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HomeMy WebLinkAboutItem 2 - TPM 15-02DATE:July 28, 2015 TO:Honorable Chairman and Planning Commission FROM:Jim Kasama,Community Development Administrator By: Tim Schwehr, Associate Planner SUBJECT:RESOLUTION NO. 1944–APPROVING TENTATIVE PARCEL MAP NO. TPM 15-02 (73464)WITH A CATEGORICAL EXEMPTION UNDERTHE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A TWO- LOT SUBDIVISION OF AN EXISTING 19,919SQUARE-FOOT PROPERTY ZONED R-1-7,500 AT 1510 S. FOURTH AVENUE Recommendation: Adopt Resolution No. 1944 SUMMARY The applicant,EGL Associates Inc.,is requesting approval of a two-lot subdivision of an existing 19,919 square-foot property,zoned R-1-7,500 at 1510 S. Fourth Avenue. The proposed subdivision is consistent with the City’s General PlanandSubdivision Code. As a minor land division,the proposed subdivisionqualifies fora Categorical Exemption underthe California Environmental Quality Act (CEQA).It is recommended that the Planning Commission adopt Resolution No. 1944(Attachment No. 1)to approve Tentative Parcel Map No. TPM 15-02 (73464) with a CEQA exemption, subject to the conditions listed in this staff report. BACKGROUND The subject site has a lot size of 19,919square-feetand is zoned R-1-7,500, a single- family zone with a minimum lot size requirement of 7,500 square feet. The lot is currently improvedwith a one-story, 1,345 square-foot, single-family residence constructed in 1938. Refer to Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the Subject Property and Sur- rounding Properties.1510 S. Fourth Avenue TPM 15-02 (73464) 1510 S. Fourth Avenue July 28, 2015 Page 2of 7 An evaluation of the existing buildings wasperformed by an Architectural Historian in accordance with the City’s Certificateof Demolition proceduresfor structures 50 years or older. The evaluation found that based on the architecture, the existing structures are not historically significant. A Certificate of Demolition (Attachment 6) was approvedon April 9, 2015,for the subject property. PROPOSAL The applicant is proposing to subdivide the existing property into two lots of 10,378 square-feet (Lot 1) and 9,466 square-feet(Lot 2)–see Attachment3for the Tentative Parcel Map. The proposaldoes not include designsof the new residences for the proposed two lots. ANALYSIS The Arcadia Subdivision Code requires any new lot zoned R-1-7,500 to be a minimum of 7,500 square-feet in area.A corner lot (Lot 1) is required to be a minimum of 85 feet wide by 100 feet deep. An interior lot (Lot 2) is required to be a minimum of 75 feet in widthanda minimum of 100 feet in depth.Lot 1 of the proposed subdivision will be 10,378 square- feet in area;100 feet in widthby 103.78 feet deep. Lot 2 will be 9,466 square-feet in area;94.66 feetin width,and 100 feet in depth. Both lots meet the minimum area and dimension requirements for the R-1-7,500 zone. The areas and dimensions of the proposed two lots are consistent with the other lots on Fourth Avenue and Pamela Road.As shown on the Los Angeles County Assessor’s Map, the otherlots on Pamela Road are approximately 8,700to 11,000 square-feet in areawith similarwidthsand depths. The two nearestlots to the south on Fourth Avenue are 9,724 and 10,315 square-feet in area,with dimensions of 70 feet by 138.92 feet,and 74.25 feet by 138.92 feet,respectively. When this Tentative Parcel Map application was initially submitted on March 24, 2015, Single-Family Residential Architectural Design Review Applications were alsosubmitted for a new, two-story residence on each of the new lots. After receiving comments from staff and the neighbors,the owner, JX United Investment,LLC, has chosen to proceed with only the Tentative Parcel Map at this time. For the proposed subdivision, the Planning Commission istotakeaction only as to whether, or notthe subdivision meets the two required findings as outlined in the TPM 15-02 (73464) 1510 S. Fourth Avenue July 28, 2015 Page 3of 7 followingFindingssection,andwhether, or not the subdivisionqualifies for an exemptionunder the California Environmental Quality Act. The proposed subdivisionisconsistent with the City’s General Plan,Subdivision Code, andthe State Subdivision Map Act, andhasbeen reviewed by the various City Departments. AllCity requirements shall be complied with tothe satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director,or their respective designees. FINDINGS The proposal for atwo-lot subdivision requires approvalthrough the Tentative Parcel Mapprocess –see Attachment No. 3for the Tentative ParcelMap. 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 ParcelMap: 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 subdivision is consistent with the density level (4-to-6 dwelling units/acre)of the Low Density Residential Land Use Designation of the site as specified in the City’s General Plan. The proposed subdivision is also consistent with the City’s Subdivision Code, and the State Subdivision Map Act. A.2.That the discharge of waste fromthe proposed subdivision into the community sewer system will comply with existing requirements prescribed by theCalifornia Regional Water Quality Control Board. The Arcadia Public Works Services Department confirmed that the proposed two lotswill 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. ENVIRONMENTAL ASSESSMENT Pursuant to the provisions of the California Environmental Quality Act (CEQA) the Development Services Department has determined that the proposed project qualifies as aMinor Land Division of four or fewer lots in an urbanized area zoned for residential use that conforms with the General Plan and Zoning, and where all local services are available. The proposed subdivision meets the criteria for a Categorical Exemptionper Section 15315of the CEQA Guidelines. See Attachment No. 4for thePreliminary Exemption Assessment. TPM 15-02 (73464) 1510 S. Fourth Avenue July 28, 2015 Page 4of 7 PUBLIC NOTICE Thepublic hearing notice for this item wasmailedto the owners and tenants of those properties that are located within 300 feet of the subject property on July 2,2015, and published in the Arcadia Weeklyon July 6, 2015.Public comments were submittedby four of the surrounding property ownersin April and May of 2015 in responseto the design review applicationsthat were initially submitted in conjunction with the Tentative Parcel Map application. The design review applications have been withdrawn. Refer to Attachment No. 5for a copy of the public comment letters. The letters are inopposition to the potential construction of two,large, two- story homes on the new lots. As of July 22,2015,no other comments were received regarding this project. RECOMMENDATION It is recommended that the Planning Commission approve Tentative Parcel Map No. TPM 15-02 (73464), subject to the following conditions, and find that the project is Categorically Exempt from the California Environmental Quality Act (CEQA), and adopt Resolution No. 1944: 1.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 ParcelMap prior to approval of the final Parcel Map, including the following items, to the satisfaction of the City Engineer, or designee: a.Remove and replace the curb and gutter from property line to property line along Fourth Avenue and Pamela Road per City of Arcadia Standards. b.Constructnew driveway approaches per City of Arcadia Standards. c.Remove and replace the existing sidewalkfrom property line to property line along Fourth Avenue, and construct a new sidewalk from property line to property line along Pamela Road. d.Construct a new ADA Curb Ramp at the southeast corner of Fourth Avenue and Pamela Road. TPM 15-02 (73464) 1510 S. Fourth Avenue July 28, 2015 Page 5of 7 e.Install new street treesto be shown on the Grading Plan located in the parkway along Pamela Road and Fourth Avenueper the City of Arcadia Street Tree Master Plan. f.Prior to approval of the final Parcel 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, and allexisting structures shall be demolished prior to approval of the final ParcelMap. g.The applicant/property owner shall pay a $100 Map Fee, and a $25 Final Approval Fee to Engineering Services prior to approval of the final Parcel Map. h.The proposed development is subject toa Standard Urban Stormwater Mitigation Plan (SUSMP). The applicant/property owner shall prepare the SUSMP as prescribed by the Los Angeles County Department of Public Works SUSMP Manual. 2.Newwater service installation(s)shall be bythe applicant/property owner. The installation(s)shall be according to the specifications of the Public Works Services Department, Engineering Division. Abandonment of existing water service(s), if necessary, shall be by the applicant/property owner, in accordance withthe Public Works Services Department, Engineering Division specifications. An approved Water Meter Clearance Application, filed with the Public Works Services Department, shall be provided prior to permit issuancefor any new residences on the new lots. 3.The applicant/property owner shall submit atree preservation planforthe site, subject to the review and approval of the Community Development Administrator, or designee, prior to issuance of a demolition permit for any structure on the subject property. 4.The applicant/property owner shall install separate sewer servicesfor each new lot. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover, an approved backwater valve is required. 5.Because subsequent development on the two lots will result in an area of land disturbance greater than 10,000 square feet in area, the development of each of the new lotsshall be subject to the Low Impact Development (LID) requirements for single-family residentialprojects. The applicant/property shall integrate the Low Impact Development strategies into the site designs, including,but not limited to infiltration trenches, bio-retention planter boxes, roof drains connected to landscaped areas, and pervious concrete/pavers, subject to the review and approval of the Public Works Services Director, or designee. 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 TPM 15-02 (73464) 1510 S. Fourth Avenue July 28, 2015 Page 6of 7 facilities, trashreduction 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, or their respective designees. Compliance with these requirements is to be determined by review and approval of the final Parcel Map andthe review and approval of fully detailed construction plans submitted for plan check review for subsequent developments on the new lotsby the foregoing City officials and employees. 7.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 ofArcadia, 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. 8.Approval of TPM 15-02 (73464)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 subdivision, the Commission should approve a motionto approve Tentative Parcel MapNo. TPM 15-02 (73464),state that the proposalsatisfies the requisite findings,including an exemption under CEQA,and adopt the attached Resolution No. 1944that incorporates thefindings andconditions of approval set forth above, or as may be modified by the Commission. Denial If the Planning Commission intendsto deny this subdivision, 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 Parcel Map No. TPM 15-02 (73464),and direct staff toprepare a resolution for adoption at the next meeting that incorporates the Commission’s decision and specific findings. TPM 15-02 (73464) 1510 S. Fourth Avenue July 28, 2015 Page 7of 7 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 proposed subdivision is not consistent with applicable general and specific plans. D.3.That the site is not physically suitable for the type of development. D.4.That the site is not physically suitable for the density of development. D.5.That the proposed subdivision is not consistent with the City’s Subdivision Code. D.6.That the design of the subdivision is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. D.7.That the design of the subdivision is likely to cause serious public health problems. D.8.That the requested subdivision injuriously affects the neighborhood wherein said lot is located. D.9.That the proposed waste discharge would result in or add to violation of requirements of a California Regional Water Quality Control Board. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the July 28, 2015,public hearing, please contact Associate Planner, Tim Schwehrat(626) 574-5422,orTSchwehr@ArcadiaCA.gov. Approved: Attachment No. 1:Resolution No. 1944 Attachment No. 2:Aerial Photo with Zoning Information and Photos of the Subject Property &Surrounding Properties Attachment No. 3: Tentative Parcel MapNo. TPM 15-02 (73464) Attachment No. 4:Preliminary Exemption Assessment Attachment No. 5Public Comment Letters Attachment No. 6Certificate of Demolition Attachment No. 1 Attachment No.1 Resolution No. 1944 4 1944 RESOLUTION NO. 1944 Conditions of Approval 1. 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 Parcel Map prior to approval of the final Parcel Map, including the following items, to the satisfaction of the City Engineer, or designee: a. Remove and replace the curb and gutter from property line to property line along Fourth Avenue and Pamela Road per City of Arcadia Standards. b. Construct new driveway approaches per City of Arcadia Standards. c. Remove and replace the existing sidewalk from property line to property line along Fourth Avenue, and construct a new sidewalk from property line to property line along Pamela Road. d. Construct a new ADA Curb Ramp at the southeast corner of Fourth Avenue and Pamela Road. e. Install new street trees to be shown on the Grading Plan located in the parkway along Pamela Road and Fourth Avenue per the City of Arcadia Street Tree Master Plan. f. Prior to approval of the final Parcel 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, and all existing structures shall be demolished prior to approval of the final Parcel Map. g. The applicant/property owner shall pay a $100 Map Fee, and a $25 Final Approval Fee to Engineering Services prior to approval of the final Parcel Map. h. The proposed development is subject to a Standard Urban Stormwater Mitigation Plan (SUSMP). The applicant/property owner shall prepare the SUSMP as prescribed by the Los Angeles County Department of Public Works SUSMP Manual. 2. New water service installation(s) shall be by the applicant/property owner. The installation(s) shall be according to the specifications of the Public Works Services Department, Engineering Division. Abandonment of existing water service(s), if necessary, shall be by the applicant/property owner, in accordance with the Public Works Services Department, Engineering Division specifications. An approved Water Meter Clearance Application, filed with the Public Works Services Department, shall be provided prior to permit issuance for any new residences on the new lots. 3. The applicant/property owner shall submit a tree preservation plan for the site, subject to the review and approval of the Community Development Administrator, or 5 1944 designee, prior to issuance of a demolition permit for any structure on the subject property. 4. The applicant/property owner shall install separate sewer services for each new lot. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover, an approved backwater valve is required. 5. Because subsequent development on the two lots will result in an area of land disturbance greater than 10,000 square feet in area, the development of each of the new lots shall be subject to the Low Impact Development (LID) requirements for single-family residential projects. The applicant/property shall integrate the Low Impact Development strategies into the site designs, including, but not limited to infiltration trenches, bio-retention planter boxes, roof drains connected to landscaped areas, and pervious concrete/pavers, subject to the review and approval of the Public Works Services Director, or designee. 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, or their respective designees. Compliance with these requirements is to be determined by review and approval of the final Parcel Map and the review and approval of fully detailed construction plans submitted for plan check review for subsequent developments on the new lots 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 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 15-02 (73464) 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 Aerial Photo with Zoning Information & Photos of Subject Property and Surrounding Properties Attachment No. 2 SUBJECT PROPERTY – FOURTH AVENUE FRONTAGE SUBJECT PROPERTY – PAMELA ROAD FRONTAGE SUBJECT PROPERTY – AS VIEWED FROM INTERSECTION OF FOURTH AVE & PAMELA RD IMMEDIATELY SOUTH OF SUBJECT PROPERTY ON FOURTH AVENUE WEST OF SUBJECT PROPERTY ACROSS FOURTH AVENUE ADJACENT PROPERTY TO THE EAST – 420 PAMELA ROAD NORTH OF SUBJECT PROPERTY – 403 PAMELA RD NORTH OF SUBJECT PROPERTY – 409 PAMELA ROAD 415 & 421 PAMELA ROAD 424 PAMELA ROAD Attachment No.3 Tentative Parcel Map No. TPM 15-02 Attachment No. 3       N 45846 O N G EExp. HA RE AT S T ERE GN 12/31/16F O R N I A L I F CA CIVIL O H S R P R E ETS K I D  A E LI G - NG I N JAL I N N IO S E F O S JX UNITED INVESTMENT LLC 117 COUNTRY CLUB DR., SAN GABRIEL, CA 91775 PH: 323-788-0047 NEW 2 SINGLE FAMILY HOUSES 1510 S. 4TH AVE ARCADIA, CA 91006 Not To ScaleVICINITY MAP  TG: 537-E-7 Attachment No. 4 Attachment No.4 Preliminary Exemption Assessment CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT 1.Name or description of project:TPM 15-02 2.Project Location –Identify street address andcross streets or attach a map showing project site (preferably a USGS 15’ or 7 1/2’ topographical map identified by quadrangle name): 1510 S. Fourth Avenue (Cross streets–Pamela Rdand Camino Real Ave) 3.Entity or person undertaking project: A. B.Other (Private) (1)NameEGL Associates (2)Address11819 Goldring Rd. Ste A Arcadia, CA 91006 4.StaffDetermination: 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 ExemptionClass:15315-Class 15(Minor land division). 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:June 10, 2015Staff:Tim Schwehr, Associate Planner FORM “A”–Preliminary Exemption Assessment Attachment No.5 Public Comment Letters Attachment No. 5 Attachment No.6 Certificate of Demolition Attachment No. 6