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HomeMy WebLinkAboutItem 5 - TPM 15-06, MP 15-08, MFADR 15-16DATE: December 8, 2015 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Nick Baldwin, Assistant Planner SUBJECT: RESOLUTION NO. 1954 – APPROVING TENTATIVE PARCEL MAP NO. TPM 15-06 (73919), MODIFICATION NO MP 15-08, AND MULTIPLE- FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 15-16 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A FOUR-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 323-327 S. THIRD AVENUE. Recommendation: Adopt Resolution No. 1954 SUMMARY The applicant and property owner, Bowden Development, Inc., is requesting approval of a Tentative Parcel Map, a Modification to encroach into a Special Setback, and Multiple- Family Architectural Design Review for a four-unit residential condominium project at 323-327 S. Third Avenue. The proposed development and subdivision are consistent with the City’s General Plan, Subdivision Code, and with the exception of the requested Modification, is consistent with the Zoning Code. As an infill development, the proposed project qualifies for a Categorical Exemption from the California Environmental Quality Act (CEQA). It is recommended that the Planning Commission adopt Resolution No. 1954 (Attachment No. 1) to approve Tentative Parcel Map No. TPM 15-06, Modification No. 15-08, and Multiple-Family Architectural Design Review No. MFADR 15-16, 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 comprised of two lots with a combined square-footage of 16,054 square-feet and is zoned R-2, Medium Density Multiple-Family Residential. The properties are currently developed with three, single-story residential units constructed between 1950 and 1953 - refer to Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the Subject Property and Surrounding Properties. Two Certificates of Demolition (Attachment No. 3) were approved for this project on June 22, 2015, 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 15-06 (73919), MP 15-08, and MFADR 15-16 323-327 S. Third Avenue December 8, 2015 – Page 2 of 8 PROPOSAL The applicant is proposing to demolish the existing structures and construct four townhouse units of Spanish style architecture, and subdivide them into condominiums - see Attachment No. 4 for the Tentative Parcel Map, and Attachment No. 5 for the architectural plans. Each two-story unit will have four bedrooms and four bathrooms, and will have living areas that range from 2,641 to 2,976 square feet. Each unit will have a two-car garage, and two on-site guest parking spaces are provided for the four units. ANALYSIS Each of the four residential units will be detached and they will have an overall building height of 26’-6”, where a maximum of 30’-0” is allowed. The front of the development will be set back 25’-0” from the front property line, and there will 10’-0” setbacks from the side and rear property lines. The R-2 zone has a maximum density factor of one unit per 3,750 square feet of lot area and there is no minimum density requirement. The subject 16,054 square-foot property can have a maximum of four units. The proposed project is at the maximum density limit and complies with all applicable Zoning Code requirements, except for the requested encroachment into a Special Setback. Modification A Modification is requested to encroach into the 35’-0” Special Setback on Third Avenue. A standard 25’-0” front yard setback is proposed. The City Engineer has reviewed this request and has no objection to encroaching into this Special Setback as there are no plans to widen Third Avenue. The encroachment into the Special Setback is appropriate. There are existing multiple-family buildings along Third Avenue with 25’- 0” front yard setbacks. The average front yard setback for this block is approximately 30 feet, and the average for this segment of Third Avenue from Bonita Street to Duarte Road is about 28’-6”. Approval of this Modification will secure an appropriate improvement for the lots. Architectural Design The architectural style of the proposed development is described as Spanish – see Attachment No. 5 for the architectural plans. The design is properly executed with Spanish architectural elements carried consistently throughout. The perimeter of the TPM 15-06 (73919), MP 15-08, and MFADR 15-16 323-327 S. Third Avenue December 8, 2015 – Page 3 of 8 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 four residential townhouse units into condominiums requires that they be subdivided through the Tentative Parcel Map process – see Attachment No. 4 for Tentative Parcel Map No. 73919. 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 The proposed architectural design is of high quality and will have massing, scale, and an architectural style that make it compatible and harmonious with the neighborhood. The proposed 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: 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 three residential units with a new, four-unit, residential development that is consistent in character with the Medium Density Multiple-Family Residential designation as described in the City’s General Plan. 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; TPM 15-06 (73919), MP 15-08, and MFADR 15-16 323-327 S. Third Avenue December 8, 2015 – Page 4 of 8 2. Prevent an unreasonable hardship; or 3. Promote uniformity of development. The requested Modification to allow a 25’-0” front yard setback in lieu of the 35’-0” special setback on Third Avenue will secure an appropriate improvement of the subject lots. The purpose of Special Setbacks is to allow for future street widening. In this case, the City Engineer has reviewed the proposal and has no objection to the encroachment as the City does not foresee a need to widen Third Avenue. There are also a number of existing multiple-family buildings along Third Avenue that encroach into the Special Setback. This project’s front yard setback will be consistent with other new multiple-family projects under construction along Third Avenue, which have 25’-0” front yard setbacks. The proposed development, with the approval of the Modification, 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 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 for a Class 32 Categorical Exemption from environmental review per Section 15332 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 November 26, 2015. As of December 1, 2015, no comments have been submitted to Planning Services. The existing units were vacant at the end of October 2015, and the property owner has stated that the units will remain vacant. RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 1954 to approve Tentative Parcel Map No. TPM 15-06, Modification No. MP 15-08, and Multiple-Family Architectural Design Review No. MFADR 15-16, based on the aforementioned findings, TPM 15-06 (73919), MP 15-08, and MFADR 15-16 323-327 S. Third Avenue December 8, 2015 – Page 5 of 8 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 15-06 (73919), MP 15-08, and MFADR 15-16, subject to the approval of the Community Development Administrator or designee. 2. The applicant/property owner shall be required to pay a $100 Map fee and a $50 Final Map Approval fee prior to the approval of the Parcel Map. 3. Prior to the approval of the Parcel Map the applicant/property owner shall submit to the City Engineer for approval, and must receive approval for 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 to the satisfaction of the City’s Building Official or designee. 4. The applicant/property owner shall submit a grading plan prepared by a registered civil engineer for approval by the City Engineer, and must receive such approval, prior to the issuance of a building permit. 5. 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 Tentative Parcel Map No. TPM 15-06 (73919) prior to approval of the Parcel Map, including, but not limited to the following items, to the satisfaction of the City Engineer, or designee: a. Remove and replace existing curb, gutter, and driveway approaches from property line to property line along Third Avenue. b. Construct a new sidewalk per City Standard 802 from property line to property line along Third Avenue. 6. The project shall comply with the 2013 California Building Code and with the Arcadia Multi-Family Standards to the satisfaction of the City’s Building Official or designee. 7. The applicant/property owner shall install a separate water meter for each unit and for the common area(s) to the satisfaction of the Public Works Services Director or designee. A common water meter for each unit may be used to supply both domestic water services and fire services and the developer shall separate the fire service from domestic water service with an approved back flow device to the satisfaction of the Public Works Services Director or designee. 8. A Water Meter Clearance Application shall be filed with the Public Works Services Department prior to the issuance of any building permit, and is subject to approval by the Public Works Services Director or designee. TPM 15-06 (73919), MP 15-08, and MFADR 15-16 323-327 S. Third Avenue December 8, 2015 – Page 6 of 8 9. New water service installation shall be completed by the applicant/property owner with installation in accordance with the specifications of the Public Works Services Department, Engineering Division to the satisfaction of the Public Works Services Director or designee. 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 to the satisfaction of the Public Works Services Director or designee. 10. The applicant/property owner shall utilize the existing sewer lateral if possible and 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 behind the property line to the satisfaction of the Public Works Services Director or designee. 11. The applicant/property owner shall remove the existing parkway trees with a permit from the Public Works Services Department and plant two 36” box Dancer Pear trees at locations to be determined by the Public Works Services Inspector to the satisfaction of the Public Works Services Director or designee. 12. The proposed project shall integrate Low Impact Development (LID) strategies into the site design to the satisfaction of the City Engineer or designee. These strategies include, but are not limited to using infiltration trenches, bioretention planter boxes, roof drains connected to a landscaped area, pervious concrete/paver, etc. 13. 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 having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees. 14. 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. TPM 15-06 (73919), MP 15-08, and MFADR 15-16 323-327 S. Third Avenue December 8, 2015 – Page 7 of 8 15. Approval of TPM 15-06 (73919), MP 15-08, and MFADR 15-16 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. 1954 to approve Tentative Parcel Map No. TPM 15-06, Modification No. MP 15-08, and Multiple-Family Architectural Design Review No. MFADR 15-16, 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. 15-06, and/or Modification No. 15-08, and/or Multiple-Family Architectural Design Review No. MFADR 15-16, 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. 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. TPM 15-06 (73919), MP 15-08, and MFADR 15-16 323-327 S. Third Avenue December 8, 2015 – Page 8 of 8 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 December 8, 2015, public hearing, please contact Assistant Planner, Nick Baldwin at (626) 574-5444, or nbaldwin@ArcadiaCA.gov. Approved: Attachment No. 1: Resolution No. 1954 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property & Surrounding Properties Attachment No. 3: Certificates of Demolition Attachment No. 4: Tentative Parcel Map. No. 73919 Attachment No. 5: Proposed Architectural Plans Attachment No. 6: Preliminary Exemption Assessment RESOLUTION NO. 1954 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP NO. TPM 15-06 (73919), MODIFICATION NO. MP 15-08, AND MULTIPLE- FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 15-16 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A FOUR-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 323-327 S. THIRD AVENUE WHEREAS, on June 5, 2015, an application was filed by Sanyao International, Inc., for the design review of a four-unit residential condominium development at 323- 327 S. Third Avenue, Development Services Department Case No. MFADR 15-16; and WHEREAS, on October 27, 2015, an application was filed by Sanyao International, Inc., for a Modification to encroach into the Special Setback for the four- unit residential condominium development at 323-327 S. Third Avenue, Development Services Department Case No. MP 15-08; and WHEREAS, on October 27, 2015, an application was filed by EGL Associates, Inc., for the subdivision of the proposed four-unit residential development at 323-327 S. Third Avenue into condominiums, Development Services Department Case No. TPM 15-06 (73919) (the design review application, Modification application, and subdivision application are hereafter individually and collectively referred to as the “Project”); and WHEREAS, on November 23, 2015, Planning Services completed an environmental assessment for the Project in accordance with the California Environmental Quality Act (CEQA), and recommended that the Planning Commission determine the Project is exempt under CEQA per Section 15332 of the CEQA Guidelines because the Project is considered infill development; and - 2 - 1954 WHEREAS, on December 8, 2015, a duly-noticed public hearing was held before the Planning Commission on said Project, at which time all interested persons were given full opportunity to be heard and to present evidence. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA HEREBY RESOLVES AS FOLLOWS: SECTION 1. That the factual data submitted by the Community Development Division in the staff report dated December 8, 2015, are true and correct. SECTION 2. This Commission finds, based upon the entire record: 1. That the proposed Project together with the provisions for its design and improvement is consistent with the City’s General Plan, the City’s Subdivision and Zoning Regulations, the State Subdivision Map Act, and the City’s Multiple-Family Residential Design Guidelines. FACT: The proposed Project will replace the existing three residential units with a new four-unit, residential development that is consistent in character with the Medium Density Multiple-Family Residential designation as described in the City’s General Plan. The proposed Project complies with the State Subdivision Map Act, the City’s Subdivision and Zoning Codes, and the Multiple-Family Residential Design Guidelines. 2. That the discharge of waste from the proposed Project into the community sewer system will not violate existing requirements prescribed by a California Regional Water Quality Control Board. FACT: The Arcadia Public Works Services Department confirmed that the proposed development will be adequately served by the existing sewer infrastructure - 3 - 1954 and the requirements of the California Regional Water Quality Control Board will be satisfied. 3. That the proposed Zoning Modification will secure an appropriate improvement of a lot; prevent an unreasonable hardship; and/or promote uniformity of development. FACT: The City Engineer has reviewed the proposed project, and has no objection to the Modification request to encroach into the special setback because the City has no plans to widen Third Avenue, which is the rationale for the special setbacks. Therefore, the requested Modification to allow a 25’-0” front yard setback in lieu of the 35’-0” special setback required will secure an appropriate improvement of the subject lot. 4. That this Project is Categorically Exempt from the California Environmental Quality Act (CEQA) per Section 15332 of the CEQA Guidelines as infill development. 5. That the Development Services Director or designee is authorized to approve and execute, if necessary, a subdivision agreement for this Project. SECTION 3. For the foregoing reasons the Planning Commission approves Tentative Parcel Map No. TPM 15-06 (73919), Modification No. MP 15-08, and Multiple- Family Architectural Design Review No. MFADR 15-16, and determines that the Project is Categorically Exempt per Section 15332 of the CEQA Guidelines, for a four-unit residential condominium development at 323-327 S. Third Avenue, subject to the conditions of approval attached hereto. SECTION 4. The Secretary shall certify to the adoption of this Resolution. - 4 - 1954 Passed, approved and adopted this 8th day of December, 2015. Chairman, Planning Commission ATTEST: Secretary APPROVED AS TO FORM: Stephen P. Deitsch City Attorney - 5 - 1954 RESOLUTION NO. 1954 Conditions of Approval 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 15-06 (73919), MP 15-08, and MFADR 15-16, subject to the approval of the Community Development Administrator or designee. 2. The applicant/property owner shall be required to pay a $100 Map fee and a $50 Final Map Approval fee prior to the approval of the Parcel Map. 3. Prior to the approval of the Parcel Map the applicant/property owner shall submit to the City Engineer for approval, and must receive approval for 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 to the satisfaction of the City’s Building Official or designee. 4. The applicant/property owner shall submit a grading plan prepared by a registered civil engineer for approval by the City Engineer, and must receive such approval, prior to the issuance of a building permit. 5. 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 Tentative Parcel Map No. TPM 15-06 (73919) prior to approval of the Parcel Map, including, but not limited to the following items, to the satisfaction of the City Engineer, or designee: a. Remove and replace existing curb, gutter, and driveway approaches from property line to property line along Third Avenue. - 6 - 1954 b. Construct a new sidewalk per City Standard 802 from property line to property line along Third Avenue. 6. The project shall comply with the 2013 California Building Code and with the Arcadia Multi-Family Standards to the satisfaction of the City’s Building Official or designee. 7. The applicant/property owner shall install a separate water meter for each unit and for the common area(s) to the satisfaction of the Public Works Services Director or designee. A common water meter for each unit may be used to supply both domestic water services and fire services and the developer shall separate the fire service from domestic water service with an approved back flow device to the satisfaction of the Public Works Services Director or designee. 8. A Water Meter Clearance Application shall be filed with the Public Works Services Department prior to the issuance of any building permit, and is subject to approval by the Public Works Services Director or designee. 9. New water service installation shall be completed by the applicant/property owner with installation in accordance with the specifications of the Public Works Services Department, Engineering Division to the satisfaction of the Public Works Services Director or designee. 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 to the satisfaction of the Public Works Services Director or designee. 10. The applicant/property owner shall utilize the existing sewer lateral if possible and if any drainage fixture elevation is lower than the elevation of the next upstream - 7 - 1954 manhole cover, an approved backwater valve is required to be installed on the house lateral behind the property line to the satisfaction of the Public Works Services Director or designee. 11. The applicant/property owner shall remove the existing parkway trees with a permit from the Public Works Services Department and plant two 36” box Dancer Pear trees at locations to be determined by the Public Works Services Inspector to the satisfaction of the Public Works Services Director or designee. 12. The proposed project shall integrate Low Impact Development (LID) strategies into the site design to the satisfaction of the City Engineer or designee. These strategies include, but are not limited to using infiltration trenches, bioretention planter boxes, roof drains connected to a landscaped area, pervious concrete/paver, etc. 13. 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 having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees. 14. 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, - 8 - 1954 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. 15. Approval of TPM 15-06 (73919), MP 15-08, and MFADR 15-16 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. - - - 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 1950 1,422 3 Site Address: 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 generated02-Dec-2015 Page 1 of 1 323-327 S. Third Avenue Bowden Development, Inc. 16,054         323 S. Third Avenue, Project Site  327 S. Third Avenue, Project Site          401, 333, and 331 S. Third Avenue,  Adjacent Properties to the South  319 S. Third Avenue, Adjacent Property to  the North          316‐324 S. Third Avenue, Property across  the Street  314 S. Third Avenue, Property across the  Street, One Lot to the North    302 Diamond Ave., Property across the  Street, One Lot to the South  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 15-06,; MP 15-08; & MFADR 15-16 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): 323-327 S. Third Avenue (Cross streets – California Street and Diamond Street) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Bowden Development, Inc. (2) Address 212 W. Foothill Blvd. Monrovia, CA 91764 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: November 25, 2015 Staff:Nick Baldwin, Assistant Planner