and conditionally approved for CUP 14-12, TTM 72894, and MFADR 14-12, subject to the approval of the Community Development Administrator or designee. 7 21. 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 concerning this project and/or land use or decision, ncludipng but of not limited City o of any approval or conditional approval including limited to City Staff, which action is brought within the time period II rovided f Commission, nr r Code Section 66499.37 or other provision of law applicable to this Government 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. 22. Approval of CUP 14-12, MFADR 14-12, and TTM 72894 shall not be of effect unless on or before 30 calendar days after Planning Commission adoption of the Resolution, the property owner and applicant have executed and filed with t he Community Development Administrator or designee an Acceptance Form availabl from the Development Services Department to indicate awareness and acceptance cce to ce nc of these conditions of approval. p e Mitigation Measures and Regulatory Requirements as Conditions of Approval. The following conditions are found in the Mitigation Monitoring and Reporting Program (MMRP). They are recorded here to facilitate review and implementation. More information on the timing and responsible parties for these mitigation measures detailed in the MMRP. ures is 23. Demolition and grading for the Project shall be performed in compliance with Coast Air Quality Management District (SCAQMD) Rule 403, Fugitive Dust. In addition, SCAQMD Rule 402 requires implementation of dust suppression i o In techniques to prevent fugitive dust from creating a nuisance off-site. Contractor compliance with Rule 403 and Rule 402 requirements shall be mandated in the contractor's specifications and shall include the measures listed below: a. Paved streets shall be swept at least once per day where there is evidence of dirt that has been carried onto the roadway. b. Watering trucks shall be used to minimize dust. Watering should be sufficient to confine dust plumes to the Project work areas. Active, disturbed areas shall have water applied to them three times daily. c. For disturbed soil surfaces that will be left inactive for four or more days, a chemical stabilizer shall be applied pursuant to the manufacturer's instructions. d. For open soil storage piles that will remain on site for two or more days, water shall be applied once per hour or coverings shall be installed. e. All haul vehicles shall be covered or shall comply with the vehicle freeboard requirements of Section 23114 of the California Vehicle Code for both public 8 and p rivate roads. During high wind conditions (i.e., mdse or in excess shall o 25 miles per hour), all earth moving activities shall to soil not more than 15 minutes prior to disturbing such soil. f. The contractor shall prepare a construction air pollution control strategy report for review by the City's Planning Services prior to the issuance of a building permit. 9 The import and export of soils from the project t at one to minimize fugit iv day. These activities shall be separated by dust. h. The applicant shall use Low-VOC architectural coatings for most recent buildtisgs. At a minimum, all architectural tectural Coatings. in SCAQMD Rule 24. The Project shall be built in accordance with the Title 24 Building Efficiency Standards and Title 24 Green Building Standards. 25. Should archaeological resources be found during ground-disturbing activities for the Project, an Archaeologist shall be hired to first determine whether the California"unique P pursuant to Section 21083.2(g) Public Resources oe (PRC) o pa "historical resource" pursuant to Section 15064.5(a) of Resources Code (PRC) be a the State CEQA Guidelines. If the archaeologaclale ource"e the Archaeologi t shall "unique archaeological resource" or a "historic formutisfies the late a mitigation plan in consultation with the City of Arcadia st tha etet ati nee that requirements of the above-referenced sections. If the the ar g cal chaeolo ical resource is not a "unique archaeological resourcn form i to riche resource", s/he may record the site and submit the California Historic Resources Information System at the South Central Coastal Information Center (SCCIC) at California State University, Fullerton. halt in 26. If human remains are encountered during excavation County activities,o over shall shall halt in the immediate vicinity of the discovery and the shall e (California Public Resources Code §5097.98). The on on with the d d of ine whether the remains are of forensic interest. If the Archaeologist approved by the City of Arcadia, determines that the remains are pr ). ehistoric, s/he will contact the Native American Herit geelCommission (N HC), The NAHC shall be responsible for designating the who will be responsible for the ultimate disposition ntof the rmains, as MLD hali required by Section 7050.5 of the California Health and Safety granted access to the site. his/her recommendation within 48 hours of being g ntific The MLD's recommendation shall be followed if feasible, anmmay include s 1etemc removal and non-destructive analysis of the human associated with Native American burials (California Health the Safety Code §7050.5). If the landowner rejects the MLD's recommendations,in a location that will not rebury the remains with appropriate dignity on the property 9 be subject to further subsurface disturbance (California Public Resources Code §5097.98). 27. Prior to issuance of building permits, the Developer shall submit plans and specifications to Building Services demonstrating to the Building Official's or designee's satisfaction that all residential units shall be provided with a means of mechanical ventilation, as required by the California Building Code for occupancy with windows closed. 28. Prior to the issuance of the building permit, the Developer shall ensure, through contract specifications, that the following construction best management practices (BMPs) will be implemented by contractors to reduce construction noise levels: a. Ensure that construction equipment is properly muffled according to industry standards and is in good working condition. b. Place noise-generating construction equipment and locate construction staging areas away from sensitive uses, where feasible. c. Implement noise attenuation measures to the extent feasible, which may include, but are not limited to, temporary noise barriers or noise blankets around stationary construction noise sources. d. Use electric air compressors and similar power tools rather than diesel equipment, where feasible. e. Turn off construction-related equipment, including heavy-duty equipment, motor vehicles, and portable equipment when not in use for more than 30 minutes. f. Clearly post construction hours, allowable workdays, and the phone number of the job superintendent at all construction entrances to allow for surrounding owners and residents to contact the job superintendent. If the City or the job superintendent receives a complaint, the superintendent shall investigate; take appropriate corrective action; and report the action taken to the reporting party. g. Include the contract specifications in construction documents, which shall be reviewed by the City prior to issuance of a grading or building permit (whichever is issued first). 29. For units that share a common wall, the common wall shall be sound rated. A minimum STC of 50 is required. For units stacked upon another unit, the floor/ceiling shall be sound rated at STC of 50 or higher and impact protected with an impact isolation class rating of 50 or higher. All of these rating requirements shall be documented on the building plans submitted for Plan Check. 30. A portion of the wall along the east side of the property shall be 10 feet high to reduce the noise impact by 10 dB that is required to meet the maximum allowable interior noise level for residential uses. This portion of the wall will begin at guest parking space number 4 that is shown on the Site Plan and extend 75 feet 10 northward. The applicant/property owner shall enter into and record with the Los Angeles County Recorder, in a form and substance approved by the City Attorney, a covenant that states that the entire wall will be lowered to and maintained at a 6 foot height if the adjacent property to the east is redeveloped with a residential use. This action shall be at the cost and expense solely of the applicant/property owner and shall be completed prior to the recordation of the final tract map. 31. A qualified biologist shall conduct nesting bird surveys in areas with suitable habitat prior to all construction or site preparation activities that would occur during the nesting and breeding season for native bird species (typically March 1 through August 15). The survey area shall include all potential bird nesting areas within 200 feet of any disturbance. The survey shall be conducted no more than three days prior to commencement of activities (e.g. grading). If active nests of bird species protected by the MBTA and/or California Fish and Game code (which, together, apply to all native nesting bird species) are present in the impact area or within 200 feet of the impact area, a temporary buffer fence shall be erected a minimum of 200 feet around the nest site. This temporary buffer may be greater or lesser depending on the bird species and type of disturbance, as determined by the biologist and/or applicable regulatory agency permits. Clearing and/or construction within temporarily fenced areas shall be postponed or halted until juveniles have fledged and there is no evidence of a second nesting attempt. The biologist shall serve as a construction monitor during those periods when disturbance activities will occur near active nest areas to ensure that no inadvertent impacts on these nests will occur. 32. In accordance with the California Code of Regulations (Title 8, Section 1541), if any construction, excavations, and new utility lines are proposed near or crossing existing high pressure pipelines, natural gas/petroleum pipelines, electrical lines greater than 60,000 volts, and other high priority lines are required to notify the owner/operator of the line and must identify the locations of subsurface lines prior to any ground disturbance for excavation. Coordination, approval, and monitoring by the owner/operator of the line would avoid damage to high priority lines and prevent the creation of hazards to the surrounding area. 11 A `' Attachment No. 2 –Aerial Photo with Zoning Information Site Address: 136 LAS TUNAS DR Property Owner(s): BUONA FORTUNA LLC x. NI 1,,,,,, , , , .. sus ski l�. `:.7 urn PM �E .9'14841214101 • SO. • � 3 . \ At 4 ,...; ' 4 ae .W ellf ... , r a a 4 t} '7RR-022-014 '' . 'b� +e 4 i i , ,. Vi iaglielig ' it il t II t ''',A' O►• Property Characteristics Selected parcel highlighted 0 Zoning: 11: :11111111111:_I 11,1YI,.I!1'�` ■.i-. •� C 2 i R-F overlay — "111011111111.1% 61•:11"11 i11r.'�i :: ■ nn a 11111Ii�11v■����2I■ Milan General Plan: C ,� �1rir .74V,At '-• 111112217_.6Ih1 Rnetar Lot Area s ft): 1�:, 1111 ■1•1111II If111111= ;:� ( q ): 3S,7/q 'e4,11,111111111 111111111116111111= Main Structure Unit �1nniii lulu asas 11111/ �I / (sq. ft.): 4,160 1�1111111111 MIR vi111■�11 uiN.ss .Year Built: 1955 � s .� � � Number of Units: ,r+� ii �r4M,. \ t' Overlays Ta P - � . { r�.._ Parking Overlay: n a ` `� � ., i T1t, s t Downtown Overlay: n/a ;' �k t" � t 3� :=4,-1.1:„.," '4 is Special Height Overlay: n/a 11-7.-.1-'6,40.1%1-\`. ;\--_`, � lay 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 reference only. Data layers that appear on this map may or may not be accurate,current, Report generated 08-Oct-2014 or otherwise reliable. Page 1 of 1 Aerial Photo with Zoning Information –Attachment No. 2 - - THIS PAGE INTENTIONALLY BLANK - - Attachment No. 3 — Photos of Subject Property Page 1 of 2 1 11111510 .air. r441610 911146., CIL COLLISION CENTER 132, 136, 142 Las Tunas Drive, Subject Property, View from Las Tunas Drive of Auto Repair Shop and Tattoo Parlor Subject Property, View from Las Tunas Drive of Tattoo Parlor and Restaurant Photos of Subject Property—Attachment No. 3 Page 1 of 2 Attachment No. 3 — Photos of Subject Property Page 2 of 2 ...-t-;,,,,,, ,tto w �^*r,^. * . . . ,.: Y .____ ! i ssti- ��� ..r� ',a_ h __,, , Subject Property,View from W. Live Oak Avenue , i z z* L k .r ... _ ' i} .. M Gs _ _ e_ _ , ,y Subject Property,View from W. 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I i I .1! • l',1101/I 1111 --131177T-11. I,li I 1 1: 1,111 11: I i • i. ILI .1 I :011:1,.!VIM 1 1 1 I ill! 1111.111 1/P I I= i 1 1 1"t's '' ' ',i'l PAP' I IF—I r,:! ,:,:i1111, I, , t,1 i li I,t 1 1 IF III! , 11 I .1i1.1111, 0 III iill 1 III 1E0.., 1f i4 11111!1[111,I lit 11717.---1 ;'i 1 1 I iiiIIIIIIiii1111141 7 3. 1 ---- , 5 L i ..... Attachment No . 5 Photos of Surrounding Properties Attachment No. 5 r It - 1 � .- . k _ 124 Las Tunas Drive, Adjacent Offices and Auto Body Shop to the East, View from Las Tunas Drive "t Ibex :. • N & *40 .l' . Arcadia Wash Flood Control Channel, Adjacent to the Subject Property on the West, View from Las Tunas Drive .„tp • c_ 11 I j ill el ', 10 v„ '� TN' 10 119' e j ��4 to 1 S 150 Las Tunas Drive, Nearest Property to the West of the Subject Property,View from Las Tunas Drive 11101106.111 111111ltlil lint 135 Las Tunas Drive, Medical Spa across the street to the North of the Subject Property r1 i r ..,IR. , , ,,,,. „ , , ' . .,, ;, ,, 4 It r r11160011*.r. rfriili —"r— , t. IA b 141 Las Tunas Drive, Montessori , , , School across the street to the North * ° , of the Subject Property Ai ,,, ,4 . te., --, I M• i-tir:y . s ',Std.::: r, 4 I 4 ssn K N3 vy ter- a 5 re Arcadia Wash Flood Control Channel, p''' : r .'R is across the street to the North of the ,,� -,.-~ < Subject Property 1 in 411 i ;i 125 W. Live Oak Avenue, Adjacent Auto Body Shop to the West, View .111111 from W. Live Oak Avenue it . 4 I, ' 444e.,., .„.„1, . ;.7.‘ v .,, .. y •....0, .. La,. ilitsv-1,.... ,a4.4.,...tiir, . , - , --1 .. . 4., . . 1, II urn- _ I 4111111.116 _ S.•_•� .» 150 Las Tunas Drive, Nearest Property to the West of the Subject Property, View from W. Live Oak Avenue i. • .. . tiO/ " 111 I WON 1"11111111111TAIIIIIIIII a 10786 W. Live Oak Avenue,Within , Temple City, Nursing Home across the street to the South of the Subject , S .2,^C i t‘ e tf.,„;'14r P ' .7. '.1,16,ilt, . M� G" • 1 5657 McCulloch Avenue, Within Temple City, Single-Family Residence across the street to the South of the Subject Property All e ` Aa ti V• "17 itir4 •w- Arcadia Wash Flood Control Channel, across the street to the South of the Subject Property 140 W. Live Oak Avenue, Commercial Buildings across the street to the ='. _ South of the Subject Property - - THIS PAGE INTENTIONALLY BLANK - - Attachment No . 6 Mitigated Negative Declaration with Mitigation Monitoring and Reporting Program (Attachments on CD) Attachment No. 6 INITIAL STUDY Project Title: Conditional Use Permit No. 14-12, Tentative Tract Map No. 72894, and Multiple Family Architectural Design Review No. MFADR 14-12. 2. Lead Agency Name and Address: City of Arcadia 240 W. Huntington Drive Arcadia, CA 91006 3 Contact Persons and Phone Number: Lisa Flores, Planning Services Manager — (626) 574-5445 and Nick Baldwin, Assistant Planner—(626) 574-5444 4. Project Location: 132, 136, and 142 Las Tunas Drive 5 Project Sponsor's Name and Address: Arcadia 17 Development—Matthew Waken 1278 Glenneyre, Suite 439 Laguna Beach, CA 92651 6. General Plan Designation: Residential-Flex Overlay and Commercial 7. Zoning: Residential-Flex Overlay and General Commercial 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach additional sheet(s) if necessary). Conditional Use Permit, Tentative Tract Map, and Architectural Design Review to construct 17 residential condominiums in three three-story buildings. The Modifications requested from the City's Zoning Code for this project are to allow tandem parking for four units (AMC Sec. 9280.6)and a wall height of 10'-0" in lieu of an 8'-0" permitted for walls adjacent to commercial properties for a 75-foot portion of the wall along the easterly property line (AMC Sec.9280.19). 9 Surrounding Land Uses and Setting: (Briefly describe the project's surroundings.) The subject property is currently developed with a restaurant, auto repair shop, and a tattoo parlor and a large parking area. The property is zoned Residential-Flex Overlay (RF)and General Commercial (C-2). 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement): None. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages. 0 Aesthetics Agriculture Resources ® Air Quality ® Biological Resources Cultural Resources El Geology/Soils [] Greenhouse Gas ® Hazards & Hazardous 0 Hydrology/Water Quality Emissions Materials Land Use/Planning 0 Mineral Resources ® Noise 0 Population/ Housing 0 Public Services 0 Recreation Transportation/Traffic [] Utilities/Service Systems 0 Mandatory Findings of Significance Initial Study/Mitigated Negative Declaration Page 1 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 DETERMINATION (To be completed by the Lead Agency): On the basis of this initial evaluation: D I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ® I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. 0 I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. [] I find that the proposed project MAY have a "potentially significant" or"potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. 0 I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature Date Nick Baldwin,Assistant Planner City of Arcadia Printed Name For EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except"No Impact" answers that are adequately supported by the information sources a Lead Agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A"No Impact"answer should be explained where it is based on project-specific factors as well as general standards(e.g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the Lead Agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact"is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated"applies where the incorporation of mitigation measures has reduced an effect from"Potentially Significant Impact"to a "Less than Significant Impact."The Lead Agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: Initial Study/Mitigated Negative Declaration Page 2 of 29 File No:CUP 14-12,MFADR 14-12, &TTM 72894 a) Earlier Analyses Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are"Less than Significant with Mitigation Measures Incorporated,"describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance. Mitigation Monitoring Standard Conditions (SC) are existing regulations that are imposed by the City and compliance with these regulations is largely the responsibility of the project applicant/development. The SCs are not considered as mitigation measures under CEQA. Rather, they are expected to be implemented as a matter of course by the City. Where mitigation measures are required, CEQA law requires the preparation of a mitigation monitoring and reporting program (MMRP) to monitor the implementation of mitigation measures. The mitigation measures identified in the attached table has been developed in sufficient detail to provide the necessary information to identify the party or parties responsible for carrying out the mitigation measure, when the mitigation will be implemented, and who will verify that the mitigation has been implemented. Initial Study/Mitigated Negative Declaration Page 3 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues. Impact Incorporated Impact Impact I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? The proposed project would not have an adverse effect on a scenic vista. Scenic resources such as undisturbed or unique vistas, natural or undisturbed areas, or officially recognized areas are not located on the existing City right-of-way or surrounding area. The San Gabriel Mountains to the distant north are the most prominent scenic resource that can be viewed from the subject site and view of these mountains will not be significantly altered at grade level. Additionally, no designated scenic highways are located adjacent to or within the view of the subject right-of-way. Therefore, the proposed project would result in no impact to scenic resources and views. b) Substantially damage scenic resources, LI ❑ including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? There are no designated scenic highways within the City of Arcadia. The nearest designated State scenic highway is the Angeles Crest Highway approximately 15 miles away. Therefore, there will be no impacts to state scenic resources. c) Substantially degrade the existing visual LI L character or quality of the site and its surroundings? During the construction period, persons traveling on area roadways (e.g. W. Live Oak Avenue and Las Tunas Drive) as well as persons at nearby land uses would have views of the proposed project site in various stages of site preparation and construction. At times, the disturbed soils and vegetation, equipment and stocks of materials would be clearly seen. There is no practical way of screening the entire site from view during this period. However, the City will require standard screened construction fencing at the project site (chain-link fencing with green material coverings). As such, a temporary degradation of the project sites visual character would result. However, because of the screened construction fencing and temporary nature of this effect, it is considered a temporary adverse, but a less than significant impact. Additionally, the proposed project will be compatible in terms of uses, scale, and design with the other existing multiple-family residential buildings within the immediate area. It would not detract from the visual quality of the neighborhood. Based upon the project plans provided by the applicant, the proposed project would not substantially degrade the visual character of the site and surroundings. Therefore, the long term impact is considered less than significant. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? The proposed project is a multiple-family residential development that is the subject to the regulations of the Residential-Flex Overlay zone requirements and Building Code requirements regarding exterior lighting. These regulations require that glare from exterior lighting must terminate at the property line and that fixtures must be hooded or directed away from the streets and adjacent properties. The project is designed to meet these regulations and any light spillage from the site that would less than significant. Initial Study/Mitigated Negative Declaration Page 4 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact II. AGRICULTURE AND FOREST RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, ❑ ❑ ❑ or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? The City of Arcadia is a developed urban area and contains no Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. Therefore, the project would not convert farmland to non- agricultural use. b) Conflict with existing zoning for agricultural ❑ ❑ ❑ use, or a Williamson Act contract? There is no agricultural use zoning or a Williamson Act contract in the City of Arcadia. Therefore, the proposed project would not have the above impacts. c) Conflict with existing zoning for, or cause ❑ ❑ ❑ rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland(as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? The City of Arcadia has no timberland or Timberland Production land, and has no land zoned for forest land. There is no farmland in the City of Arcadia, and the project will not convert farmland to non- agricultural use. d) Result in the loss of forest land or conversion ❑ ❑ ❑ of forest land to non-forest use? The proposed development will not result in the loss of forest land or conversion of forest land to non- forest use. Initial Study/Mitigated Negative Declaration Page 5 of 29 File No:CUP 14-12.MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact e) Involve other changes in the existing environment which, due to their location or ❑ ❑ ❑ nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? There is no farmland in the City of Arcadia. Therefore, the project would not convert farmland to non- agricultural use. III. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the ❑ ❑ ® ❑ applicable air quality plan? The project site is located within the South Coast Air Basin and is governed by South Coast Air • Quality Management District(SCAQMD). According to the guidelines and the Air Quality Management Plan (AQMP), a project must conform to the local General Plan and must not result or exceed the City's projected population growth forecast. The proposed project is consistent with planned development in the City of Arcadia in that it would not generate additional population growth. Therefore, the project would have no impact on attainment of air quality or congestion management plans. b) Violate any air quality standard or contribute ❑ ® ❑ ❑ substantially to an existing or projected air quality violation? An Air Quality Impact Study was prepared for the project to estimate project emissions. The site preparation phase would involve the greatest amount of heavy equipment and the most substantial generation of fugitive dust. It is expected that the project will comply with South Coast Air Quality Management District (SCAQMD) Rule 403, which identifies measures to reduce fugitive dust and is required to be implemented at all construction sites located within the South Coast Air Basin. Therefore, the following standard conditions, which would be required to reduce fugitive dust in compliance with SCAQMD Rule 403, were included in CalEEMod for the site preparation and grading phases of construction. SC-1: Minimization of Disturbance. Construction contractors shall minimize the area disturbed by clearing, grading, earth moving, or excavation operations to prevent excessive amount of dust. SC-2: Soil Treatment. Construction contractors shall treat all graded and excavated material, exposed soil areas, and active portions of the construction site, including unpaved on-site roadways to minimize fugitive dust. Treatment shall include, but not necessarily be limited to, periodic watering, application of environmentally safe soil stabilization materials, and/or roll compaction as appropriate. Watering shall be done as often as necessary, and at least three times daily, preferably in the later morning and after work is done for the day. SC-3: Soil Stabilization. Construction contractors shall monitor all graded and/or excavated inactive areas of the construction site at least weekly for dust stabilization. Soil stabilization methods, such as water and roll compaction, and environmentally safe dust control materials, shall be applied to portions of the construction site that are inactive for over four days. If no further grading or excavation operations are planned for the area, the area shall be seeded and watered until landscape growth is evident, or periodically treated with environmentally safe dust suppressants, to prevent excessive fugitive dust. Initial Study/Mitigated Negative Declaration Page 6 of 29 File No CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact SC-4: No Grading During High Winds. Construction contractors shall stop all clearing, grading, earth moving, and excavation operations during periods of high winds (20 miles per hour or greater, as measured continuously over a one-hour period) and shall apply appropriate dust stabilization. SC-5: Street Sweeping. Construction contractors shall sweep all on-site driveways and adjacent streets and roads at least once per day, preferably at the end of the day, if visible soil material is carried over onto the adjacent streets and roads. SC-6: Phasing of Grading: The import and export of soils from the project site shall not occur on the same day. These activities shall be separated by at least one day to minimize fugitive dust. The limiting of the total area to which architectural coatings that could be applied on a daily basis(SC- 7) is proposed to ensure that temporary reactive organic (ROG) emissions will not exceed the threshold established by the South Coast Air Quality Management District(SCAQMD)and thus, reduce the project's temporary regional air quality impacts to a less than significant level. The proposed project would not result in any other emissions that would exceed the recommended SCAQMD operational or construction thresholds. As such, impacts related to air quality as a result of the proposed project would be less than significant through the implementation of the following mitigation measures: SC-7: Low-VOC Architectural Coatings. The applicant shall use low-VOC architectural coatings for all buildings. At a minimum, all architectural coatings shall comply with the most recent standards in SCAQMD Rule 1113-Architectural Coatings. SC-8: On-site equipment shall not be left idling when not in use. SC-9: Staging areas for heavy-duty construction equipment shall be located as far as possible from sensitive receptors (i.e. nearby residential uses). A staging plan showing where the construction trucks will line-up and a truck route map shall be provided to the Development Services Director or designee for review and approval prior to construction. c) Result in a cumulatively considerable net D El increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? The majority of the project-related operational emissions would be due to vehicle trips to and from the site. The Estimated Operational Emissions per the CalEEMod analysis conducted by City staff indicates that with the proposed mitigation to reduce ROG emissions described in section Ill(b) of this Initial Study (SC-7), the project-generated emissions would not exceed SCAQMD thresholds for ROG, CO Sox, PM10, or PM2.5. Therefore, the project's regional air quality impacts, including impacts related to criteria pollutants, sensitive receptors, and violations of air quality standards would be less than significant. d) Expose sensitive receptors to substantial pollutant concentrations? Initial Study/Mitigated Negative Declaration Page 7 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact The Project site is located in an area with a Montessori school, pre-school, single-family homes, a nursing home, and a senior apartment building within 'A mile of the site. The closest sensitive receptors are the Montessori school directly north of the site and the nursing home directly south of the site, which are within 25 meters of the Project site. The South Coast Air Quality Management District's memorandum, "Final Localized Threshold Methodology"(June 2003) adopted thresholds for various pollutant concentrations for use by local governments at the discretion of the local agencies. According to this memorandum, the use of the localized significance thresholds (LST) by a local government is stated to be voluntary. The proposed project will comply with the majority of the LST's recommended as voluntary thresholds for a sensitive receptor within 25 meters of the site, and with the proposed mitigation to reduce ROG emissions described in section 111(b) of this Initial Study(SC-7) would comply with all of the required SCAQMD air quality significant thresholds. Based on the foregoing, the project would have a less than significant impact. e) Create objectionable odors affecting a substantial number of people? The multiple-family residential use is not expected to create or emit objectionable odors. Therefore, this impact would be less than significant. IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either E directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? The subject lot is an urbanized lot that is primarily developed with buildings and pavement. There is a strip of landscaping of approximately three feet in width along the southern portion of the westerly property line that has approximately three trees and several tall bushes. There is also a landscaped strip along the southerly property line of approximately three feet in width and has a hedge of five feet in height. These trees and bushes could serve as habitat for sensitive animal species. The proposed project will involve minor vegetation clearing, ground disturbance, and tree removal that could result in the direct loss of active bird nests or the abandonment of active nests by adult birds. With the following mitigation measure, it would reduce any adverse impacts to less than significant level. B10-1: A qualified biologist shall conduct nesting bird surveys in areas with suitable habitat prior to all construction or site preparation activities that would occur during the nesting and breeding season of native bird species (typically March 1 through August 15). The survey area shall include all potential bird nesting areas within 200 feet of any disturbance. The survey shall be conducted at least two weeks prior to commencement of activities (e.g. grading). If active nests of bird species protected by the MBTA and/or California Fish and Game Code (which, together, apply to all native nesting bird species) are present in the impact area or within 200 feet of the impact area, a temporary buffer fence shall be erected a minimum of 200 feet around the nest site. This temporary buffer may be greater or lesser depending on the bird species and type of disturbance, as determined by the biologist and/or applicable regulatory agency permits. Clearing and/or construction within temporarily fenced areas shall be postponed or halted until juveniles have fledged and there is no evidence of a second nesting attempt. The Biologist shall serve as a construction monitor during those periods when disturbance activities will occur near active nest areas to ensure that no inadvertent impacts on these nests will occur. Therefore the demolition of the existing structures and the construction of new structures, hardscape and landscape will not result in habitat modification. Initial Study/Mitigated Negative Declaration Page 8 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues Impact Incorporated Impact Impact b) Have a substantial adverse effect on any ❑ ❑ ❑ riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? There are no designated riparian habitats or other sensitive natural communities within the City of Arcadia. The project site is located within an area that is not proximate to sensitive biological resources. Therefore, the project will not have the above impacts. c) Have a substantial adverse effect on federally ❑ ❑ ❑ protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? There are no federally protected wetlands within the City of Arcadia. The project site is not proximate to sensitive biological resources. Therefore, the project will not have the above impacts. d) Interfere substantially with the movement of ❑ ❑ ❑ any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? There are no known native resident or migratory fish or wildlife species within the City of Arcadia. Therefore, the project will not have the above impacts. e) Conflict with any local policies or ordinances ❑ ❑ ❑ protecting biological resources, such as a tree preservation policy or ordinance? The proposed site does not contain any protected oak trees and will not encroach into the protected zone of any oak trees on adjoining properties. Therefore it will not conflict with the City's Oak Tree Preservation ordinance. No other tree preservation policies or ordinances exist. f) Conflict with the provisions of an adopted ❑ ❑ ❑ Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? There are no adopted Habitat Conservation Plans, Natural Conservation Community Plans, or other approved habitat conservation plan within the City of Arcadia. Therefore, the project will not have the above impacts. V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the ❑ ❑ ❑ significance of a historical resource as defined in § 15064.5? Initial Study/Mitigated Negative Declaration Page 9 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues. Impact Incorporated Impact Impact The proposed development would not cause a substantial adverse change in the significance of a historical resource as defined in §15064.5 since there are no cultural resources on the subject site. A Building, Structure, and Object Record for the site was completed by an architectural historian on July 26, 2014 to determine if the structures on the Project Site are of historical significance. It was concluded that the buildings were of simple construction typical of the 1950s and 1960s and that are not an example of unique architectural design or considered historically significant. b) Cause a substantial adverse change in the L significance of an archaeological resource pursuant to§ 15064.5? The proposed development will not cause a substantial adverse change since there are no historical or archaeological resources on the subject. c) Directly or indirectly destroy a unique Li Li L paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those Li Li L interred outside of formal cemeteries? (c-d) The subject site is not known to contain any paleontological or unique geological resources. Therefore, the project will in no way destroy a unique paleontological resource, site, or unique geologic feature. The right-of-way is surrounded by developed properties and located in an urbanized area. Also, the proposed site does not contain any known human remains. As such, there will be no disturbance to any human remains. CUL-1 Should archaeological resources be found during ground-disturbing activities for the Project, an Archaeologist shall be hired to first determine whether it is a "unique archaeo logical resource"pursuant to Section 21083.2(g) of the California Public Resources Code (PRC) or a "historical resource,"pursuant to Section 15064.5(a) of the State CEQA Guidelines. If the archaeological resource is determined to be a "unique archaeological resource" or a "historical resource"the Archaeologist shall formulate a mitigation plan in consultation with the City of Arcadia that satisfies the requirements of the above-referenced sections. If the Archaeologist determines that the archaeological resource is not a "unique archaeological resource" or "historical resource" the Archaeologist may record the site and submit the recordation form to the California Historic Resources information System at the South Central Coastal Information Center(SCCIC)at California State University, Fullerton. CUL-2 If human remains are encountered during excavation activities, all work shall halt in the immediate vicinity of the discovery and the County Coroner shall be notified (California Public Resources Code §5097.98). The Coroner shall determine whether the remains are of forensic interest. If the Coroner, with the aid of an Archaeologist approved by the City of Arcadia, determines that the remains are prehistoric, the Archaelogist will contact the Native American Heritage Commission (NAHC). The NAHC shall be responsible for designating the most likely descendant (MLD), who will be responsible for the ultimate disposition of the remains, as required by Section 7050.5 of the California Health and Safety Code. The MLD shall make a recommendation within 48 hours of being granted access to the site. The MLD's recommendation shall be followed if feasible, and may include scientific removal and non-destructive analysis of the human remains and any items associated with Native American burials (California Health and Safety Code §7050.5). If the landowner rejects the MLD's recommendations, the landowner shall rebury the remains with appropriate dignity on the property in a location that will not be subject to further subsurface disturbance (California Public Resources Code§5097.98). Initial Study/Mitigated Negative Declaration Page 10 of 29 File No:CUP 14-12,MFADR 14-12, &TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact VI. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential ❑ ❑ ® ❑ substantial adverse effects, including the risk of loss, injury or death involving: i) Rupture of a known earthquake fault, as ❑ ❑ ® ❑ delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ❑ ❑ ►�� ❑ iii) Seismic-related ground failure, including ❑ ❑ ❑ liquefaction? iv) Landslides? ❑ ❑ ❑ (a, i-iv) The City of Arcadia contains two local fault zones: the Raymond Hill Fault and the Sierra Madre Fault. The extremely thick alluvial deposits which underlie the seismic study area are subject to differential settlement during any intense shaking associated with seismic events. This type of seismic hazard results in damage to property when an area settles to different degrees over a relatively short distance, and almost this entire region is subject to this hazard, but building design standards do significantly reduce the potential for harm. The project site is not located within an Alquist Priolo Study Zone area, or any other designated earthquake hazard zone; nor is it located on a hillside where landslides may occur. Therefore, no significant impacts are expected as a result of the proposed development. b) Result in substantial soil erosion or the loss L] ❑ ® ❑ of topsoil? The Project would demolish the existing commercial buildings and surface parking lot and would develop the site with new impervious surfaces and new pervious landscaped areas. There are existing landscaped strips along the southerly and westerly property lines and these will be replaced with new landscaping. New landscaping will be added along the perimeter of the easterly and northerly property lines. The Project conditions, with the addition of the new landscaping areas along the easterly and northerly perimeter of the site would result in a minor increase to the amount of pervious area, resulting in less than significant change to surface runoff from the Project site. c) Be located on a geologic unit or soil that is ❑ ❑ ❑ unstable, or that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? The City of Arcadia is located on an alluvial plain that is relatively flat and expected to be stable. The project site is a flat site and will not result in an on- or off-site landslide. d) Be located on expansive soil, as defined in ❑ ❑ ❑ Table 18 1 B of the Uniform Building Code (1994), creating substantial risks to life or property? The subject site consists of alluvial soil that is in the low to moderate range for expansion potential. Therefore, there will be no substantial risks to life or property. Initial Study/Mitigated Negative Declaration Page 11 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact e) Have soils incapable of adequately 0 0 supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? The project site will connect with the sewer system, and would not require septic tanks or other alternative wastewater systems. Therefore, there would be no impacts. VII. GREENHOUSE GAS EMISSIONS. Would the project: a) Generate greenhouse gas emissions, either 0 directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or 0 ® Li regulation adopted for the purpose of reducing the emission of greenhouse gases? Less than Significant Impact a-b: The City of Arcadia has adopted policies under the City's General Plan to reduce Greenhouse Gas (GHG) emissions in compliance with SB 375 and AB 32, to reduce greenhouse gas emissions to 1990 levels by 2020, and 80% below 1990 levels by 2050. According to the CalEEMod analysis conducted by the lead agency, the increase of GHG emissions with no mitigation measures associated with the project once operations begin will be approximately 84.6 metric tons of carbon dioxide equivalent (CO2e) per year, which does not exceed SCAQMD's recommended 3,000 MT CO2e per year threshold. Therefore, the project's contribution to GHG emissions is less than significant and no mitigation measures are necessary. VIII. HAZARDS AND HAZARDOUS MATERIALS. Would the project a) Create a significant hazard to the public or L the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or 0 the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (a-b) All new development within the City shall comply with the Resource Conservation and Recovery Act (RCRA) on the generation, transportation, treatment, storage, and disposal of hazardous waste. The proposed project must also comply with California Accidental Release Prevention Program (Ca/ARP) to prevent the accidental release of regulated toxic and flammable substances, and South Coast Air Quality Management District's (SCAQMD's) Rules X and XIV, which include regulations for toxic and hazardous air pollutant emissions. Because this project would involve new construction, excavations, and new utility lines, the following standard of conditions has been proposed to ensure there will be no potential impacts Initial Study/Mitigated Negative Declaration Page 12 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No act Impact Incorporated Impact p Issues: SC-10: In accordance with the California Code of Regulations (Title 8, Section 1541), if any construction, excavations, and new utility lines are proposed near or crossing existing high pressure pipelines, natural gas/petroleum pipelines, electrical lines greater than 60,000 volts, and other high priority lines are required to notify the owner/operator of the line and must identify the locations of subsurface lines prior to any ground disturbance for excavation. Coordination, approval, and monitoring by the owner/operator of the line would avoid damage to high priority lines and prevent the creation of hazards to the surrounding area. c) Emit hazardous emissions or handle ❑ ❑ ❑ hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? Within one-quarter mile of the project site is Wonder Years Montessori School and Wonder World Preschool. However, there are no underground or aboveground pipelines that would carry hazardous substances or hazardous wastes. Therefore, there would be no impact. d) Be located on a site which is included on a ❑ ❑ ® ❑ list of hazardous materials sites compiled pursuant to Government Code section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? The subject site is currently occupied by an auto repair shop, tattoo shop, and a restaurant. Former uses on the site include a dry cleaning business. Also, the buildings on the project site were constructed prior to 1980, which makes the presence of asbestos a possibility. A Phase I environmental assessment was prepared by P/C Environmental Services on January 2, 2014 to assess if any environmental impairments exist on the Project Site. This assessment included a site inspection and review of records from the California Regional Water Quality Control Board, California Department of Health Services, United States Environmental Protection Agency, United States Geological Society, California Department of Natural Resources Division of Oil and Gas, Los Angeles County Waste Discharge Systems, City of Arcadia, Los Angeles County UST was d azardousd Materials permits, Los Angeles County. Based upon a review of these resources, it project site has no documented, significant, historic occurrences of petroleum or hazardous materials contamination on site. It was also determined that potential onsite sources of petroleum or hazardous materials contamination were identified including a dry cleaners and an existing auto repair business. In response to the potential existence of contamination on the project site, a Phase/I assessment was performed by P/C Environmental Services on January 27, 2014 to determine if elevated concentrations of petroleum hydrocarbons, metals, or volatile organic compounds were present. The environmental consultant drilled beneath the surface of the of the project site in five locations in proximity to the former dry cleaner and auto repair facility. The borings were analyzed and it was determined that no significant petroleum, metals, or volatile organic contaminants were present. Therefore, there would be no significant impact. e) For a project located within an airport land ❑ ❑ ❑ use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? Pa a 13 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Initial Study/Mitigated Negative Declaration 9 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact The subject site is located approximately 1.4 miles from the El Monte airport, which has no known land use plan. The area between the airport and the project site is developed with predominately residential uses. Given the distance from the airport, aircraft landing and taking off from the airport would not create an impact or a hazard for persons at the subject site. There would not be any airport related safety hazards for people working at the subject site. Therefore, there would be no impacts. f) For a project within the vicinity of a private 1J E airstrip, would the project result in a safety hazard for people residing or working in the project area? There is no private airstrip near the project site. As such, the proposed project would not result in a safety hazard for people in the project area. Therefore, there would be no impacts. g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? The project will not impair implementation or interfere with an adopted emergency response plan or emergency evacuation plan. Therefore, there would be no Impacts. h) Expose people or structures to a significant 1 risk of loss, injury or death involving wild land fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? California's Public Resource Code and Government Code 51175-89 directed the California Department of Forestry and Fire Protection (CAL Fire) to map areas of significant fire hazards based on fuels, terrain, weather, and other relevant factors. CAL Fire created a mapping system that identifies Fire Hazard Zones, and has created a map showing areas that are considered to be Very High Fire Hazards Zones in Arcadia. The map has been officially adopted by the City, and the City has targeted these areas to implement stringent wild land fire mitigation strategies. The subject site does not fall within any fire hazard zones, and is not within close proximity to any wild lands and will not have the above impact. Therefore, there would be no wildfire hazard impacts. IX. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste D ® fl discharge requirements? in 1972, the Clean Water Act(CWA) was amended to require National Pollutant Discharge Elimination System (NPDES) permits for the discharge of pollutants into "Waters of the U.S." from any point source. in 1987, the CWA was amended to require that the U.S. Environmental Protection Agency establish regulations for permitting under the NPDES permit program, that at the local level, cities must ensure provision of vegetated swales, buffers, and infiltration areas in new development projects. For Arcadia, the NPDES permit is issued by the Regional Water Quality Control Board, Los Angeles Region. The NPDES program coordinates the actions of all incorporated cities within this region (except Long Beach) and Los Angeles County to regulate and control storm water and urban runoff into Los Angeles County waterways and the ocean. Initial Study/Mitigated Negative Declaration Page 14 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation . Significant No Issues: Impact Incorporated Impact Impact In support of the NPDES permit and the obligation to keep waterways clean by reducing or eliminating contaminants from storm water and dry weather runoff, the City is required to implement the most effective combination of Best Management Practices (BMPs) for storm water/urban runoff pollution control. The City has a storm water education program, an aggressive inspection team that issues notices of violation for water quality violations, and requires the use of best management practices in residential, commercial, and development-related activities to reduce runoff. The project is subject to NPDES requirements to ensure compliance with the water quality standards and waste discharge requirements, and therefore the impacts will be less than significant. b) Substantially deplete groundwater supplies or ❑ ❑ ® ❑ interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? The project is subject to NPDES requirements and will be designed and constructed to ensure compliance with the water quality standards and waste discharge requirements, and therefore no significant impact will result from this project. c) Substantially alter the existing drainage ❑ ❑ ® ❑ pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on-or off-site? The existing site is developed with impervious commercial buildings and impervious paving that cover the entire site with the exception of landscape planters along the westerly and southerly property lines. There are no streams onsite. The natural drainage pattern for this property runs from north to south. The rate of storm water runoff will be altered a very small amount with Project implementation because the impervious cover on the Project site would result in a minor change. The impervious areas that are associated with storm water runoff will decrease with the proposed project because of the addition of new landscaping areas to the north and east perimeters of the property. Therefore, no net increase in storm flows is anticipated as a result of the Project, and no additional incremental flows would be contributed to the City's storm drain system; as such, the runoff from the site would not exceed the capacity of the storm drain system, and no infrastructure improvements would be required. In fact the amount of runoff is expected to decrease with the implementation of this project. d) Substantially alter the existing drainage ❑ ❑ ® ❑ pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on-or off-site? The discussion provided in c) above adequately discusses surface water pollution impacts from the project. The project would result in less than significant impacts. e) Create or contribute runoff water which would ® ❑ exceed the capacity of existing or planned ❑ ❑ storm water drainage systems or provide substantial additional sources of polluted runoff? Initial Study/Mitigated Negative Declaration Page 15 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact Distance from Project Site Montessori School 100 feet to the North Single-Family Homes 100 feet to the North, 340 feet to the South, and 630 feet to the West Senior Apartments 165 feet to the West Nursing Home 100 feet to the South These uses are likely to experience a temporary noise annoyance during construction, and noise levels that are anticipated to be in excess of the maximum 55 dB allowed. The City of Arcadia has not adopted specific noise standards for construction activity. However, the City limits construction and maintenance from 7:00 a.m. to 6:00 p.m., Monday through Friday and from 8:00 a.m. to 5 p.m. on Saturday. Construction is prohibited on Sunday and major holidays (Arcadia Municipal Code Article IV, Chapter 2, Part 6). As a result, complying with the City's time restrictions would limit construction noise to times when people are generally less sensitive to noise. Onsite Use Sensitivity to Noise The proposal is to develop residential units on the project site which is currently developed as commercial. The adjacent uses to the east of the project site include an office, a car rental business, and an auto repair shop. The auto repair shop is the business that is associated with higher noise levels. For this reason, a Noise Impact Analysis was performed by Giroux & Associates on August 13, 2014 to determine the extent of the noise impacts at the site. The Noise Impact Analysis reviewed the noise impacts for the outdoor and indoor uses. The data show that the traffic noise measured at the northern property line was 68 dB CNEL. Three of the five units that face Las Tunas Drive have balconies at the backs of the units. They will be shielded from traffic noise by the building. The other two units that have a Plan 3 design will use private patios facing Las Tunas Drive to satisfy the private open space requirement, but given that this is an urbanized environment where street traffic noise is an existing condition and outdoor spaces are not required to meet the City's noise requirements, no mitigation measures are required for these two units. Therefore, impacts to the project regarding traffic noise will be less than significant. The maximum indoor residential space must be sound protected to achieve the 45 dB CNEL required by the California Building Code(CBC). The structural noise reduction of modern wood frame construction with closed windows for window sizes allowed by Title 24 is typically equal to the sound transmission class(STC) of the windows or sliding glass doors. Use of dual-paned windows in new residential construction is required by the most recent CBC requirements. The STC rating of dual paned windows is 29. With an exterior traffic noise at 68dB CNEL, the noise would be reduced to 39 dB CNEL Interior level if windows facing the traffic source are closed. With an exterior traffic noise measurement of 68 db CNEL, the following mitigation measures must be followed to reduce the noise impact to less than significant. Initial Study/Mitigated Negative Declaration Page 19 of 29 File No:CUP 14-12,MFADR 14-12, &TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Impact Incorporated Impact Issues: Existing Conditions Several rating scales (or noise "metrics") exist to y analyze Y effects t of noise equivalent n community. T h ese scales include the equivalent noise level (Leq) and Average noise which over a valen noise minutes level for that period of timeeThe period of A-weighted may be specified;Lech which (the equivalent would specified; Leq(3) would be a 3-hour average. When no period is specified, a-1-hour average is assumed. Noise during short per od of interest. Thus,aa loud than the lasting many seconds or a few minutes nutes ambient noise during the period have minimal effect on the measured sound level averaged over a one-hour period. To evaluate community noise. CNEL separates a 24-hour day into 2 periods: daytime (7:00 AM t e to10:00 evening and nightt+m PM) and nighttime (10:00 PM to 7:00 AM). The nighttime sound levels are assigned a-10 d8 adjustment prior to averaging with daytime hourly sound levels. and Several Lm statistical descriptors, eahihest often used to describe noise, lowest A-weighted including Lmax s+that occur during a noise and Lmin are, respectively, highest The existing noise environment o the body shop east of the project site. The roadways contributing roads the most noise to the operation of t Y noise to the Project site are Las Tunas Drive along the northern rose of this boundary oise analysis, the study Avenue along the southern project site boundary. For the purpose includes the Project site; the areas immediately adjacent to the Project site; and the ad uses adjacent to the roadway segments where the Project adds vehicular trips to the roadway system. Las Tunas Drive and W. Live Oak Avenue are 4-lane roads with posted speed lima of 35 miles per hour (mph). Monitoring experience shows that 24-hour weighted CNEL's are approximately q mid tint)CNEL Leq plus fr dB eacen center line of Las Tunas Drive of 68,dB at the This orthern property line, existing CNEL at 50 feet and an existing CNEL at 50 feet from the center line of W. Live Oak Avenue of 64 dB at the southern property line. Uses in the Vicinit Sensitive to Noise Noise-sensitive land uses include residential land uses, schools,for hospitals, librari pabes,handhoped space/recreational areas where quiet environments are necessary enjoyment, en safety. Sensitivity is to noise increases and cause annoyance. The night. located in anea area with sleep, speech, and televisionlrad re-school,a "Residential-Flex single-family y homes,es,Overlay"nursing l d home,and a senior apartment building The site is currently occupied by ingle-family homes, Montessori a ssori school tattoo the nursing home,whichyare both located nearest approximately 100 feet from the Montessori school and th g Project site across Las Tunas Drive and W. Live Oak Avenue, respectively. (2010) Policy N from the project qu res that all exterior noise sources(construction operations, pumps, fans, leaf blowers)wecy N- use also requires blowers) to use eats) suppression devices and techniques to lower exterior noise to levels that are compatible with adjacent land uses. Initial Study/Mitigated Negative Declaration Page 18 of 29 File No:CUP 14-12,MFADR 14.12,8 TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact The proposed multiple-family housing is consistent and/or compatible with the existing neighboring land uses and development along W. Live Oak Avenue and Las Tunas Drive in terms of land use, scale, massing, and design of the structures in the area. In May of 2014, Ordinance 2317 was adopted for this property and eleven other adjacent properties between the convergence of West Live Oak Avenue and Las Tunas Drive and El Monte Avenue. This ordinance allows the siting of multiple-family housing to be placed on the subject property and makes residential developments subject to development standards that are similar to the City of Arcadia High-Density Residential Zoning Regulations. The surrounding area consists of commercial uses to the east and south, multiple-family housing to the west, and single-family residential to the north. The proposed development would be comparable to the multiple-family development immediately to the west in terms of size, mass and scale. Therefore, the project would not physically divide an established community. As such, the project would result in no impact. b) Conflict with any applicable land use plan, ❑ ❑ ❑ policy, or regulation of an agency with jurisdiction over the project(including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? The City's General Plan land use designation and zoning designation of the project site is General Commercial with Residential-Flex Overlay (Ordinance No. 2317). The use is allowed, however it is subject to a Conditional Use Permit to allow residential uses in this zone and a Modification to allow tandem parking and a wall that exceeds the maximum height. The project would not conflict with any plan,policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect. c) Conflict with any applicable habitat ❑ ❑ ❑ conservation plan or natural community conservation plan? There is no habitat conservation plan or natural community conservation plan on the subject site. Therefore, the project could not conflict with such plans. XI. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known ❑ ❑ ❑ mineral resource that would be of value to the region and the residents of the state? There are no known mineral resources on the subject site that would be of value to the region and the residents of the state. b) Result in the loss of availability of a locally- ❑ ❑ ❑ important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? The subject site is not designated in the General Plan as a mineral resource recovery site. Therefore, the proposal would not have the above impact. XII. NOISE. Would the project result in: a) Exposure of persons to or generation of noise ❑ ® ❑ ❑ levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Initial Study/Mitigated Negative Declaration Page 17 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact The discussion provided in a) and c) above adequately discuss runoff from the project. The state and federal requirements for the preparation of the aforementioned plans would reduce potential impacts to a less than significant level assuming implementation of these plans. No additional mitigation measures are necessary. f) Otherwise substantially degrade water El L ® Li quality? The additional volumes of storm water runoff created by the project would be negligible and would not significantly impact water quality. g) Place housing within a 100-year flood hazard Li ❑ L area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? The project proposal is for multiple-family housing, and the subject site is not within a 100-year flood hazard zone as defined by the Federal Emergency Management Agency (FEMA). Implementation of the proposed project would have no impact regarding the placement of housing within a designated flood hazard area. h) Place within a 100-year flood hazard area Li Li L structures which would impede or redirect flood flows? The subject site is not within a 100-year flood hazard zone. Project implementation would have no impact on the course of flood flows within such a zone. No significant flood hazard impacts would occur as a result of the proposed project. i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? The project site is within the flood hazard zone for Santa Anita Dam. The Santa Anita Dam is located along the Santa Anita Wash approximately five miles north of the subject site. The concrete dam was completed in 1927 and is owned and operated by the Los Angeles County Department of Public Works Flood Control District(LACDPW). In 2009, LACDPW started a sediment removal project at the Santa Anita Reservoir to increase reservoir capacity and ensure compliance with California Department of Water Resources, Division of Safety Dams'seismic stability requirements for the dam. Over one-half million tons of sediment is being transferred to the Santa Anita Sediment Placement Site in Arcadia. Seismic safety retrofits to the dam include modifications to the dam's Inlet/outlet works and the construction of a new dam riser. The proposed project is an area where the flood hazards are insignificant and the City is not required to implement any flood plain management regulations as a condition per the National Flood Insurance Program from the Federal Emergency Management Agency. Therefore, the Impacts would be less than significant. j) Expose people or structures to inundation by Li Li L seiche, tsunami, or mudflow? The City of Arcadia is not located near any large Inland bodies of water or the Pacific Ocean and the site is not within a seiche, tsunami, or mudflow hazard area. X. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? El Li L Initial Study/Mitigated Negative Declaration Page 16 of 29 File No:CUP 14-12,MFADR 14-12,&ITM 72894 • Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact NOI-1 Since windows facing traffic must be closed to reduce the traffic noise to acceptable levels, fresh make-up air must be provided through the ventilation system. Fifteen cubic feet per minute(CPM)per typical room occupant shall be the standard for all rooms except bedrooms. For bedrooms, the provision of 30 CPM of fresh air shall be provided. NOl-2 For units that share a common wall, the common wall shall be sound rated. A minimum STC of 50 is required. For units stacked upon another unit, the floor/ceiling shall be sound rated of STC of 50 or higher and impact protected with an impact isolation class rating of 50 or higher. All of these rating requirements shall be documented on the building plans submitted for Plan Check. In regards to noise impacts created by commercial activity, it would be incumbent upon the residential developer to incorporate noise protection measures to protect residents from noise impacts since the use of the property is being changed from commercial to residential. The existing commercial uses adjacent to the site, like the auto repair shop, are grandfathered in and would not have to bear the burden of incorporating measures to reduce sound impacts. Since sound measurements for the adjacent auto body shop were not available, sound measurements were taken at a similar use and it was found that residential uses would need to be placed 140 feet from the auto body shop to meet the residential noise standard. The single unit north of the guest parking is the only unit that would potentially bear a significant noise impact and all other units would be shielded by intervening structures or be far enough away. The following mitigation measure is required to reduce the noise impact from the auto repair shop to a level that is less than significant. NOl-3 A portion of the wall along the eastern side of the property shall be 10 feet high to reduce the noise impact the 10 dB that is required to meet the maximum allowable noise level for residential uses. This portion of the wall will begin at guest parking space number 4 that is shown on the Site Plan and extend 75 feet northward. b) Exposure of persons to or generation of ❑ ❑ ® ❑ excessive groundborne vibration or groundborne noise levels? Project construction would generally involve the temporary movement of trucks, materials and equipment at the site and the use of heavy equipment. The anticipated construction activities will result in vibration and noise; however, it is not anticipated to be substantially greater in magnitude than that associated with the passing of other heavy vehicles such as garbage trucks. The proposed project does not involve rock blasting or pile driving. Therefore, the project's cumulative Impact would be less than significant. c) A substantial permanent increase in ambient ❑ ❑ ® ❑ noise levels in the project vicinity above levels existing without the project? The proposed project would not result in any long-term noise levels exceeding the noise standards policies in the City of Arcadia's General Plan Noise Element or Municipal Code. As such, impacts related to noise as a result of the proposed project would be less than significant. d) A substantial temporary or periodic increase ❑ ❑ ® ❑ in ambient noise levels in the project vicinity above levels existing without the project? The discussion provided in b) above discusses temporary noise from the proposed project, and the temporary noise created by this project will result in a less than significant impact. Initial Study/Mitigated Negative Declaration Page 20 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact e) For a project located within an airport land El EJ El use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? The Project site is located approximately 1.4 miles from the El Monte airport. The project site is an urban area that is situated between two major streets and the existing conditions are already impacted by noise. The proposal is to demolish the existing buildings that were built in 1955 and construct new residential buildings that will use sound-reducing materials such as double-paned windows as required by Building regulations that will reduce the interior noise level for the residents. Therefore, noise from the airport would be less than significant. f) For a project within the vicinity of a private 0 D airstrip, would the project expose people residing or working in the project area to excessive noise levels? There is no private airstrip near the project site. The project would not change the uses of the surrounding site and would not impact the noise levels for people residing or working in the project area. XIII. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an ® El area, either directly(for example, by proposing new homes and businesses)or indirectly(for example, through extension of road or other infrastructure)? The project site is located within an existing urban area and the proposal is to replace commercial uses with 17 units of multiple-family housing. Based on a standard household size of 2.83 persons, the proposed project would result in adding approximately 48 new residents to the City of Arcadia. in March of 2014 an environmental review was performed in support of the General Plan Amendment for the properties within the Residential-Flex Overlay. In consideration of the approval of this new zoning designation, the study considered the impact of new residents to the area if all of the twelve properties converted to residential at the maximum density level. if that were to occur, that analysis found that approximately 750 residents would be added to the City. With the addition of 750 residents, the projected net increase in population for the City of Arcadia, not including the Sphere of Influence (SOI), with implementation of buildout of the General Plan Update is increased from 9,917 residents to 10,667 residents; and the total projected population increased from approximately 61,995 to 62,745 residents. This is less than the SCAG projections of 65,704 persons. The projected net increase in residential units for the City(not Including the SOI) with implementation of buildout of the General Plan Update and the proposed Residential-Flex Overlay is 3,890 units, resulting in a total City housing unit count of 22,800 units. This does not exceed SCAG's 2035 projections for the City of 23,045 households. Initial Study/Mitigated Negative Declaration Page 21 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues. Impact Incorporated Impact Impact Based on the estimated population, housing and employment with buildout of the General Plan Update and the proposed Residential-Flex Overlay compared to SCAG's projections, the change from the previous commercial zone to commercial with the Residential-Flex Overlay would not result in substantial growth in the City of Arcadia or its SOI through 2035 beyond what has already been anticipated. Although SCAG's projections are for specific 5-year increments, it should be noted that the amount of time it takes for the City to reach its buildout capacity depends on the local rate of growth and development. This does not necessarily mean that substantial growth would occur in the City at one time. Development would continue to be largely influenced by property owner decisions and market demand. In sum, the impacts related to growth projections would be less than significant. The proposal for the development of the project site would be for development at nearly the minimum density permitted, rather than the maximum density that was assumed in the analysis to determine the impact of the zone change. Since it was concluded that the zone change would have no significant impact and the proposal is for a smaller population than was accounted for in the zone change analysis, the impacts related to population growth for the project would be less than significant. b) Displace substantial numbers of existing ❑ ❑ ❑ housing, necessitating the construction of replacement housing elsewhere? Development of the proposed project is limited to the boundaries of the site and would not result in demolition of any housing. No impacts to existing house would occur. c) Displace substantial numbers of people, ❑ ❑ ❑ necessitating the construction of replacement housing elsewhere? Development of the proposed project is limited to the boundaries of the subject site and would not result in demolition of any housing. No displacement impact would occur. XIV. PUBLIC SERVICES. Would the project: a) Result in substantial adverse physical ❑ ❑ ® ❑ impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? ❑ ❑ ® ❑ Police protection? ❑ ❑ ® ❑ Schools? ❑ ❑ ® ❑ Parks? ❑ ❑ ® ❑ Other public facilities? ❑ ❑ ® ❑ Initial Study/Mitigated Negative Declaration Page 22 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues. Impact Incorporated Impact Impact The Project Site is in an area that is fully served by all necessary utilities and services. Public services by the City of Arcadia in the project area include domestic water, wastewater treatment, storm water drainage, solid waste disposal, library, park and recreation services, police, fire, and administrative services. Private utilities include electric,gas, telephone,and cable television/internet data services. impacts to public services were analyzed for the Project Site and the other properties with the Residential-Flex Overlay. The analysis considered the impact to public services that would occur if all of the properties with the Residential-Flex Overlay were redeveloped from commercial properties to multiple-family residential properties. The analysis included the following specific findings: Both Police and Fire reported that development at the maximum density would not increase response times or affect service ratios or other performance objectives and that there would be no need for new or physically altered governmental facilities to maintain current performance objectives. Maximum density development as described above could result in a maximum of 265 new residential units that would be served by the Arcadia Unified School District (AUSD). The AUSD serves a student population of approximately 10,000 youth, and has six elementary schools, three middle schools, and one high school. The City's 2010 General Plan Update EIR evaluated the AUSD for school overcrowding and It was determined that the AUSD has not experienced critical overcrowding conditions and has capacity to accommodate growth that may result from long-term implementation of the General Plan land use policy. In addition to public schools, Arcadia is home to several private schools including Arcadia Christian School (K-8), Barnhart School(K-8), Holy Angels Elementary(K-8), and Rio Hondo Preparatory (6-12). There would be no impact on schools as a result of allowing a maximum of 265 new multiple- family residential units into a City with a population of 56,364 residents and 19,409 existing households. Thus, there would be no adverse effect on schools from the development as described above, and no new facilities would need to be constructed. As of 2009, the City had approximately 785 acres of City and County parks and recreational open space within its corporate limits. The entire project location is within a 2-mile park facilities service area as mapped in the City of Arcadia 2010 General Plan. Residential developments within the project location would be adequately served by the existing park facilities. The City of Arcadia is served by two community centers, four cultural facilities, and two libraries within its corporate limits, which will adequately serve any new residential developments. No new parks, libraries, or other community facilities would be needed as a result of the development as described above. The above analysis indicates that even if the project site was developed at the maximum density, there would be no significant impacts to public services. The project proposal, however, is for less than what was accounted for since the proposal is for one unit above the minimum density requirement. Therefore, the proposal would have a less than significant impact on public services. XV. RECREATION. Would the project: a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? initial Study/Mitigated Negative Declaration Page 23 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues. Impact -Incorporated Impact Impact impacts to parks and recreational facilities were analyzed for the Project Site and the other properties that with the Residential-Flex Overlay. The analysis considered the impact to parks and recreational facilities that would occur if all of the properties with the Residential-Flex Overlay were redeveloped from commercial properties to multiple-family residential properties at the maximum density and concluded that there would be no significant impact. The proposed project will add approximately 48 people to the Project Site, which is less than the 69 people that were projected for this site in the analysis performed for the adoption of the Residential- Flex Overlay. The City's Parks and Recreation Master Plan will continue to be implemented for the improvement of existing parks and recreational facilities, as well as the development of new facilities to meet City needs. The project proposal will provide on-site open space and recreational facilities, as required under the Arcadia Zoning Regulations. Approval of this project would not lead to immediate development of the planned parks, trails, and bikeways. Rather, these facilities will be implemented as Park Facilities Impact Fees accrue. Therefore, since no significant adverse impacts on parks and recreation have been identified with the proposed project and the project proposal is for less people than was accounted for with the zone change, no mitigation measures are required. b) Does the project include recreational facilities or require the construction or expansion of ❑ recreational facilities which have an adverse physical effect on the environment? As discussed above, the proposed development does not include or require the construction or expansion of recreational facilities. XVI. TRANSPORTATION /TRAFFIC. Would the project: a) Conflict with an applicable plan, ordinance or L ® El policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non- motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? The Project Site is currently developed with commercial uses that include an auto repair shop, a restaurant, and a tattoo parlor. The Site currently has a driveway that runs the length of the project site and has an entrance and exit on W. Live Oak Avenue and Las Tunas Drive. The proposal is to remove these uses and replace them with 17 residential townhouses. Ingress and egress to the Project Site will be limited to W. Live Oak Avenue. The City Engineer determined that since the use is changing from commercial to residential and the commercial uses are associated with a higher impact on street traffic, no further traffic impact analysis was warranted and that no significant traffic impact would result from the project. Initial Study/Mitigated Negative Declaration Page 24 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact b) Conflict with an applicable congestion E management program, including, but not limited to, level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? According to the 2010 Congestion Management Program (CMP) for Los Angeles County, there are no CMP intersection monitoring locations within the City of Arcadia. The nearest CMP intersection monitoring location is the Rosemead Boulevard/Huntington Drive intersection, located approximately four miles northwest of the project site in an unincorporated area of Los Angeles County. The CMP Traffic Impact Assessment guidelines require that intersection monitoring locations must be examined if the proposed project will add 50 or more trips during either the weekday AM or PM peak hours. As stated in the discussion for a), the project proposal will reduce trips to the project site since residential uses have lower traffic impacts than commercial uses and therefore, this project will have no impact. c) Result in a change in air traffic patterns, C El El including either an increase in traffic levels or a change in location that results in substantial safety risks? The nearest airport is El Monte Airport, which is located approximately 1.4 miles south of the project site. The proximity of the project to the airport would not result In a change in air traffic patterns or safety risks related to the airport. The project would have no impacts and no mitigation measures are necessary. d) Substantially increase hazards due to a [J design feature (e.g., sharp curves or dangerous intersections)or incompatible uses (e.g., farm equipment)? The existing conditions on the Project Site include a driveway that runs the length of the property and has driveway approaches that allow for entering and exiting on both W. Live Oak Avenue and Las Tunas Drive. The proposal is to eliminate access to the Project Site from Las Tunas Drive and make the only access point on W. Live Oak Avenue. The existing driveway is straight and is located on the west side of the lot, but the proposed driveway will have a gentle curve as it approaches the public right-of-way and will be located toward the east side of the lot. City Staff reviewed the driveway sight distances from the single proposed driveway and found that it meets the driveway visibility standards of the Municipal Code. The curve in the driveway has the effect of moving the driveway approach toward the center of the lot. The placement of the driveway approach toward the center of the lot is preferable from a visibility perspective since there is an existing 10-foot tall free-standing sign on the adjacent property to the east that would otherwise encroach into the required visibility area. There will be no design features associated with the project or incompatible uses that would substantially increase hazards and therefore there is no impact. e) Result in inadequate emergency access? E] [l E The proposed development will comply with all of the City's requirements for emergency access. f) Conflict with adopted policies, plans, or El El D programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? Initial Study/Mitigated Negative Declaration Page 25 of 29 File No•CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact The proposed project would be consistent with policies supporting public transit, bicycle, and pedestrian facilities. The nearest bus stops that would serve the proposed project are located at the intersection of El Monte Avenue and W. Las Tunas Drive and at the intersection of Las Tunas Drive and W. Live Oak Avenue. Therefore, the proposed project would not conflict with the policies, plans, or programs and no mitigation measures would be necessary. XVII. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements ❑ ❑ ® ❑ of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new ❑ ❑ ® ❑ water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (a-b) The City of Arcadia Public Works Services Department provides water service to the local area. The department obtains water from two sources: groundwater and imported water. The City also provides sewer service to the local area, and the wastewater from the area is carried by sewers to the San Jose Creek Water Reclamation Plant, located at 1965 Workman Mill Road in Whittier and operated by the Sanitation Districts of Los Angeles County. This plant treats 100 million gallons per day of waste water(Sanitation Districts 2008). The proposed project will be served by an 8 inch cast iron water main located on the south side of Las Tunas Drive with 61 psi static pressure that is capable of providing the anticipated domestic and fire water demand according to the results of the three most recent hydraulic flow tests performed on the block by the City of Arcadia Public Works Department in 2003, 2008, and 2012. A sewer main of 8 inches in size is available on Las Tunas Drive according to the City's Public Works Services Department and this sewer is capable of meeting the anticipated demand from this project. c) Require or result in the construction of new ❑ ❑ ® ❑ storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? The City's Public Works Department and Engineering Services have reviewed the plans for the proposed development and determined that the impacts will be less than significant, provided the developer completes the required Standard Urban Storm water Mitigation Plan (SUSMP). No expansion of existing storm water facilities or creation of new ones is required to serve this development. d) Have sufficient water supplies available to ❑ ❑ ® ❑ serve the project from existing entitlements and resources, or are new or expanded entitlements needed? In making this determination, the Lead Agency shall consider whether the project is subject to the water supply assessment requirements of Water Code Section 10910, et. seq. (SB 610), and the requirements of Government Code Section 664737 (SB 221). Initial Study/Mitigated Negative Declaration Page 26 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact The City of Arcadia Public Works Services Department provides water service to the local area. The Department obtains water from two sources: groundwater and imported water. Groundwater is obtained from the Main San Gabriel and Raymond Groundwater Basins. The City obtains imported water from by the Metropolitan Water District of Southern California (MWD), from the State Water Project and the Colorado River. MWD forecasts that it will be able to meet the region's water needs through 2030. According to Arcadia Public Works Department, there will be no significant impact to the water system. Therefore, the impacts are less than significant. e) Result in a determination by the wastewater 0 0 ® 0 treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? The City's Public Works Department reviewed the project proposal and determined that the 8" VCP sewer main that will service wastewater from the proposed development is capable of serving the demand typical to the proposed development. The General Plan EIR addressed the wastewater treatment requirements of the Regional Water Quality Control Board, and found that the project would not exceed any wastewater treatment requirements with the mitigation measures adopted. The amendment to the General Plan EIR for the Residential- Flex Overlay did not cite any additional wastewater treatment burden than the current commercial zoning and land use designation allows. The project proposal is designed to operate within the parameters of the Residential-Flex overlay and would not create a wastewater impact. f) Be served by a landfill with sufficient 0 0 permitted capacity to accommodate the project's solid waste disposal needs? The City of Arcadia does not contract with a particular landfill. However, the trash generated from a project is often taken to the Puente Hills Recovery Facility in Whittier since the closure of the Puente Hills Landfill in 2013. The Puente Hills Recovery Facility can accept 4,400 tons of waste per day. Waste delivered to this facility that cannot be recycled will be transferred by truck to permitted landfills and therefore there is sufficient permitted capacity to accommodate the project's solid waste disposal needs. As a result, the project-related impacts to landfill capacity would be less than significant. g) Comply with federal, state, and local statutes 0 0 o and regulations related to solid waste? The proposed development will not violate any federal, state or local statues and regulations relating to solid waste. XVIII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to 0 0 degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Initial Study/Mitigated Negative Declaration Page 27 of 29 File No:CUP 14-12.MFADR 14-12,&TTM 72894 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues. Impact Incorporated Impact Impact The proposed use is consistent with the General Plan, and does not have the potential to degrade the quality of the environment. It will not reduce the habitat of a fish or wildlife species since it is located in a fully-developed area. b) Does the project have impacts that are ❑ ❑ ® ❑ individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current project, and the effects of probable future projects). Approval of the proposed Multiple-Family Architectural Design Review, Conditional Use Permit, and Tentative Tract Map, would not generate a significant increase in population. The project is not part of any larger project and would not result in any future development or infrastructure. The issues relevant to this property are very localized and largely confined to the immediate vicinity of the construction site. Because the project would not increase environmental impacts the incremental contribution to cumulative impacts would be less than significant. c) Does the project have environmental ❑ ❑ ® ❑ effects which will cause substantial adverse effects on human beings, either directly or indirectly? As discussed in the relevant sections of this Initial Study, the project would not result in any significant permanent impacts. Additionally, the project would not have environmental effects that would cause substantial adverse effects on human beings, either directly or indirectly. No significant unmitigated adverse impacts have been identified for the project. Source References 1. City of Arcadia General Plan, adopted November 2010 2 City of Arcadia Zoning Map, adopted December 7, 2010 3. City of Arcadia Zoning Map with Flex Overlay, adopted March 11 2014 4. City of Arcadia Land Use Map, adopted December 7, 2010 5. Memorandum from Arcadia Public Works Department—Sewer Capacity, dated June 18, 2014 6. City of Arcadia Urban Water Management Plan, 2011 7. Federal Emergency Management Agency, Flood Map Service Center. https://msc.fema.dov/portal/search. accessed September 10, 2014 8. City of Arcadia, Noise Regulations, Chapter 6, Article IV, of City of Arcadia Municipal Code 9. Noise Impact Analysis, prepared by Giroux and Associates, dated August 13, 2014 10. South Coast Air Quality Management District(SCAQMD). Appendix B— PM 2.5 Localized Significance Tables Thresholds. 11. South Coast Air Quality Management District(SCAQMD). Localized Significance Tables Thresholds 2006- 2008 12. South Coast Air Quality Management District (SCAQMD). Mass Daily Air Quality Significance Thresholds 13. South Coast Air Quality Management District (SCAQMD)2005. California Environmental Quality Act Air Handbook, http://www.admd.gov/home/regulations/cega/air-quality-analvsis-handbook, accessed September 10, 2014 14. South Coast Air Quality Management District(SCAQMD), Rules and Regulations, 2005, http://www.agmd.gov/home/regulations/rules/scadmd-rule-book/table-of-contents, accessed September 10, 2014 15. Phase I Environmental Site Assessment Report, prepared by PIC Environmental Services, dated January 2, 2014 16. Phase I Environmental Site Assessment Report Appendix, prepared by PIC Environmental Services, dated January 2, 2014 Initial Study/Mitigated Negative Declaration Page 28 of 29 File No CUP 14-12,MFADR 14-12,&TTM 72894 17. Phase II Environmental Site Assessment Report, prepared by PIC Environmental Services, dated January 27, 2014 18. Phase II Environmental Site Assessment Report Analytic Results, prepared by PIC Environmental Services, dated January 27, 2014 19. Addendum to the 2010 General Plan Environmental Impact Report, dated March 11, 2014 20. Hydraulic Flow Test Summaries for 59 Las Tunas Drive, Arcadia Public Works Department, June 11, 2008 for 150 Las Tunas Drive, Arcadia Public Works Department, August 21, 2003, and for 168 Las Tunas Drive, Arcadia Public Works Department, March 22, 2012 21. Puente Hills Materials Recovery Facility (MRF) Factsheet. http://www.lacsd.oro/solidwaste/swfacilities/mrts/phmrf/phmrffactsheet.asp. Accessed September 23, 2014 22. El Monte Airport Vicinity Map, Two Mile Radius, Undated 23. Building, Structure, and Object Record dated July 26, 2014. Jeanette A. McKenna, Architectural Historian, report in association with a City of Arcadia Certificate of Demolition Application No. 14-132, approved August 20, 2014 Initial Study/Mitigated Negative Declaration Page 29 of 29 File No:CUP 14-12,MFADR 14-12,&TTM 72894 OFA• ■■..���I. Mitigation Monitoring and Reporting Program &iv Conditional Use Permit No CUP 14-12, Multiple-Family Architectural Design 4170 Review No. MFADR 14-12, and Tentative Tract Map No. TTM 72894 for the Arcadia 17 Development at 132, 136, and 142 Las Tunas Drive This Mitigation and Monitoring and Reporting Program (MMRP) for a new Conditional Use Permit, Multiple-Family Architectural Design Review Application, and Tentative Tract Map for the demolition of the existing auto repair shop, restaurant, and tattoo parlor to accommodate a residential-condominium development comprised of 17, three-story, townhouse-style units has been prepared pursuant to the California Environmental Quality Act (CEQA — Public Resources Code, Section 21000 et seq.), the CEQA Guidelines (Cal. Code Regs., Title 14, Chapter 3, Sections 15074 and 15097) and the City of Arcadia CEQA Guidelines. A copy of the Initial Study and MMRP are available at the Planning Services office in Arcadia City Hall at 240 W. Huntington Drive and at the Arcadia Public Library. Where mitigation measures are required, CEQA law requires the preparation of a MMRP to monitor the implementation of mitigation measures. The mitigation measures identified in the MMRP have been developed in sufficient detail to provide the necessary information to identify the party or parties responsible for carrying out the mitigation measure, when the mitigation will be implemented, and who will verify that the mitigation has been implemented. This program also includes Standard Conditions (SC). These Standard Conditions are existing regulations that are imposed by the City, County, State, federal agencies or special districts and compliance with these regulations is largely the responsibility of the project applicant/developer. The SCs are not considered mitigation measures under CEQA. Rather, they are expected to be implemented as a matter of course by the City and other regulatory agencies, but are included in this MMRP to facilitate compliance. The Applicant is requesting approval of the following: • A Conditional Use Permit to allow a three-story, 17-unit residential condominium development within a General Commercial, C-2 zone with a Residential-Flex Overlay at 132, 136, and 142 Las Tunas Drive. • A Tentative Tract Map to subdivide the 0.82 acre lot for residential condominium purposes. • Multiple-Family Architectural Design Review approval of the proposed buildings. This MMRP includes mitigation measures in the Mitigation Monitoring and Reporting Matrix on the following pages that correspond to the Mitigated Negative Declaration (MND) for the project. The matrix lists each mitigation measure by environmental topic and indicates the frequency of monitoring and the responsible monitoring entity. 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July 11, 2014 City of Arcadia Development Service Department Attn.: Jason Kruckeberg 240 West Huntington Drive Arcadia, Ca 91066-6021 RE: Arcadia 17 —tandem garages Dear Mr. Kruckeberg, As you know, tandem garage parking is being proposed at Arcadia 17 within plans 1 & 2 (4 total units). This is primarily to avoid an unsafe backing out condition on Live Oak while at the same time providing the needed minimum density required (20du/ac). The need for this solution is in part due to the unique and challenging geometry on site; hardships exist in providing ultimate efficiency in the land plan while maintaining livability within the home. It is our desire to provide livable townhomes while meeting this code required minimum density. Consequently the tandem garages provide homes that add diversity to the plan types offered within the proposed community; with between 1300-1600sf each, these homes achieve density with reduced footprint and bedroom count (2-3 bedrooms each) and will provide a more affordable alternative to the larger plans 3 & 4. It should also be pointed out that these units have been designed with side entries, effectively giving the side of our building a 'front' on 3 sides of the building while activating the public realm with primary windows, usable balcony spaces and of course pedestrian access. Each tandem garage has direct, private access into the residence above and has been slightly oversized to allow ease of use. Here is a list of nearby built communities that provide tandem garages: Village Walk at Grove Station — San Dimas, Ca — by the Olson Company • 4 of 24 units within the first phase were provided with tandem garages. • Sold Out Montecito Walk— Montebello, Ca — by the Olson Company • 3 of 4 plan types are tandem • Currently selling Downey Collection — Downey, Ca — by City Ventures • 1 of 3 plan types are tandem • Currently selling Attachment No. 7 Page 1 of 2 I R V I N E S A N T A M O N I C A O A K L A N D D E N V E R L Y S O N S C C Attachment No. 7 Page2of2 • ? : t r• V F l r4, j. Village Collection — Glendora, Ca — by City Ventures • 1 of 5 plan types provide tandem garges • Last phase for sale Willow at Portola Springs— Irvine, Ca — by KB Home • 100% tandem garages provided • Under construction Additional references and addresses can be furnished if you require more information. We appreciate you consideration of our proposal, please feel free to contact me directly if you have any questions of comments. Sincerely, I ( If Alan Scales, AIA Studio Director Attachment No. 7 Page 2 of 2 Attachment No . 8 Tentative Tract Map Attachment No. 8 JW •Me 69e Mb (JMZ e33rObel [-bee(':0M b. �g W f ---4.---- A �. 6F Y �z b'• 'a. 0 gg III lit!hil:i$ 11;1 i c-,, ,,,s2w iblih - i li .. ''''''' a 1 IL iii.;:cy,h, g " 8 1 !,11!lillg x..0.1, s. -: :p , Q IN t ...1 g 9 3 ¢ »d-. V a >- 1111 - - } i C7 i/1--' ITO J I I ' 8 C y ; Q 0 ^ a IL € 4 mg - .-. m 3 G G O O W a. ijii e .pl z i —o I- § N "iiii ii i!'"'' ' di s \ a o v a1 m n 1 11 `` 1i 1 0 o 1 ., 1 0 11 .1 k I 1 1', ^1 1I \ \ 1 ro CL � 1 �i\ • 111 0 I tdd, n I f g, t IIt 411 \ 11 0 N I 309..31 • F : I ° A I, , I a 1 , ! r 1�� lI ,• "_ ,'11' 1 \I moo' „ .Y R ,,j ; I.: ,:::], ' '*rill \I I gt C ti ao I � �, 5 ...' we1e A\�, 11 111 ri1 ,� y I ro 1 Z 1 . . 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