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HomeMy WebLinkAboutItem 2 - TPM 15-01_129 El Dorado StreetDATE: October 13, 2015 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Thomas Li, Associate Planner SUBJECT: RESOLUTION NO. 1948 – APPROVING TENTATIVE PARCEL MAP NO. TPM 15-01, MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 13-26, AND OAK TREE ENCROACHMENT PERMIT NO. TRE 14-03 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A THREE- UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 129 EL DORADO STREET. Recommendation: Adopt Resolution No. 1948 SUMMARY The applicant and property owner, Ms. Theresa Wu, is requesting approval of a Multiple-Family Architectural Design Review, Tentative Parcel Map, and an Oak Tree Encroachment Permit for a three-unit residential condominium project at 129 El Dorado Street. The proposed development and subdivision are consistent with the City’s General Plan, Subdivision Code, and Zoning Code. As new construction of not more than six dwelling units, the proposed development qualifies for a Categorical Exemption under the California Environmental Quality Act (CEQA). It is recommended that the Planning Commission adopt Resolution No. 1948 (Attachment No. 1) to approve Tentative Parcel Map No. TPM 15-01, Multiple-Family Architectural Design Review No. MFADR 13-26, and Oak Tree Encroachment Permit No. TRE 14-03, based on the findings stated in this report, including a CEQA exemption, and subject to the conditions listed in this staff report. BACKGROUND The subject property is an 8,000 square-foot lot that is zoned R-3, High Density Multiple-Family Residential. The property is currently developed with two residential units: a 1,222 square-foot unit constructed in 1925 with a detached one-car garage, and a 924 square-foot unit constructed in 1962 with an attached one-car garage - refer to Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the Subject Property and Surrounding Properties. A Certificate of Demolition was approved on February 5, 2014, based on the evaluation by an Architectural Historian that the existing residences are not a historic resource or eligible for listing on the California Register. TPM 15-01, MFADR 13-26, and TRE 14-03 129 El Dorado Street October 13, 2015 – Page 2 of 8 PROPOSAL The applicant is proposing to demolish the existing structures and construct three townhouse units of Spanish style architecture, and subdivide them into condominiums - see Attachment No. 3 for the Tentative Parcel Map, and Attachment No. 4 for the architectural plans. Each two story unit will have three bedrooms and three and a half bathrooms, and will consist of approximately 1,557 square feet, 1,704 square feet and 1,818 square feet. Each unit will have a two-car garage and two on-site guest parking spaces are provided for the three units. ANALYSIS The new three-unit residential building will be 125 feet long, and have an overall building height of 27’-4”, where a maximum of 30’-0” is allowed. The front of the building will be set back 25’-0” from the front property line, and there will be a 10’-0” rear setback from the rear property line that abuts an alley, which provides access between First and Second Avenues. The R-3 zone has maximum and minimum density factors of one unit per 1,450 square feet and 2,200 square feet of lot area, respectively. Based on these density factors, the subject 8,000 square-foot property would allow for three to five units. The proposed project is at the minimum density requirement and complies with all applicable Zoning Code requirements. Oak Tree Encroachment A new driveway and perimeter landscaping will encroach into the protected zone of an existing mature Coast Live Oak tree that is located on the neighboring property to the east – refer to the site plan below. The canopy of the tree is approximately 30’-0” in diameter and the tree is in good health. The building will not encroach upon the oak tree. The requested permit is for the encroachments by a new driveway that will replace and enlarge an existing driveway, and perimeter landscaping to be added between the driveway and the existing 6’-0” high property line block wall that will remain. Oak Tree TPM 15-01, MFADR 13-26, and TRE 14-03 129 El Dorado Street October 13, 2015 – Page 3 of 8 A Certified Arborist has evaluated the proposed layout and found that the proposed encroachments by the new concrete driveway and planter area will not harm the tree, as long as the recommended mitigation and protective measures listed in the Arborist Report, dated January 2014 (Attachment No. 5) are followed. These measures are recommended as conditions of approval. Architectural Design The architectural style of the proposed development is described as Spanish – see Attachment No. 4 for the architectural plans. The design is properly executed with Spanish architectural elements carried consistently throughout. The perimeter of the property will be planted with trees and hedges that complement the design, and will provide privacy for the residents and the neighbors. The massing, scale, style, and quality of the design of the proposed building and landscaping are compatible with the character of the other multiple-family developments in the vicinity. The proposed design is consistent with the City’s Multiple-Family Residential Design Guidelines. Tentative Parcel Map The proposal to subdivide the three residential townhouse units into condominiums 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. FINDINGS A Certified Arborist has found that the proposed encroachments by a new concrete driveway and planter area, with mitigation and protective measures, will not harm the tree. The proposed architectural design is consistent with the City’s Multiple-Family Residential Design Guidelines. 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. TPM 15-01, MFADR 13-26, and TRE 14-03 129 El Dorado Street October 13, 2015 – Page 4 of 8 The proposed project will replace the existing two-unit residential development with a new, three-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. The proposed development, with the approval of the Oak Tree Encroachment Permit, will be consistent with the City’s General Plan, Multiple-Family Residential Design Guidelines, Subdivision Code, the State Subdivision Map Act, and the City’s Zoning Code. 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. ENVIRONMENTAL ANALYSIS This project is new construction of not more than six dwelling units, and qualifies as a Class 3(b) Categorical Exemption per the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15303(b) of the CEQA Guidelines. Refer to Attachment No. 6 for the Preliminary Exemption Assessment. PUBLIC NOTICE The public hearing notice for this item was published in the local newspaper and mailed to the owners and tenants of those properties that are located within 300 feet of the subject property on October 1, 2015. The property owner has notified the tenants at this site that she intends to develop the subject property with a new condominium project. The expected timeline regarding the move-out date, demolition, and construction dates were also provided to the tenant. As of October 7, 2015, no comments have been submitted to Planning Services. TPM 15-01, MFADR 13-26, and TRE 14-03 129 El Dorado Street October 13, 2015 – Page 5 of 8 RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 1948 to approve Tentative Parcel Map No. TPM 15-01, Multiple-Family Architectural Design Review No. MFADR 13-26, and Oak Tree Encroachment Permit No. TRE 14-03, based on the aforementioned findings, including that the project is Categorically Exempt from the California Environmental Quality Act (CEQA), and subject to the following conditions: 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 15-01, MFADR 13-26, and TRE 14-03, subject to the approval of the Community Development Administrator or designee. 2. The project shall be developed and maintained by the applicant/property owner in compliance with all of the recommended tree protection measures listed in the Oak Tree Report prepared for this project. 3. The applicant/property owner shall be required to pay a $100 Map fee and a $25 Final Map Approval fee prior to the approval of the Parcel Map. 4. Prior to the 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, and all existing structures shall be demolished prior to approval of the Parcel Map. 5. The proposed development is subject to 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 and show the selected measures on the grading plan. 6. 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 73393 prior to approval of the Parcel Map, including the following items, to the satisfaction of the City Engineer, or designee: a. Remove and replace existing curb, gutter, sidewalk, and driveway approaches from property line to property line along El Dorado Street. b. Remove and replace the asphalt alley and concrete ribbon gutter from property line to property line along the alley frontage. 7. The project shall comply with the 2013 California Building Code, including Chapter 11-A (residential accessibility) and with the Arcadia Multi-Family Standards. 8. The applicant/property owner shall install a separate water meter for each condo unit. A common water meter for each unit may be used to supply both domestic water services and fire services. Developer shall separate the fire service from domestic water service with an approved back flow device. TPM 15-01, MFADR 13-26, and TRE 14-03 129 El Dorado Street October 13, 2015 – Page 6 of 8 9. A Water Meter Clearance Application shall be filed with the Public Works Services Department prior to the issuance of any building permit. 10. New water service installation shall be completed by the applicant/property owner. Installation shall be according to the specifications of the Public Works Services Department, Engineering Division. Abandonment of existing water services, if necessary, shall be done by the applicant/property owner, according to the Public Works Services Department, Engineering Division 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 to be installed on the house lateral. 12. The applicant/property owner shall remove the existing parkway tree with a permit from the Public Works Services Department and replace with one 36” box Flame tree. Location to be determined by the Public Works Inspector. 13. The proposed project shall integrate low impact development (LID) strategies into the site design. These strategies include using infiltration trenches, bioretention planter boxes, roof drains connected to a landscaped area, pervious concrete/paver, etc. 14. The applicant/property owner shall install an automatic sprinkler system per the City of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standard prior to obtaining final occupancy. 15. Any new fence and/or wall shall be located inside the property line. If the Applicant decides to place the new fence or wall on the property line, the Applicant must obtain permission from the affected owner(s) on the City's form. 16. The applicant/property owner shall follow all recommended mitigation and protective measures as outlined on the arborist report dated January 2014. 17. 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. 18. 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, TPM 15-01, MFADR 13-26, and TRE 14-03 129 El Dorado Street October 13, 2015 – Page 7 of 8 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. 19. Approval of TPM 15-01, MFADR 13-26, and TRE 14-03 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 adopt Resolution No. 1948 to approve Tentative Parcel Map No. TPM 15-01, Multiple-Family Architectural Design Review No. MFADR 13-26, and Oak Tree Encroachment Permit No. TRE 14-03, based on the aforementioned findings, including that the project is Categorically Exempt from the California Environmental Quality Act (CEQA), and subject to the aforementioned conditions, 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. 15-01, and/or Multiple-Family Architectural Design Review No. MFADR 13-26, and/or Oak Tree Encroachment Permit No. TRE 14-03 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 15-01, MFADR 13-26, and TRE 14-03 129 El Dorado Street October 13, 2015 – Page 8 of 8 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. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the October 13, 2015, public hearing, please contact Associate Planner, Thomas Li at (626) 574-5447, or tli@ArcadiaCA.gov. Approved: Attachment No. 1: Resolution No. 1948 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property & Surrounding Properties Attachment No. 3: Tentative Parcel Map. No. TPM 15-01 Attachment No. 4: Proposed Architectural Plans Attachment No. 5: Arborist Report, dated January 2014 Attachment No. 6: Preliminary Exemption Assessment Attachment No. 1 Attachment No. 1 Resolution No. 1948 Attachment No. 2 Attachment No. 2 Aerial Photo with Zoning Information and Photos of the Property & Surrounding Properties 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-3 Number of Units: HDR Zoning: Property Characteristics 1925 1,222 2 GBU PROPERTIES LLC Site Address: 129 ELDORADO 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-Oct-2015 Page 1 of 1 View of the subject property View of the neighboring property to the west View of the neighboring properties to the east View of the subject property along the easterly property line driveway, and the subject oak tree to be encroached upon in the background View of the neighboring property at 123 El Dorado Street View of the neighboring property at 138 El Dorado Street Attachment No. 3 Attachment No. 3 Tentative Parcel Map. No. TPM 15-01 Attachment No. 4 Attachment No. 4 Proposed Architectural Plans Attachment No. 5 Arborist Report, dated January 2014 Attachment No. 5 Attachment No. 6 Preliminary Exemption Assessment Attachment No. 6 FORM “A” – Preliminary Exemption Assessment CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT 1. Name or description of project: Tentative Parcel Map No. TPM 15-01, Multiple-Family Architectural Design Review No. MFADR 13-26, and Oak Tree Encroachment Permit No. TRE 14-03 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): 129 El Dorado Street (Between First Avenue and Second Avenue) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Theresa Wu (2) Address 915 West 58th Avenue, Vancouver, B.C. V6P 1V7 Canada 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: 15303(b) - Class 3b (New construction or conversion of up to six small structures or dwelling units). 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: August 31, 2015 Staff: Thomas Li, Associate Planner