HomeMy WebLinkAboutItem 4 - TPM 14-12DATE: January 13, 2015
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Tim Schwehr, Associate Planner
SUBJECT: RESOLUTION NO. 1931 – APPROVING TENTATIVE PARCEL MAP NO.
TPM 14-12 (72947); MODIFICATION NO. MP 14-20; AND MULTIPLE-
FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 13-33 WITH
A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR A TWO-UNIT
RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 507 S. THIRD
AVENUE
Recommendation: Adopt Resolution No. 1931
SUMMARY
The applicant, Mr. Armando Olguin, is requesting approval of a Multiple-Family
Architectural Design Review Application; a Modification Application; and a Tentative
Parcel Map for a two-unit residential condominium project at 507 S. Third Avenue. The
proposed development and subdivision are consistent with the City’s General Plan and
Subdivision Code. However, the proposal includes a request for a Zoning Modification
to allow a zero (0) landscape buffer between the driveway and the building in lieu of the
24” landscape buffer requirement. As an infill development, the proposed development
qualifies for a Categorical Exemption from the California Environmental Quality Act
(CEQA). It is recommended that the Planning Commission adopt Resolution No. 1931
(Attachment No. 1) to approve Tentative Parcel Map No. TPM 14-12 (72947);
Modification No. MP 14-20; and design review no. MFADR 13-33 with a CEQA
exemption, subject to the conditions listed in this staff report.
BACKGROUND
The subject property is a 7,200 square-foot site zoned R-2, Medium Density Multiple-
Family Residential. It is currently developed with a 1,291 square-foot, one-story, single-
family residence – 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 proposing a two-unit, residential condominium development with at-
grade parking – see Attachments 3 & 4 for the Tentative Parcel Map & Architectural
TPM 14-12, MP 14-20 & MFADR 13-33
507 S. Third Avenue
January 13, 2015 – Page 2 of 7
Plans. The site is zoned R-2, Medium Density Multiple Family Residential, with a total
land area of 7,200 square feet. The R-2 zone has a maximum density of one unit per
3,750 square feet, which allows a maximum of two (2) units on the subject site. The
proposed development includes a request for a Zoning Modification to forego a 24” wide
landscape buffer required by the Zoning Code between the driveway and the building.
The rationale for this request is that the small 7,200 square-foot lot size and narrow 50-
foot lot width provide for a very narrow buildable area. The proposed development is
consistent with all other multiple-family development regulations.
ANALYSIS
The proposed development will consist of two, two-story residential units; a 2,344
square-foot front unit, and a 2,041 square-foot rear unit. Each unit will have a private,
attached two-car garage, and there will be one on-site guest parking space. New
landscaping is proposed throughout the property, including a 36” landscape buffer
between the driveway and the south side property line; new landscaping in the front
yard, rear yard, and north side yard areas; and new landscaping and trees in the public
parkway in front of the subject property.
Due to the narrow 50-foot width and small lot size, the applicant is requesting a
Modification to forego the requirement of a 24” wide landscape buffer between the
driveway and the residential building. The intent of this requirement is to have a
landscaped area to soften the appearance of a driveway adjacent to the residences. In
this case, the narrow 50-foot lot width allows only a 27-foot wide building after applying
the 10’ side yard setbacks, 10’ driveway, and 36” landscape buffer between the
driveway and the side property line. Given the resulting small size of the proposed
development, the 36” wide landscaped buffer between the driveway and the south side
property line, and the landscaping in the front yard area, the appearance of the new
development will be effectively softened without the 24” planter area between the
building and the driveway. For these reasons, the requested Zoning Modification will
secure an appropriate improvement of the lot. The proposed development is consistent
with the City’s General Plan and Subdivision Code, the State Subdivision Map Act, and
with the exception of the one Modification is consistent with the City’s Zoning Code.
Concurrent with the subdivision and modification applications, the Planning Commission
is to approve, conditionally approve, or deny the architectural design of the proposed
project. The architectural style of the development is described as Spanish in
appearance – see Attachment No. 4 (Architectural Plans). The massing and scale of the
proposed buildings and landscaping are in character with other multiple-family
developments in the vicinity, and the proposed design is consistent with the City’s
Multiple-Family Residential Design Guidelines.
The proposed plans have been reviewed by the various City Departments, and all City
requirements shall be complied with to the satisfaction of the Building Official, City
Engineer, Community Development Administrator, Fire Marshal, and Public Works
Services Director, or their respective designees.
TPM 14-12, MP 14-20 & MFADR 13-33
507 S. Third Avenue
January 13, 2015 – Page 3 of 7
FINDINGS
Tentative Parcel Map
The proposal for two residential condominium units requires that they be subdivided
through the Tentative Parcel Map process – see Attachment No. 3 for the Tentative
Parcel Map. The proposed subdivision complies with the subdivision regulations of the
Arcadia Municipal Code and the State Subdivision Map Act, and will not violate any
requirements of a California Regional Water Quality Control Board. The following two
findings are required for approval of a Tentative Parcel Map:
A.1. That the proposed subdivision, together with the provisions for its design and
improvement, is consistent with the City’s General Plan.
The proposed project will replace the existing single-family residential building
with a new, two-unit, residential development that is consistent in character with
the Medium Density Multiple-Family Residential designation as described in the
City’s General Plan.
A.2. That the discharge of waste from the proposed subdivision into the community
sewer system will comply with existing requirements prescribed by a California
Regional Water Quality Control Board.
The Arcadia Public Works Services Department confirmed that the proposed
development will be adequately served by the existing sewer infrastructure and
the requirements of the California Regional Water Quality Control Board will be
satisfied.
The proposed subdivision should not be approved if the Planning Commission finds that
any of the findings for denial listed at the end of this staff report are applicable.
Modification
Section 9292.1.4 of the Arcadia Municipal Code states that the purpose of the
Modification procedures is for the following:
1. Secure an appropriate improvement of a lot;
2. Prevent an unreasonable hardship; or
3. Promote uniformity of development.
The requested Modification to allow a zero (0) landscape buffer between the driveway
and the building in lieu of the 24” landscape buffer requirement will secure an
appropriate improvement of the subject lot. The landscaping proposed in the front, rear,
and side yard areas are adequate to effectively soften the appearance of the small
development being proposed without needing a landscape planter between the building
and the driveway.
TPM 14-12, MP 14-20 & MFADR 13-33
507 S. Third Avenue
January 13, 2015 – Page 4 of 7
Architectural Design Review
The proposed Spanish style architecture of the design is compatible with other
developments in the area and is consistent with the City’s Multiple-Family Residential
Design Guidelines.
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.
ENVIRONMENTAL ANALYSIS
Pursuant to the provisions of the California Environmental Quality Act (CEQA) the
Development Services Department has determined that the proposed project qualifies
as infill development, and is therefore categorically exempt from further environmental
review per Section 15332 of the CEQA Guidelines. See Attachment No. 5 for the
Preliminary Exemption Assessment.
PUBLIC NOTICE
The public hearing notice for this item was mailed to the owners and tenants of those
properties that are located within 300 feet of the subject property on December 29, 2014,
and published in the local newspaper on January 1, 2015. See Attachment No. 6 for the
300-foot radius map. As of January 7, 2015, no comments were received regarding this
project.
RECOMMENDATION
It is recommended that the Planning Commission approve Tentative Parcel Map No.
TPM 14-12 (72947); Modification No. MP 14-20; and Multiple-Family Architectural
Design Review No. MFADR 13-33, subject to the following conditions, and find that the
project is Categorically Exempt from the California Environmental Quality Act (CEQA),
and adopt Resolution No. 1931:
1. The project shall be developed and maintained by the applicant/property owner in a
manner that is consistent with the plans submitted and conditionally approved for
TPM 14-12 (72947); MP 14-20; and MFADR 13-33, subject to the approval of the
Community Development Administrator or designee.
2. The applicant/property owner shall pay the following fees prior to approval of the
final Parcel Map: A Map Fee of $100.00 and a Final Approval Fee of $25.00 for a
total of $125.00.
3. The applicant/property owner shall construct at their expense, and/or enter into a
subdivision improvement agreement with the City, and post security for all the
TPM 14-12, MP 14-20 & MFADR 13-33
507 S. Third Avenue
January 13, 2015 – Page 5 of 7
public improvements shown on the Tentative Parcel Map prior to approval of the
final Parcel Map, including the following items:
a. Construction of a new driveway approach per City of Arcadia Standard Plans.
b. Remove and replace the curb, gutter, and sidewalk along the entire frontage of
the site.
c. Install new street trees per the City of Arcadia Street Tree Master Plan in the
parkway along Third Avenue.
d. Prior to approval of the Parcel Map, the applicant/property owner shall submit
to the City Engineer for approval a separate demolition and erosion control plan
prepared by a registered civil engineer, which will be subject to the approval of
the City Engineer or designee. All existing structures shall be demolished prior
to approval of the final Parcel Map.
e. The applicant/property owner shall submit to the City Engineer a Grading Plan
prepared by a registered civil engineer, which is subject to the approval of the
City Engineer or designee prior to issuance of a building permit.
4. The proposed development will require a Standard Urban Stormwater Mitigation
Plan (SUSMP) if there will be the creation, addition, or replacement of 5,000 square
feet or more of impermeable surface area. The 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.
5. The applicant/property owner shall install an automatic fire sprinkler system per the
City of Arcadia Fire Department Single and Multiple-Family Dwelling Sprinkler
Standard prior to building occupancy.
6. The applicant/property owner shall comply with all City requirements regarding
building safety, fire prevention, detection, suppression, emergency access, public
right-of-way improvements, parking, water supply and water facilities, sewer
facilities, trash reduction and recycling requirements, and National Pollutant
Discharge Elimination System (NPDES) measures to the satisfaction of the Building
Official, Fire Marshal, Public Works Services Director and Development Services
Director. Compliance with these requirements is to be determined by having fully
detailed construction plans submitted for plan check review and approval by the
foregoing City officials and employees.
7. The applicant/property owner shall defend, indemnify, and hold harmless the City of
Arcadia and its officials, officers, employees, and agents from and against any
claim, action, or proceeding against the City of Arcadia, its officials, officers,
employees or agents to attack, set aside, void, or annul any approval or conditional
approval of the City of Arcadia concerning this project and/or land use decision,
including but not limited to any approval or conditional approval of the City Council,
Planning Commission, or City Staff, which action is brought within the time period
TPM 14-12, MP 14-20 & MFADR 13-33
507 S. Third Avenue
January 13, 2015 – Page 6 of 7
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.
8. Approval of TPM 14-12 (72947); MP 14-20; and MFADR 13-33 shall not take effect
unless on or before 30 calendar days after the Planning Commission adoption of
the Resolution, the applicant and property owner 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.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this project, the Commission should
approve a motion to approve Tentative Parcel Map No. TPM 14-12 (72947),
Modification No. MP 14-20, and Multiple-Family Architectural Design Review No.
MFADR 13-33, state that the proposal satisfies the requisite findings, and adopt the
attached Resolution No. 1931 that incorporates the conditions of approval set forth
above, or as may be modified by the Commission.
Denial
If the Planning Commission intends to deny this project, the Commission should state
the specific findings that the proposal does not satisfy based on the evidence presented
with specific reasons for denial, and approve a motion to deny Tentative Parcel Map No.
TPM 14-12 (72947), Modification No. MP 14-20, and/or Multiple-Family Architectural
Design Review No. MFADR 13-33, and direct staff to prepare a resolution for adoption
at the next meeting that incorporates the Commission’s decision and specific findings.
The Planning Commission may wish to consider the following findings, which must be
expanded upon with specific reasons for denial:
D.1. That the proposed map is not consistent with the applicable general and specific
plans as specified in Section 66451 of the Subdivision Map Act.
D.2. That the design or improvement of the proposed subdivision is not consistent with
applicable general and specific plans and/or the City’s Multiple-Family Residential
Design Guidelines.
D.3. That the site is not physically suitable for the type of development.
D.4. That the site is not physically suitable for the density of development.
TPM 14-12, MP 14-20 & MFADR 13-33
507 S. Third Avenue
January 13, 2015 – Page 7 of 7
D.5. That the design of the subdivision or the proposed improvements is likely to cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat.
D.6. That the design of the subdivision or the type of improvements is likely to cause
serious public health problems.
D.7. That the requested subdivision injuriously affects the neighborhood wherein said
lot is located.
D.8. That the design of the subdivision or the type of improvements will conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision. In this connection, the legislative body may
approve a map if it finds that alternate easements for access or for use, will be
provided and that these will be substantially equivalent to ones previously
acquired by the public. This finding shall apply only to easements of record or to
easements established by judgment of a court of competent jurisdiction and no
authority is hereby granted to a legislative body to determine that the public at
large has acquired easements for access through or use of property within the
proposed subdivision.
D.9. That the proposed waste discharge would result in or add to violation of
requirements of a California Regional Water Quality Control Board.
D.10 That requested Modification would not secure an appropriate improvement of a
lot; would not prevent an unreasonable hardship; and would not promote
uniformity of development.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the January 13, 2015, public hearing, please contact
Associate Planner, Tim Schwehr by calling (626) 574-5422, or by email to
tschwehr@ArcadiaCA.gov.
Approved:
Attachment No. 1: Resolution No. 1931
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Surrounding Properties
Attachment No. 3: Tentative Parcel Map No. TPM 14-12 (72947)
Attachment No. 4: Proposed Architectural Plans
Attachment No. 5: Preliminary Exemption Assessment
Attachment No. 6: 300-foot Radius Map
Attachment No. 1
Attachment No.1
Resolution 1931
Attachment No. 2
Attachment No.2
Aerial Photo with Zoning Information &
Photos of Subject Property & Surroundings
Overlays
Selected parcel highlighted
Parcel location within City of Arcadian/a
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:
R-2
Number of Units:
MDR
Zoning:
Property Characteristics
1939
1,291
7,200
1
YEN,YING CHENG AND GRACE H
Site Address:
507 S 3RD AVE
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-Jan-2015
Page 1 of 1
SUBJECT PROPERTY
ADJACENT PROPERTY TO THE SOUTH – SINGLE-FAMILY RESIDENCE
ADJACENT PROPERTY TO THE NORTH –MULTIPLE-FAMILY RESIDENTIAL
PROPERTY TO THE EAST – MULTIPLE-FAMILY RESIDENTIAL
Attachment No. 3
Attachment No.3
Tentative Parcel Map
Attachment No. 4
Attachment No.4
Architectural Plans
Attachment No. 5
Attachment No.5
Preliminary Exemption Assessment
FORM “A” – Preliminary Exemption Assessment
CITY OF ARCADIA
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project: TPM 14-12, MP 14-20, & MFADR 13-33
2. Project Location – Identify street
address and cross streets or attach
a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
507 S. Third Avenue
(Cross streets – Eldorado St. and Genoa St.)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Armando Olguin
(2) Address 1168 San Gabriel Blvd. Suite P
Rosemead, CA 91770
4. Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental assessment
because:
a. The proposed action does not constitute a project under CEQA.
b. The project is a Ministerial Project.
c. The project is an Emergency Project.
d. The project constitutes a feasibility or planning study.
e. The project is categorically exempt.
Applicable Exemption Class: 15332 - Class 32 (Infill Development).
f. The project is statutorily exempt.
Applicable Exemption:
g. The project is otherwise exempt
on the following basis:
h. The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: December 18, 2014 Staff: Tim Schwehr, Associate Planner
Attachment No. 6
Attachment No.6
300-foot Radius Map