HomeMy WebLinkAboutItem 3 - 415 California StDATE:February 10, 2015
TO:Honorable Chairman and Planning Commission
FROM:Jim Kasama,Community Development Administrator
By: Tim Schwehr, Associate Planner
SUBJECT:RESOLUTION NO. 1934–APPROVING TENTATIVE TRACT MAP NO.
TTM 73030 ANDMULTIPLE-FAMILY ARCHITECTURAL DESIGN
REVIEW NO. MFADR 14-10WITH A CATEGORICAL EXEMPTION
UNDERTHE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
FOR A 20-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 415
CALIFORNIA STREET
Recommendation: Adopt Resolution No. 1934
SUMMARY
The applicant, New World International Investment, LLC, is requesting approval of a
Multiple-Family Architectural Design ReviewApplicationand aTentative TractMap for a
20-unit residential condominium projectat 415 California Street.The proposed
development and subdivision areconsistent with the City’s General Plan, Zoning Code,
andSubdivision Code.As aninfill development,the proposed development qualifies for
a Categorical Exemption underthe California Environmental Quality Act (CEQA). It is
recommended that the Planning Commission adopt Resolution No. 1934(Attachment
No. 1)to approveTentative Tract MapNo. TTM 73030 and Design Review No. MFADR
14-10with a CEQA exemption, subject to the conditions listed in this staff report.
BACKGROUND
The subject property is a30,643 square-foot site zoned R-3,HighDensity Multiple-
Family Residential. Itis currently developed with 10 residential units consisting ofa one-
story, single-family residence constructed in 1932, and two,two-story multiple-family
buildings constructed in 1978 –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 to demolish the existing structures and construct a20-unit
residentialcondominium developmentwith asubterraneanparkinggarage –see
Attachments 3 & 4 for the Tentative Tract Map & Architectural Plans.The proposed
development consists of five,two-story, four-unit residential buildings. Each unit is a
two-story unit with anexterior entrance accessed from a pedestrian walkway, and a
TTM 73030 & MFADR 14-10
415 California Street
February 10, 2015 –Page 2of 8
subterranean two-car garage with direct access to the interior of theunit. In addition,
there are 10 guest parking spaces within the subterranean garagein compliance with
the zoning requirement of one guest parking space for every two residential units.
ANALYSIS
The R-3 zone has a minimum density of one unit per 2,200 square-feet of land area,
and a maximum density of one unit per 1,450 square feet of land area. This calculates
to a minimum of 13 units and a maximum of 21 units for the subject property.The
proposed 20-unit development is in compliance with the density requirements.
The subject property is a deep,but relatively narrowlot. It is over 400 feetin depth,but
only75 feetin width.The proposed 20-unit development is awell-thought out design for
such asite. Pedestrian walkwaysand multiple courtyards provide goodconnectivity
among the units, from the subterranean parking, and withthe street. The use of a
subterranean parking garage withplacement of the driveway along the west edge of the
property minimizes the visual impact of the vehicular accessway.And, private outdoor
open spacesareincorporated into the design for each unit, as well as landscaped
common open spaceareaswithin the courtyards and alongthe pedestrian walkways.
Minor revisions to the configurations and enclosures of the private open spaces, and to
the front yard landscapingare needed to comply with the Open Space provisions of the
R-3Zoning Code requirements. These revisions are included as condition of approval
no. 1, and include upgrading ofthe front yard landscapingandtrees. With thiscondition,
the project complies with all of the R-3 Zoning Code regulations.
Concurrent with the subdivision application,the Planning Commission is to approve,
conditionally approve, or deny the architectural design of the proposed project. The
architectural style of the development is described as Mediterraneanin appearance–
see Attachment No. 4 (Architectural Plans). The massing, scale, and quality of designof
the proposed buildings and landscaping match or exceed thecharacter of theother
multiple-family developments in the vicinity.
The proposed development will beconsistent with the City’s General Plan, Subdivision
Code, the State Subdivision Map Act, the City’s Zoning Code, andthe 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.
FINDINGS
Tentative Tract Map
The proposal for 20residential condominium units requires that they be subdivided
through the Tentative Tract Map process –see Attachment No. 3 for the Tentative Tract
Map. The proposed subdivision complies with the subdivision regulations of the Arcadia
Municipal Code and the State Subdivision Map Act, and will not violate any
TTM 73030 & MFADR 14-10
415 California Street
February 10, 2015 –Page 3of 8
requirements of a California Regional Water Quality Control Board. The following two
findings are required for approval of a Tentative Tract Map:
A.1.That the proposed subdivision, together with the provisions for its design and
improvement, is consistent with the City’s General Plan.
The proposed project will replace the existing single-familyand multiple-family
residential buildingswith a new, 20-unit, residential development that is consistent
in character with the High Density Multiple-Family Residential designation as
described in the City’s General Plan.
A.2.That the discharge of waste from the proposed subdivision into the community
sewer system will comply with existing requirements prescribed by a California
Regional Water Quality Control Board.
The Arcadia Public Works Services Department confirmed that the proposed
development will be adequately served by the existing sewer infrastructure and
the requirements of the California Regional Water Quality Control Board will be
satisfied.
The proposed subdivision should not be approved if the Planning Commission finds that
any of the findings for denial listed at the end of this staff report are applicable.
Architectural Design Review
The proposed Mediterranean style architecture of thedesign iscompatiblewith 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, parking, landscaping,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
reviewper Section 15332of the CEQA Guidelines. See Attachment No. 5 for the
Preliminary Exemption Assessment.
PUBLIC NOTICE
Thepublic hearing notice for this itemwaspublished in the local newspaper and mailedto
the owners and tenants of those properties that are located within 300 feet of the subject
TTM 73030 & MFADR 14-10
415 California Street
February 10, 2015 –Page 4of 8
property on January 29, 2015.As of February 3,2015, no comments werereceived
regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission approve Tentative TractMap No.
TTM73030,andMultiple-Family Architectural Design Review No. MFADR 14-10,
subject to the following conditions, and find that the project is Categorically Exempt from
the California Environmental Quality Act (CEQA), and adopt Resolution No. 1934:
1.The front yard landscaping, and the private open spaces of each unit shall be
adjusted on the final construction drawings to comply with the R-3 Open Space
provisions of the Arcadia Municipal Code (Section 9255.2.11) to the satisfactionof
the Community Development Administrator,or designee.
2.The project shall be developed and maintained by the applicant/property owner in a
manner that is consistent with the plans submitted and conditionally approved for
TTM 73030andMFADR 14-10,subject to the approval of the Community
Development Administrator or designee.
3.The applicant/property owner shall constructat their expense,and/or enter into a
subdivision improvement agreement with the City, and post security for all the
public improvements shown on the Tentative Tract Map prior to approval of the
Final 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.
d.Prior to approval of the Tract Mapor issuance of a grading permit, 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 Map.
e.The proposed development shall require a Standard Urban Stormwater
Mitigation Plan (SUSMP). The applicant/property owner shall prepare the
SUSMP as prescribed by Los Angeles County Department of Public Works
SUSMP Manual.
4.The project shall comply with the 2013 California Building Code,including Chapter
11-A (residential accessibility) and with the Arcadia Multi-Family Standards. The
applicant/property owner shall prepare and submit a detailed shoring plan
concurrently with Building Plan-Check submittal, subject to the review and approval
of the Building Official, or designee.
TTM 73030 & MFADR 14-10
415 California Street
February 10, 2015 –Page 5of 8
5.The condominium development shall utilize the 8-inchcast iron water main with 80
PSI static pressure that is available on California Streetfor 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 building permits.
6.The proposed projectshall be served by a common domestic water meter and
service capable of supplying sufficient waterto meet all domestic and fire
suppression needs of the total number of units.
7.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.
8.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.
9.The proposed projectshall require a separate water service and meter for common
area landscape irrigation.
10.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.
11.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.
12.The applicant/property owner shall remove the existing parkway trees in front of the
subject property after obtaining a permit from the Public Works Services
Department. The applicant/property owner shall plant two 36-inch box Chinese
Pistache trees in a location to be determined by the Public Works Inspector.
13.The applicant/property owner shall install anautomatic sprinkler system per the City
of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standard for
residential areasand the Commercial Standard for the parking garage areas prior
to obtaining final occupancy.The sprinkler system shall be fully monitored, and
audible/visual devices shall be provided on the first and second floors and within
the basement parking garage.
14.The applicant/property owner shall provide Class 1 standpipe outlets at the top and
bottom ofthe basement garage stairways, prior to obtaining final occupancy.
Standpipes shall be combined with the automatic fire sprinkler system.
TTM 73030 & MFADR 14-10
415 California Street
February 10, 2015 –Page 6of 8
15.The applicant/property owner shall provide illuminated exit signage and emergency
lighting in the basement garage areaprior to obtaining final occupancy.
16.The applicant/property owner shall provide a Knox box with keys for access to
restricted areas, and automatic gatesshallbe provided with a Knox switch prior to
obtaining final occupancy.
17.Minimum2A:10BC type fire extinguishers shall be provided by the
applicant/property owner in the basement level and on the first floor prior to
obtaining final occupancy.
18.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.
19.The applicant/property ownershall 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.
20.Approval of TTM 73030 and MFADR 14-10 shall not take effect unless on or before
30 calendar days after the Planning Commission adoption of the Resolution, the
applicantand property owner haveexecuted 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 motionto approve Tentative Tract Map No. TTM 73030 and Multiple-Family
Architectural Design Review No. MFADR 14-10,state that the proposalsatisfies the
TTM 73030 & MFADR 14-10
415 California Street
February 10, 2015 –Page 7of 8
requisite findings,and adopt the attached Resolution No. 1934that incorporates the
conditions of approval set forth above, or as may be modified by the Commission.
Denial
If the Planning Commission intendsto deny this project, the Commission should state
the specific findingsthat the proposaldoes not satisfybased on the evidence presented
with specific reasons for denial, and approve a motionto deny Tentative Tract Map No.
TTM 73030 and/orMultiple-Family Architectural Design Review No. MFADR 14-10,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 plansand/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 notphysically suitable for the density of development.
D.5.That the design of the subdivision or the proposed improvements is likely to cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat.
D.6.Thatthe 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.
TTM 73030 & MFADR 14-10
415 California Street
February 10, 2015 –Page 8of 8
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the February 10, 2015,public hearing, please contact
AssociatePlanner, Tim Schwehrat(626) 574-5422,ortschwehr@ArcadiaCA.gov.
Approved:
Attachment No. 1:Resolution No. 1934
Attachment No. 2:Aerial Photo with Zoning Information and Photos of the Subject
Property &Surrounding Properties
Attachment No. 3: Tentative Tract Map. No. TTM 73030
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 No. 1934
4
RESOLUTION NO. 1934
Conditions of Approval
1. The front yard landscaping, and the private open spaces of each unit shall be
adjusted on the final construction drawings to comply with the R-3 Open Space
provisions of the Arcadia Municipal Code (Section 9255.2.11) to the satisfaction of
the Community Development Administrator, or designee.
2. The project shall be developed and maintained by the applicant/property owner in a
manner that is consistent with the plans submitted and conditionally approved for
TTM 73030 and MFADR 14-10, subject to the approval of the Community
Development Administrator or designee.
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
public improvements shown on the Tentative Tract Map prior to approval of the final
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.
d. Prior to approval of the Tract Map or issuance of a grading permit, 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 Map.
e. The proposed development shall require a Standard Urban Stormwater
Mitigation Plan (SUSMP). The applicant/property owner shall prepare the
SUSMP as prescribed by Los Angeles County Department of Public Works
SUSMP Manual.
4. The project shall comply with the 2013 California Building Code including Chapter
11-A (residential accessibility) and with the Arcadia Multi-Family Standards. The
applicant/property owner shall prepare and submit a detailed shoring plan
concurrently with Building Plan-check submittal, subject to the review and approval
of the Building Official.
5.The condominium development shall utilize the 8” cast iron water main with 80 PSI
static pressure that is available on California Street 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
5
service size required. The calculations shall be submitted to the Public Works
Services Department prior to issuance of any building permits.
6. 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.
7. 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.
8. 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.
9. The proposed project shall require a separate water service and meter for common
area landscape irrigation.
10. 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.
11. 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.
12. The applicant/property owner shall remove the existing parkway trees in front of the
subject property after obtaining a permit from the Public Works Services
Department. The applicant/property owner shall plant two 36-inch box Chinese
Pistache trees in a location to be determined by the Public Works Inspector.
13. The applicant/property owner shall install an automatic sprinkler system per the City
of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standard for
residential areas and the Commercial Standard for the parking garage areas prior
to obtaining final occupancy. The sprinkler system shall be fully monitored, and
audible/visual devices shall be provided on the first and second floors and within
the basement parking garage.
14. The applicant/property owner shall provide Class 1 standpipe outlets at the top and
bottom of the basement garage stairways, prior to obtaining final occupancy.
Standpipes shall be combined with the automatic fire sprinkler system.
15. The applicant/property owner shall provide Illuminated exit signage and emergency
lighting in the basement garage area prior to obtaining final occupancy.
16. The applicant/property owner shall provide a knox box with keys for access to
restricted areas, and automatic gates shall be provided with a knox switch prior to
obtaining final occupancy.
6
17. Minimum 2A:10BC type fire extinguishers shall be provided by the
applicant/property owner in the basement level and on the first floor prior to
obtaining final occupancy.
18. 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.
19. The applicant/property owner shall defend, indemnify, and hold harmless the City of
Arcadia and its officials, officers, employees, and agents from and against any
claim, action, or proceeding against the City of Arcadia, its officials, officers,
employees or agents to attack, set aside, void, or annul any approval or conditional
approval of the City of Arcadia concerning this project and/or land use decision,
including but not limited to any approval or conditional approval of the City Council,
Planning Commission, or City Staff, which action is brought within the time period
provided for in Government Code Section 66499.37 or other provision of law
applicable to this project or decision. The City shall promptly notify the applicant of
any claim, action, or proceeding concerning the project and/or land use decision
and the City shall cooperate fully in the defense of the matter. The City reserves
the right, at its own option, to choose its own attorney to represent the City, its
officials, officers, employees, and agents in the defense of the matter.
20. Approval of TTM 73030 and MFADR 14-10 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.
- - -
Attachment No. 2
Attachment No.2
Aerial & Photos
Attachment No. 3
Attachment No.3 Tentative Tract Map No. TTM 73030
Attachment No. 4
Attachment No.4 Proposed Architectural Plans
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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: TTM 73030 & MFADR 14-10
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):
415 California Street
(Cross streets – Eldorado St. and Genoa St.)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name New World Int’l Investments LLC
(2) Address 23341 Golden Spring Dr., Suite 200
Diamond Bar, CA 91765
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: January 10, 2015 Staff: Tim Schwehr, Associate Planner
Attachment No. 6
Attachment No.6
300-foot Radius Map