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HomeMy WebLinkAbout6 - Reso 1926 - CUP 14-09DATE: November 12, 2014 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Thomas Li, Associate Planner SUBJECT: RESOLUTION NO. 1926 – APPROVING CONDITIONAL USE PERMIT NO. CUP 14-09 AND ARCHITECTURAL DESIGN REVIEW NO. ADR 14- 05 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) TO CONVERT AN EXISTING COMMERCIAL OFFICE AND WAREHOUSE BUILDING INTO A MIXED- USE BUILDING WITH COMMERCIAL OFFICES AND ONE RESIDENTIAL UNIT ON THE SECOND FLOOR AT 150 EAST SANTA CLARA STREET Recommendation: Adopt Resolution No. 1926 SUMMARY The applicant, Mr. Kurt Von Hatten, is requesting approval of a Conditional Use Permit and Architectural Design Review to add a residential unit and remodel and convert an existing 4,669 square-foot commercial office and warehouse building into a 6,563 square-foot, mixed-use building with commercial offices, one residential unit on the second floor, and a three-car garage at 150 East Santa Clara Street. It is recommended that the Planning Commission approve CUP 14-09 and ADR 14-05, subject to the conditions listed in this staff report, and adopt the attached Resolution No. 1926 (Attachment No. 1). BACKGROUND The subject building at 150 East Santa Clara Street was developed as a 4,669 square- foot commercial office and warehouse building with 2,689 square feet of office space and 1,980 square feet of warehouse area. The site has a total of ten (10) on-site parking spaces – refer to Attachment No. 2 for an Aerial Photo with Zoning Information and Photos of the Subject Property and Surrounding Properties. PROPOSAL The applicant is requesting approval of a Conditional Use Permit and Architectural Design Review to add to, remodel, and convert the existing 4,669 square-foot, two- Resolution No. 1926 – CUP 14-09 & ADR 14-05 150 E. Santa Clara Street November 12, 2014 – Page 2 of 6 story, commercial office and warehouse building into a mixed-use building with 2,927 square feet of commercial offices, one 2,068 square-foot residential unit on the second floor, and a 1,568 square-foot parking garage at 150 East Santa Clara Street. A Conditional Use Permit (CUP) is required for a mixed-use building in the Downtown Mixed-Use (DMU) zone per Arcadia Municipal Code Section 9267.10. The proposal will add 1,894 square feet to the second floor within the existing warehouse area for one residential unit, and 174 square feet of warehouse space will be remodeled into a front entry and stairway for the residence. Another 238 square feet of the warehouse will be remodeled into ground floor office space, and the remaining 1,568 square feet of the warehouse will become a three-car garage. The converted building will consist of 2,927 square feet of office space, a 2,068 square-foot residential unit, and a 1,568 square-foot parking garage. The living area of the residential unit will be on the second floor, and will include three bedrooms and two bathrooms. Access to the residential unit will be by a 174 square-foot front entry foyer and stairway off of Santa Clara Street, and an exterior stairway at the rear from the parking lot. Refer to Attachment No. 3 for the proposed plans. ANALYSIS The proposed mixed-use building will be created by adding within the warehouse portion of the existing building a second floor residential unit, and converting most of the warehouse into a parking garage. The proposal is consistent with the Downtown Mixed- Use Zoning and General Plan Land Use Designation of the area. The proposed 1,894 square-foot residential addition is entirely within the existing building. Changes to the front elevation include the replacement of the roll-up warehouse door with new front entries for the offices and the residential unit and a new balcony for the residence above the new entries. These changes will match the existing architectural treatment of the front elevation. The proposed residential entry has a recessed alcove, which should be secured. A condition of approval will be to revise the plan to provide an outer door that matches the proposed architecture, subject to staff’s review and approval. Exterior changes proposed for the rear of the building are to provide architectural consistency with the front of the building. The existing rear block wall will be enhanced by the addition of four windows and architectural treatments that include brick veneer, wood trim and siding, and wood trellises. A new staircase will provide access to the residential unit from the rear, and a trash enclosure in compliance with current federal pollution control standards will also be provided. The proposal is consistent with the City’s Architectural Design Guidelines. The Code requires four (4) on-site parking spaces for every 1,000 square feet of gross floor area for office uses, and three (3) parking spaces for the residential unit (2 spaces for the residents & 1 guest space). Because the subject property is within a quarter- mile of the Gold Line transit station, the Code allows for a 25% parking reduction for the offices. The total parking requirement for the proposed mixed-use project is 12 on-site Resolution No. 1926 – CUP 14-09 & ADR 14-05 150 E. Santa Clara Street November 12, 2014 – Page 3 of 6 parking spaces. The proposal will provide 13 on-site parking spaces, and complies with the City’s parking requirements. The surrounding properties are a commercial office to the west, the Hilton Garden Inn Hotel and its parking lot to the east and south, and a commercial office and warehouse building across the street to the north – refer to Attachment No. 2 for the Aerial Photo and Photos of the Subject Property and Surrounding Properties. The proposed mixed- use building is compatible with the surrounding uses, and complies with the City’s General Plan and Zoning Code. 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: 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 proposal is to convert an existing commercial and warehouse building into a mixed-use building with commercial offices and one residential unit. This use will not be detrimental to the public health or welfare, or the surrounding properties. A mixed-use building is consistent with the Downtown Mixed Use (DMU) Zoning and General Plan Land Use Designation of the site, and will not conflict with the other uses in the neighborhood. 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 site is DMU, Downtown Mixed Use, and Arcadia Municipal Code Section 9267.10 allows a mixed-use project in the DMU zone 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 proposal is to convert an existing commercial and warehouse building into a mixed-use building with commercial offices and one residential unit. The proposed use meets the City’s parking requirements, and the property features lighting, landscaping, and other improvements adequate for this mixed-use development. 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. Resolution No. 1926 – CUP 14-09 & ADR 14-05 150 E. Santa Clara Street November 12, 2014 – Page 4 of 6 The site is located along East Santa Clara Street with access to the rear parking lot by a driveway and easement at the adjacent property that is accessed from East Santa Clara Street and North Second Avenue. These streets are adequate in width and pavement type to carry the traffic that will be generated by the proposed mixed- use project, and will not impact these streets. 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. The proposed mixed-use building is consistent with the Downtown Mixed Use Land Use Designation of the site. The proposal will not adversely affect the comprehensive General Plan. The architectural design of the proposed mixed-use building is consistent with the City’s Design Guidelines, and compatible with the site and surrounding neighborhood. The proposed project, with the recommended conditions of approval will satisfy each prerequisite condition, and all City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, and parking and site design shall be complied with by the property owner/applicant to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director, or their respective designees. The changes to the existing facility are subject to building permits after having fully detailed plans submitted for plan check review and approval by the aforementioned City officials. ENVIRONMENTAL ASSESSMENT This project qualifies as a Class 3 Categorical Exemption per the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA Guidelines as a conversion of a small structure. Refer to Attachment No. 4 for the Preliminary Exemption Assessment. PUBLIC NOTICE Public hearing notices for this item were mailed to the property owners and tenants of those properties that are located within 300 feet of the subject property on October 30, 2014. Refer to Attachment No. 5 for the radius map. RECOMMENDATION It is recommended that the Planning Commission conditionally approve the project and exempt it per CEQA Section 15303, by adopting the attached Resolution No. 1926, which includes the following conditions of approval: 1. The use approved by CUP 14-09 and ADR 14-05 is limited to a mixed-use building which shall be operated and maintained in a manner that is consistent with the proposal and plans submitted and approved for CUP 14-09 and ADR 14-05, and Resolution No. 1926 – CUP 14-09 & ADR 14-05 150 E. Santa Clara Street November 12, 2014 – Page 5 of 6 shall be subject to periodic inspections, after which the provisions of this Conditional Use Permit may be adjusted after due notice to address any adverse impacts to the adjacent streets, rights-of-way, and/or the neighboring businesses and properties. 2. The mixed-use building shall be limited to commercial offices and one residential unit on the second floor. And, an outer front door shall be provided for the front residential entry that secures the alcove and matches the proposed architecture, subject to staff’s review and approval. 3. The applicant shall repair all damaged sections of the sidewalk and curb/gutter on Santa Clara Street along the property frontage. 4. All City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, and parking and site design shall be complied with by the property owner/applicant to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director, or their respective designees. The changes to the existing facility are subject to building permits after having fully detailed plans submitted for plan check review and approval by the aforementioned City officials. 5. Noncompliance with the plans, provisions and conditions of approval for CUP 14-09 and ADR 14-05 shall be grounds for immediate suspension or revocation of any approvals. 6. 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. 7. Approval of CUP 14-09 and ADR 14-05 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. Resolution No. 1926 – CUP 14-09 & ADR 14-05 150 E. Santa Clara Street November 12, 2014 – Page 6 of 6 PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this proposal, the Commission should move to approve Conditional Use Permit No. CUP 14-09 and Architectural Design Review No. ADR 14-05, stating that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 1926 that incorporates the requisite environmental, Conditional Use Permit, and Architectural Design Review findings, and the conditions of approval as presented in this staff report, or as modified by the Commission. Denial If the Planning Commission intends to deny this proposal, the Commission should move to deny Conditional Use Permit Application No. CUP 14-09 and/or Architectural Design Review No. ADR 14-05, 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 has any questions or comments regarding this matter prior to the November 12, 2014 hearing, please contact Associate Planner, Thomas Li at (626) 574-5447, or tli@ArcadiaCA.gov. Approved: Attachment No. 1: Resolution No. 1926 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property and Surrounding Properties Attachment No. 3: Proposed Site Plan and Floor Plans Attachment No. 4: Preliminary Exemption Assessment Attachment No. 5: 300-foot Radius Map Attachment No. 1 Attachment No. 1 Resolution No. 1926 Attachment No. 2 Attachment No. 2 Aerial Photo with Zoning Information and Photos of the Subject Property and Surrounding Properties Overlays Selected parcel highlighted Parcel location within City of ArcadiaD n/a n/a n/a Property Owner(s): Architectural Design Overlay: Downtown Overlay: Special Height Overlay: Parking Overlay: Lot Area (sq ft): Year Built: Main Structure / Unit (sq. ft.): General Plan: DMU Number of Units: DMU Zoning: Property Characteristics 1987 4,669 7,998 1 Bristol American Inc. Site Address: 150 E SANTA CLARA ST 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, or otherwise reliable. Report generated06-Nov-2014 Page 1 of 1 Front elevation of the Subject Property at 150 E. Santa Clara Street Rear elevation of the Subject Property at 150 E. Santa Clara Street Commercial office and warehouse building across the street at 141 E. Santa Clara Street The adjacent easement driveway to the east of the Subject Property View of the neighboring offices at 144 E. Santa Clara Street Attachment No. 3 Attachment No. 3 Site Plan and Floor Plans Attachment No. 5