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HomeMy WebLinkAboutItem 2 - Resolution No. 1966 - 118-120 Alta StreetDATE: June 28, 2016 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Thomas Li, Associate Planner SUBJECT: RESOLUTION NO. 1966 – APPROVING TENTATIVE TRACT MAP NO. TTM 73436; HEALTHY PROTECTED TREE PERMIT NO. TRH 15-02; AND MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 14-04; WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A SIX- UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 118-120 ALTA STREET Recommendation: Adopt Resolution No. 1966 SUMMARY Project designer, Mr. Benjamin Zhu, and Property owner, Mr. Terry Lim of Nuhauz Estate, are requesting approval of a Tentative Tract Map, a Healthy Protected Tree Permit, and Multiple-Family Architectural Design Review Applications for a six-unit residential condominium project at 118-120 Alta Street. The proposed development and subdivision are consistent with the City’s General Plan and Subdivision Code. With the exception of the Healthy Protected Tree Permit, the project is consistent with all other development regulations. As an infill development, 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. 1966 (Attachment No. 1) to approve Tentative Tract Map No. TTM 73436; Healthy Protected Tree Permit No. TRH 15-02; and Multiple-Family Architectural Design Review No. MFADR 14-04 with a CEQA exemption, subject to the conditions listed in this staff report. BACKGROUND The subject site consists of two lots that have a combined 12,000 square feet in area. Both lots are zoned R-3, High Density Multiple-Family Residential. Each of the two lots is 6,000 square-feet in area. The lot at 118 Alta Street is developed with two single- family units, developed in 1924 and 1944, and the lot at 120 Alta Street is developed with a single-family residence constructed in 1924 with a detached garage and workshop. Refer to Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the Subject Property and Surrounding Properties. TTM 73436, TRH 15-02, & MFADR 14-04 118-120 Alta Street June 28, 2016 – Page 2 of 9 A pre-demolition evaluation of the existing buildings was performed by an Architectural Historian in accordance with the City’s demolition procedures for structures 50 years or older. The Historian found that none of the existing structures are historically significant. Certificates of Demolition were approved by staff on May 17, 2016, for each of the two properties. The Historian’s reports are included as Attachment No. 3. PROPOSAL The applicant is proposing to demolish the existing structures and construct a six-unit residential condominium development with a subterranean parking garage – see Attachment No. 4 for the Tentative Tract Map, and Attachment No. 5 for the proposed Architectural Plans. The proposed development consists of two, two-story, three-unit, residential buildings. Each unit has an exterior entrance accessed from a pedestrian walkway, and a subterranean two-car garage with direct access to the unit. The units range from 1,500 to 1,884 square feet in area, with two to four bedrooms. There are three, guest-parking spaces in the subterranean garage in compliance with the requirement of one, guest-parking space for every two 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 five units and a maximum of eight units for the subject property. The proposed six-unit development is in compliance with the density requirements. The proposed development is a well-thought-out design with pedestrian walkways that provide good connectivity among the units and to the street. The use of a subterranean parking garage with placement of the driveway along the east edge of the property minimizes the visual impact of the vehicular accessway. Private outdoor open spaces are incorporated into the design for each unit. Proposed Front Elevation TTM 73436, TRH 15-02, & MFADR 14-04 118-120 Alta Street June 28, 2016 – Page 3 of 9 Tentative Tract Map The proposal for condominium units requires that the project be subdivided through the Tentative Tract Map process – see Attachment No. 4 for the Tentative Tract Map. The proposed subdivision complies with the subdivision regulations of the Arcadia Municipal Code, the State Subdivision Map Act, is consistent with the City’s General Plan, and will not violate any requirements of a California Regional Water Quality Control Board. The off-site improvements required for this subdivision are included as conditions of approval. Healthy Protected Tree Permit There are two coast live oak trees located on the subject site. The applicant is proposing to remove a mature oak tree (Oak #1) with a diameter of 32 inches near the center portion of the easterly property line. The removal of this tree is necessary to comply with the minimum density requirement, and to construct the subterranean parking garage. The other oak tree (Oak #2) has a trunk diameter of 16 inches, and is located at the southwest corner of the site. The subterranean parking structure, garden walls, pedestrian walkways, and landscaping will encroach into the protected zone of this oak tree. Certified Arborist, Mr. Craig Crotty, prepared an Oak Tree Report (Attachment No. 6) for this project. Mr. Crotty finds that with protective measures, the development will not have a negative impact on the health of Oak #2. He also recommends replacement oak trees with a cumulative diameter measurement of 32 inches to compensate for the removal of Oak #1. Due to the limited planting areas, the Arborist recommends that only three, 36-inch box oak trees (measuring approximately nine inches of combined diameter) be planted on the subject site. The applicant/property owner will donate eight, 36-inch box oak trees or 12, 24-inch box oak trees to the City for planting at locations to be determined by the Public Works Services Department. The Arborist’s recommendations, and the donation of the trees are included as conditions of approval. Architectural Design Review Concurrent with the subdivision and protected tree permit applications, the Planning Commission is to approve, conditionally approve, or deny the architectural design of the proposed project. The architectural style of the development is described as Tuscan – see Attachment No. 5 for the proposed Architectural Plans. The massing, scale, and quality of design of the proposed buildings and landscaping match or exceed the character of the other multiple-family developments in the vicinity. The designer has varied the design for each unit to avoid repetitive elevations that is a common, detracting feature of multiple-family projects. The proposed design is consistent with the City’s Multiple-Family Residential Design Guidelines. The proposed development will be consistent with the City’s General Plan, Multiple- Family Residential Design Guidelines, Subdivision Code, the State Subdivision Map Act, and with approval of the requested healthy protected tree removal and encroachment, will be consistent with all the City’s development regulations. The proposed plans have been reviewed by the various City Departments, and all City TTM 73436, TRH 15-02, & MFADR 14-04 118-120 Alta Street June 28, 2016 – Page 4 of 9 requirements, including 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. FINDINGS Tentative Tract Map The proposal for six residential condominium units requires that they be subdivided through the Tentative Tract Map process – see Attachment No. 3 for the Tentative Tract Map. 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-family and multiple-family residential buildings with a new, six-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 Arcadia Municipal Code states that the proposed subdivision should not be approved if the Planning Commission finds that any of the following findings for denial are applicable: 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. TTM 73436, TRH 15-02, & MFADR 14-04 118-120 Alta Street June 28, 2016 – Page 5 of 9 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 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.8. That the proposed waste discharge would result in or add to violation of requirements of a California Regional Water Quality Control Board. Healthy Protected Tree Permit Sections 9705 and 9292.1.4 of the Arcadia Municipal Code state that a tree permit for the removal of a healthy protected tree shall be subject to the approval of the decision- making body pursuant to the Zoning Modification procedures, and the purpose of those procedures is for the following: 1. To secure an appropriate improvement of a lot; 2. To prevent an unreasonable hardship; or 3. To promote uniformity of development. The oak tree to be removed (Oak #1) is near the center portion of the property and interferes with achieving the minimum density, and the design of a readily accessible subterranean parking garage. The requested encroachments upon Oak #2, with protective measures, will not adversely impact the health of the tree. Therefore, the removal of Oak #1 and the encroachments upon Oak #2 will secure an appropriate improvement of the subject lot. Architectural Design Review The proposed Tuscan-style architectural design is compatible with the other developments in the area, and is consistent with the City’s Multiple-Family Residential Design Guidelines. TTM 73436, TRH 15-02, & MFADR 14-04 118-120 Alta Street June 28, 2016 – Page 6 of 9 ENVIRONMENTAL ANALYSIS Pursuant to the provisions of the California Environmental Quality Act (CEQA), Planning Services has conducted an environmental assessment, and determined that the proposed project is an infill development, and qualifies for a Categorical Exemption from further environmental review per Section 15332 of the CEQA Guidelines - see Attachment No. 7 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 June 16, 2016. As of June 22, 2016, no comments were received regarding this project. The applicant notified the tenants of the proposed development about one year ago, and notified them of the June 28, 2016 hearing. RECOMMENDATION It is recommended that the Planning Commission approve Tentative Tract Map No. TTM 73436; Healthy Protected Tree Permit No. TRH 15-02; and Multiple-Family Architectural Design Review No. MFADR 14-04, by adopting Resolution No. 1966, which includes the following conditions, and the finding that the project is Categorically Exempt from the California Environmental Quality Act (CEQA): 1. The applicant/property owner shall incorporate the protective measures recommended by the Certified Arborist; plant three, 36-inch box oak trees on the subject site; and donate eight 36-inch box, or twelve 24-inch box oak trees to the City for planting at locations to be determined by the Public Works Services Director, 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 73436; TRH 15-02; and MFADR 14-04, 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, to the satisfaction of the City Engineer, or designee: a. The property owner shall pay a map fee of $100.00, and a Final Approval Fee of $50.00, prior to the approval of the Final Tract Map. TTM 73436, TRH 15-02, & MFADR 14-04 118-120 Alta Street June 28, 2016 – Page 7 of 9 b. Construction of a new driveway approach per City of Arcadia Standard Plans. c. Remove and replace the curb, gutter, and sidewalk along the entire frontage of the site. 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, and all existing structures shall be demolished prior to approval of the Final Map. e. The property owner shall submit a grading plan prepared by a registered civil engineer to the City Engineer prior to the issuance of a building permit. f. The property owner shall comply with the Low Impact Development (LID) Plan as prescribed by the Los Angeles County Department of Public Works LID Manual and show the selected measures on the grading plan. 4. The project shall comply with the 2013 California Building Code, including Chapter 11-A (residential accessibility) and with the Arcadia Multi-Family Standards to the satisfaction of the City’s Building Official, or designee. 5. 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, and are subject to the satisfaction of the Public Works Services Director, or designee. 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, subject to the satisfaction of the Public Works Services Director, or designee. 7. A separate fire service with Double Check Detector Assembly shall be required as directed by and to the satisfaction of the Fire Marshal or designee 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 to the satisfaction of the Public Works Services Director, or designee. 9. The applicant/property owner shall install a separate water service and meter for common area landscape irrigation to the satisfaction of the Public Works Services Director, or designee. 10. The applicant/property owner shall provide separate water services and meters for residential, commercial and irrigation uses to the satisfaction of the Public Works Services Director, or designee. TTM 73436, TRH 15-02, & MFADR 14-04 118-120 Alta Street June 28, 2016 – Page 8 of 9 11. The applicant/property owner shall provide fire services that are isolated from domestic water services with approved back flow prevention devices to the satisfaction of the Public Works Services Director, or designee. 12. The applicant/property owner shall submit a Water Meter Clearance Application for review and approval by the Public Works Services Department prior to issuance of building permits to the satisfaction of the Public Works Services Director, or designee. 13. 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, and Engineering Division specifications to the satisfaction of the Public Works Services Director, or designee. 14. 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 the satisfaction of the Public Works Services Director, or designee. 15. 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 the Low Impact Development (LID) measures to the satisfaction of the Building Official, City Engineer, 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. 16. 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. 17. Approval of TTM 73436; TRH 15-02; and MFADR 14-04 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 TTM 73436, TRH 15-02, & MFADR 14-04 118-120 Alta Street June 28, 2016 – Page 9 of 9 Community Development Administrator or designee an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should approve a motion to approve Tentative Tract Map No. TTM 73436; Healthy Protected Tree Permit No. TRH 15-02; and Multiple-Family Architectural Design Review No. MFADR 14-04, state that the proposal satisfies the requisite findings, including the Categorical Exemption under CEQA, and adopt the attached Resolution No. 1966 that incorporates the findings and conditions of approval set forth above, or as may be modified by the Commission. Denial If the Planning Commission intends to deny this project, the Commission should state the specific findings that the proposal does not satisfy based on the evidence presented with specific reasons for denial, and approve a motion to deny Tentative Tract Map No. TTM 73436; Healthy Protected Tree Permit No. TRH 15-02; and/or Multiple-Family Architectural Design Review No. MFADR 14-04, 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 findings listed on page 4, which must be expanded upon with specific reasons for denial. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the June 28, 2016, public hearing, please contact Associate Planner, Nick Baldwin at (626) 574-5444, or nbaldwin@ArcadiaCA.gov. Approved: Attachment No. 1: Resolution No. 1966 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property & Surrounding Properties Attachment No. 3: Historian’s Report Attachment No. 4: Tentative Tract Map. No. TTM 73436 Attachment No. 5: Proposed Architectural Plans Attachment No. 6: Oak Tree Report Attachment No. 7: Preliminary Exemption Assessment Attachment No. 1 Attachment No. 1 Resolution No. 1966 5 RESOLUTION NO. 1966 Conditions of Approval 1. The applicant/property owner shall incorporate the protective measures recommended by the Certified Arborist; plant three, 36-inch box oak trees on the subject site; and donate eight 36-inch box, or twelve 24-inch box oak trees to the City for planting at locations to be determined by the Public Works Services Director, 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 73436; TRH 15-02; and MFADR 14-04, 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, to the satisfaction of the City Engineer, or designee: a. The property owner shall pay a map fee of $100.00, and a Final Approval Fee of $50.00, prior to the approval of the Final Tract Map. b. Construction of a new driveway approach per City of Arcadia Standard Plans. c. Remove and replace the curb, gutter, and sidewalk along the entire frontage of the site. 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, and all existing structures shall be demolished prior to approval of the Final Map. e. The property owner shall submit a grading plan prepared by a registered civil engineer to the City Engineer prior to the issuance of a building permit. f. The property owner shall comply with the Low Impact Development (LID) Plan as prescribed by the Los Angeles County Department of Public Works LID Manual and show the selected measures on the grading plan. 4. The project shall comply with the 2013 California Building Code, including Chapter 11-A (residential accessibility) and with the Arcadia Multi-Family Standards to the satisfaction of the City’s Building Official, or designee. 5. The applicant/property owner shall provide calculations to determine the maximum domestic demand and maximum fire demand in order to verify the water service 6 size required. The calculations shall be submitted to the Public Works Services Department prior to issuance of any building permits, and are subject to the satisfaction of the Public Works Services Director, or designee. 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, subject to the satisfaction of the Public Works Services Director, or designee. 7. A separate fire service with Double Check Detector Assembly shall be required as directed by and to the satisfaction of the Fire Marshal or designee 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 to the satisfaction of the Public Works Services Director, or designee. 9. The applicant/property owner shall install a separate water service and meter for common area landscape irrigation to the satisfaction of the Public Works Services Director, or designee. 10. The applicant/property owner shall provide separate water services and meters for residential, commercial and irrigation uses to the satisfaction of the Public Works Services Director, or designee. 11. The applicant/property owner shall provide fire services that are isolated from domestic water services with approved back flow prevention devices to the satisfaction of the Public Works Services Director, or designee. 12. The applicant/property owner shall submit a Water Meter Clearance Application for review and approval by the Public Works Services Department prior to issuance of building permits to the satisfaction of the Public Works Services Director, or designee. 13. 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, and Engineering Division specifications to the satisfaction of the Public Works Services Director, or designee. 14. 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 the satisfaction of the Public Works Services Director, or designee. 7 15. 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 the Low Impact Development (LID) measures to the satisfaction of the Building Official, City Engineer, 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. 16. 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. 17. Approval of TTM 73436; TRH 15-02; and MFADR 14-04 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 Photo with Zoning Information and Photos of the Subject 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 1924 1,024 3 NU HAUZ ESTATE LLC Site Address: 118-120 ALTA 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 generated23-Jun-2016 Page 1 of 1 View of the subject properties at 118-120 Alta Street View of the rear structures of the subject properties along the rear alley View of the adjacent property to the west (Citibank Parking Lot) View of the adjacent properties to the east View of the neighboring properties across the street View of the neighboring property to the south across the alley Attachment No. 3 Attachment No. 3 Historian’s Report Attachment No. 4 Attachment No. 4 Tentative Tract Map. No. TTM 73436 Attachment No. 5 Attachment No. 5 Proposed Architectural Plans 12 4 LANDSCAPE LANDSCAPE 118 ALTA ST.ARCADIA, CA A-1 APEC GROUP 111 S. WALNUT GROVE AVE. SUITE 201 SAN GABRIEL, CA 91776 TEL: (626)294-9638 FAX: (626)286-8659 CONSULTANTS SIX-UNIT CONDOMINIUM INDEX A-1 SITE PLANA-2 FIRST FLOOR PLANA-2 SECOND FLOOR PLANA-3 ELEVATIONS NOTE:1. THE GOVERNING CODES ARE TITLE 24- 2010 CALIFORNIA BUILDING CODE (CBC), CALIFORNIA MECHANICAL CODE(CMC), CALIFORNIA PLUMBING CODE (CPC), CALIFORNIA ELECTRICAL CODE (CEC), AND CALIFORNIA ENERGY CODE (CENC)WITH LOCAL AMENDMENTS. 2. A AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE INSTALLED. [AMC 8130.6]. 3. APPROVED AUDIBLE ALARM DEVICES SHALL BE CONNECTED TO EVERY AUTOMATIC SPRINKLER SYSTEM. SUCH SPRINKLER WATER-FLOWALARM DEVICES SHALL BE ACTIVATED BY WATER FLOW EQUIVALENT TO THE FLOW OF A SINGLE SPRINKLER OF THE SMALLEST ORIFICE SIZE INSTALLED IN THE SYSTEM. ALARM DEVICES SHALL BE PROVIDED ON THE EXTERIOR OF THE BUILDING IN AN APPROVED LOCATION. WHERE AFIRE ALARM SYSTEM IS INSTALLED, ACTUATION OF THE AUTOMATIC FIRE SPRINKLER SYSTEM SHALL ACTUATE THE BUILDING FIRE ALARMSYSTEM. APPROVED AUDIBLE NOTIFICATION APPLIANCES SHALL BE PROVIDED IN THE INTERIOR OF THE BUILDING AT LOCATIONS REQUIRED BYTHE FIRE CHIEF. [AMC 8130.10] 4. NO ELECTRICAL, PLUMBING, OR MECHANICAL EQUIPMENT AND/OR SYSTEMS SERVING ONE DWELLING UNIT SHALL BE PERMITTED TO SERVE OTHER DWELLING UNITS, NOR SHALL SUCH EQUIPMENT OR SYSTEMS BE LOCATED WITHIN PARTY WALLS OR WITHIN ANOTHER DWELLING UNIT.NO MEDICINE CABINET, VENT OR ELECTRICAL OUTLET SERVING ONE DWELLING UNIT SHALL BE PLACED BACK TO BACK WITH OR IMMEDIATELYADJACENT TO A MEDICINE CABINET, VENT OR ELECTRICAL OUTLET SERVING ANOTHER DWELLING. [AMC 3502.5] 5. NO PLUMBING PIPES, VENT PIPES, OR DUCT WORK SHALL BE LOCATED IN ANY SEPERATING WALL WITHIN ANY WALL OR FLOOR CEILINGSOUND ASSEMBLY. [AMC 3502.6]6. ALL CABLES, WIRES, CONDUIT SYSTEMS AND PIPING OUTSIDE BUILDINGS OR STRUCTURES AND WITHIN THE EXTERIOR PROPERTY LINESSHALL BE INSTALLED UNDERGROUND OTHERTHAN RISERS IMMEDIATELY ADJACENT AND ATTACHED TO THE BUILDING. [AMC 3505.1.& 2.] A-4 ROOF PLAN 2. EACH UNIT SHALL BE DESIGNED IN COMPLIANCE WITH THE CITY OF ARCADIA MULTIPLE-FAMILY CONSTRUCTION STANDARDS, ORDINANCE NUMBER 2279. 3. ALL UTILITIES SHALL BE UNDERGROUNDED (PER AMC SEC.9255.2.19) SITE PLAN SCALE 1/8"=1'-0" 6-UNIT CONDOMINIUM 118 ALTA ST. ARCADIA, CA A-4 BASEMENT PLAN LANDSCAPE SIDEWALKSIDEWALK WALKWAY LANDSCAPE WALKWAY LANDSCAPE LANDSCAPE LANDSCAPE LANDSCAPE UNIT AUNIT BUNIT DUNIT EUNIT FUNIT C 1801sf1884 sf1501sf1648 sf1752 sf1803 sf 954 sf930 sf930 sf871 sf739 sf 762sf 824 sf 824 sf 837 sf 915 sf 839 sf 964 sf 443 sf537 sf524 sf523 sf523 sf 138 sf240 sf129 sf156 sf256 sf286 sf 388 sf 493 sf LANDSCAPE LANDSCAPE WALKWAY LANDSCAPE LANDSCAPE LANDSCAPE WALKWAY WALKWAY LANDSCAPE WALKWAY WALKWAY LANDSCAPE LANDSCAPE WALKWAY LANDSCAPE WALKWAY LANDSCAPE WALKWAY WALKWAY L-1 LANDSCAPE PLAN A-2 APEC GROUP 111 S. WALNUT GROVE AVE. SUITE 201 SAN GABRIEL, CA 91776 TEL: (626)294-9638 FAX: (626)286-8659 6-UNIT CONDOMINIUM 118 ALTA AVE. ARCADIA, CA SECOND FLOOR PLAN SCALE 1/8"=1'-0" FIRST FLOOR PLAN SCALE 1/8"=1'-0" 12 4 SIDEWALK LANDSCAPE NORTH ELEVATION SCALE 3/16"=1'-0" SOUTH ELEVATION SCALE 3/16"=1'-0" EAST ELEVATION SCALE 1/8"=1'-0" WEST ELEVATION SCALE 1/8"=1'-0" A-3 APEC GROUP 111 S. WALNUT GROVE AVE. SUITE 201 SAN GABRIEL, CA 91776 TEL: (626)294-9638 FAX: (626)286-8659 6-UNIT CONDOMINIUM 118 ALTA AVE. ARCADIA, CA 12 4 SIDEWALK LANDSCAPE 12 4 12 4 LANDSCAPE LANDSCAPE 3/ A-4 APEC GROUP 111 S. WALNUT GROVE AVE. SUITE 201 SAN GABRIEL, CA 91776 TEL: (626)294-9638 FAX: (626)286-8659 6-UNIT CONDOMINIUM 118 ALTA AVE. ARCADIA, CA BASEMENT PLAN SCALE 1/8"=1'-0" ROOF PLAN SCALE 1/8"=1'-0" GUEST PARKING GUEST PARKING GUEST PARKING 3/ 3/ 3/ Attachment No. 6 Attachment No. 6 Oak Tree Report Attachment No. 7 Attachment No. 7 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 73436 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): 118-120 Alta Street (Cross Street – First Avenue) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Terry Lim of Nuhauz Estate LLC (2) Address PO Box 661599 Arcadia, CA 91066 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 15, 2016 Staff: Thomas Li, Associate Planner