HomeMy WebLinkAboutItem 1 - Reso 1976 - 1118 SunsetDATE: October 11, 2016
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Nick Baldwin, Associate Planner
SUBJECT: RESOLUTION NO. 1976 – APPROVING TENTATIVE PARCEL MAP NO.
TPM 16-02 (74432) AND MULTIPLE FAMILY ARCHITECTURAL DESIGN
REVIEW NO. MFADR 16-12 WITH A CATEGORICAL EXEMPTION
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
FOR A TWO UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT
1118 SUNSET BOULEVARD
Recommendation: Adopt Resolution No. 1976
SUMMARY
The applicant and property owner, Sandex Development, LLC., is requesting approval
of a Tentative Parcel Map and Multiple Family Architectural Design Review for a two
unit residential condominium project at 1118 Sunset Boulevard. The proposed
development and subdivision are consistent with the City’s General Plan, Subdivision
Code, and Zoning Code. The proposed project qualifies for a Categorical Exemption
under the California Environmental Quality Act (CEQA). It is recommended that the
Planning Commission adopt Resolution No. 1976 (Attachment No. 1) to approve
Tentative Parcel Map No. TPM 16-02 and Multiple Family Architectural Design Review
No. MFADR 16-12, based on the findings and conditions stated in this report, including
a CEQA Exemption.
BACKGROUND
The subject property is a 6,500 square foot lot, zoned R-3, High Density Multiple Family
Residential. The property is currently developed with one, single story, single family
residence constructed in 1948 - refer to Attachment No. 3 for an Aerial photo with
Zoning Information and Photos of the Subject Property and Surrounding Properties. A
Certificate of Demolition (Attachment No. 6) was approved for this project on June 8,
2016, based on an evaluation by an Architectural Historian that the existing structure is
not an historic resource or eligible for listing on the California Register.
PROPOSAL
The applicant is proposing to demolish the existing structure and construct two, Spanish
style, townhouse units, and subdivide them into condominiums - see Attachment No. 4
TPM 16-02 (74432) and MFADR 16-12
1118 Sunset Boulevard
October 11, 2016 – Page 2 of 7
for the Tentative Parcel Map, and Attachment No. 5 for the proposed architectural
plans. Each two story unit will have three bedrooms and two and a half bathrooms, and
will have living areas that range from 1,664 to 1,753 square feet. Each unit will have a
two car garage, and one onsite guest parking space will be provided for the two units.
DISCUSSION
The proposed two units will be attached and they will have an overall building height of
25’-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. The building will meet the minimum side yard
setback requirements, which are 5’-0” for the garages and 10’-0” for the dwelling units.
The R-3 zone has a minimum density factor of one unit per 2,200 square feet of lot
area, and a maximum density factor of one unit per 1,450 square feet of lot area. The
subject 6,500 square foot property is required to be developed with two to four units.
The proposed project is at the minimum density limit and complies with all applicable
Zoning Code requirements.
Architectural Design
The architectural style of the
proposed development is described
as Spanish – see Attachment No. 5
for the proposed architectural plans.
The proposed design is properly
executed with Spanish architectural
elements carried consistently
throughout. The existing hedge
along the northerly side property
line will remain, and trees and
hedges will be planted along the
southerly side and easterly rear property lines to 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 Architectural Design Guidelines, which can be found at
www.ArcadiaCA.gov/designguidelines.
Tentative Parcel Map
The proposal to subdivide the two 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. 74432. 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.
TPM 16-02 (74432) and MFADR 16-12
1118 Sunset Boulevard
October 11, 2016 – Page 3 of 7
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
Architectural 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 one residential unit with a new, two
unit, residential development that is consistent in character with the High Density
Multiple Family Residential land use 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 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.
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
TPM 16-02 (74432) and MFADR 16-12
1118 Sunset Boulevard
October 11, 2016 – Page 4 of 7
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.
The proposed development will be consistent with the City’s General Plan, Multiple
Family Residential Architectural 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 ASSESSMENT
Pursuant to the provisions of the California Environmental Quality Act (CEQA) the
Development Services Department has determined that the proposed project qualifies
as a minor land division for a Class 15 Categorical Exemption and as an infill
development for a Class 32 Categorical Exemption per Sections 15315 and 15332,
respectively, of the CEQA Guidelines. Refer to Attachment No. 2 for the Preliminary
Exemption Assessment.
PUBLIC NOTICE/COMMENTS
The public hearing notice for this item was mailed to the
owners and tenants of those properties that are located
within 300 feet of the subject property on September 29,
2016. Pursuant to the provisions of the California
Environmental Quality Act (CEQA), the public hearing
notice was published in the Arcadia Weekly on September
29, 2016. As of October 5, 2016, no comments in
response to the notices had been received by Planning
Services.
The existing unit was vacant at the end of September
2016, and the property owner has stated that the unit will
remain vacant.
RECOMMENDATION
It is recommended that the Planning Commission conditionally approve the project and
find that this project is Categorically Exempt under the California Environmental Quality
TPM 16-02 (74432) and MFADR 16-12
1118 Sunset Boulevard
October 11, 2016 – Page 5 of 7
Act (CEQA) by adopting Resolution No. 1976, which includes the requisite findings, and
the following 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 16-02 (74432) and MFADR 16-12, to the satisfaction of the Community
Development Administrator or designee.
2. The applicant/property owner shall pay a $100 Final Map fee and a $50 Final Map
Approval fee prior to the approval of the final Parcel Map.
3. Prior to the approval of the final 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 final 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 16-02 (74432) prior to
approval of the final 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, sidewalk, and driveway aprons from
property line to property line along Sunset Boulevard.
b. Construct a new driveway approach on Sunset Boulevard per City standards,
with an offset of one foot from the property line to the top of the driveway wing.
6. The project shall comply with the applicable 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 separate landscape water meter is required for common area landscape
irrigation. The backflow preventer on common area irrigation shall be a Reduce
Pressure Backflow Assembly as approved by the Public Works Services
Department.
TPM 16-02 (74432) and MFADR 16-12
1118 Sunset Boulevard
October 11, 2016 – Page 6 of 7
9. A water meter clearance application shall be filed with the Public Works Services
Department prior to the issuance of a building permit.
10. 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.
11. 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 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 the use of infiltration trenches, bioretention planter
boxes, roof drains connected to a landscaped area, pervious concrete/pavers, 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.
15. Approval of TPM 16-02 (74432) and MFADR 16-12 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
TPM 16-02 (74432) and MFADR 16-12
1118 Sunset Boulevard
October 11, 2016 – Page 7 of 7
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. 1976 to approve Tentative Parcel Map No.
TPM 16-02 and Multiple Family Architectural Design Review No. MFADR 16-12, stating
that the proposal satisfies the requisite findings, including the environmental
determination that the project is Categorically Exempt under the California
Environmental Quality Act (CEQA), and the conditions of approval as presented in this
staff report, or as modified by the Commission.
Denial
If the Planning Commission intends to deny this proposal, the Commission should
approve a motion to deny Tentative Parcel Map No. 16-02 and/or Multiple Family
Architectural Design Review No. MFADR 16-12, state the finding(s) that the proposal
does not satisfy with reasons based on the record, and direct staff to prepare a
resolution for adoption at the next meeting that incorporates the Commission’s decision
and specific findings.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the October 11, 2016, public hearing, please contact
Associate Planner, Nick Baldwin at (626) 574-5444, or nbaldwin@ArcadiaCA.gov.
Approved:
Attachment No. 1: Resolution No. 1976
Attachment No. 2: Preliminary Exemption Assessment
Attachment No. 3: Aerial Photo with Zoning Information and Photos of the Subject
Property & Surrounding Properties
Attachment No. 4: Tentative Parcel Map. No. 74432
Attachment No. 5: Proposed Architectural Plans
Attachment No. 6: Certificate of Demolition
Link to City Design Guidelines: www.ArcadiaCA.gov/designguidelines.
Attachment No. 1
Attachment No. 1
Resolution No. 1976
Attachment No. 2
Attachment No. 2
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:TPM 16-02 & MFADR 16-12
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):
1118 Sunset Boulevard
(Cross streets – Arcadia Avenue and W. Duarte Road)
3.Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Sanyao International, LLC
(2) Address 255 E. Santa Clara St., Suite 200,
Arcadia, CA 91006
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: 15315 - Class 15 (Minor Land Division).
f. The project is statutorily exempt.
Applicable Exemption:
g. The project is otherwise exempt
on the following basis:
h. The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: September 27, 2016 Staff: Nick Baldwin, Associate Planner
Attachment No. 3
Attachment No. 3
Aerial Photo with Zoning Information and
Photos of the Subject Property and 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
1948
828
1
PARK INVESTMENT CO INC
Site Address:
1118 SUNSET BLVD
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-2016
Page 1 of 1
6,500
1118 Sunset Blvd., Subject Property
1122 Sunset Blvd., AdjacentPropertyto the South
1114 Sunset Blvd., AdjacentPropertyto the North
1117 Sunset Blvd., Propertyacrossthe Street
1119 Sunset Blvd., Propertyacrossthe Street
1123 Sunset Blvd., Property across the Street, One Lot to the South
Attachment No. 4
Attachment No. 4
Tentative Parcel Map No. 74432
Attachment No. 5
Attachment No. 5
Proposed Architectural Plans
Attachment No. 6
Attachment No. 6
Certificate of Demolition