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HomeMy WebLinkAboutItem 2 - Reso 1978 - 329 Diamond StDATE: October 25, 2016 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Vanessa Quiroz, Assistant Planner SUBJECT: RESOLUTION NO. 1978 – APPROVING TENTATIVE PARCEL MAP NO. TPM 16-03 (74513), MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 16-18, AND MODIFICATION NO. MC 16-16 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A TWO-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 329 DIAMOND STREET Recommendation: Adopt Resolution No. 1978 SUMMARY The applicant, Sanyao International Inc., is requesting approval of Tentative Parcel Map No. TPM 16-03 (74513), Multiple Family Architectural Design Review No. MFADR 16- 18, and Modification No. MC 16-16 for a two-unit, residential condominium development at 329 Diamond Street. The Modification request is to allow the maximum density of dwelling units to be rounded-up from 1.7 to 2.0. The proposed development, subdivision, and Modification are consistent with the City’s General Plan, Zoning Code, and Subdivision 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. 1978 (Attachment No. 1) to approve TPM 16-03 (74513), MFADR 16-18, and MC 16-16, subject to the conditions listed in this staff report. BACKGROUND The subject property is a 6,500 square foot lot, zoned R-2, Medium Density Multiple Family Residential. The site is currently improved with a 1,106 square-foot, one-story, single-family residence with a detached garage constructed in 1925. The subject property is located on Diamond Street, between South Third Avenue and South Fifth Avenue – see Attachment No. 2 for an Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity. A Certificate of Demolition for the subject property was approved on August 11, 2016 – see Attachment No. 3. Based on an evaluation by an Architectural Historian, the property does not meet any of the minimum requirements for recognition as an historical resource or eligibility for listing on the California Register because the residence is Resolution No. 1978 – TPM 16-03 (74513), MFADR 16-18, & MC 16-16 329 Diamond Street October 25, 2016 – Page 2 of 6 common in type and style, lacking architectural distinction, and is not associated with any significant events or persons. PROPOSAL The applicant is proposing to demolish the existing structures and construct a two-unit residential condominium development - see Attachment No. 4 for the proposed Architectural Plans and Attachment No. 5 for the Tentative Parcel Map. The proposed development consists of two, two-story, Spanish style, townhome buildings. Each unit will be accessed from a pedestrian walkway along the easterly property line, and will consist of three bedrooms, two and a half bathrooms, and an attached two-car garage. The front unit will have 1,778 square feet of living area, and the other unit will have 1,781 square feet of living area. One on-site guest parking space will be available to both units. DISCUSSION The Planning Commission is to concurrently approve, conditionally approve, or deny the subdivision application, the architectural design of the proposed project, and the Modification request to allow a two-unit condominium development. The R-2 zone has a maximum density of one dwelling unit per 3,750 square feet of lot area. Based on this density factor, the maximum density for the subject lot is 1.7 units. Pursuant to Arcadia Municipal Code Section 9292.1.4, when the maximum number of units permitted has a fractional remainder greater than one-half, the maximum number of units can be rounded up to the next highest whole number with the approval of a Modification. A two unit development is consistent with the Medium Density Residential Land Use Designation of this area. The proposed development will be consistent with the City’s General Plan, Multiple- Family Residential Design Guidelines, Zoning and Subdivision Codes, and the State Subdivision Map Act. 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. FINDINGS Tentative Parcel Map The proposal for two residential condominium units requires that they be subdivided through the Tentative Parcel Map process. The proposed subdivision complies with the subdivision and zoning regulations of the Arcadia Municipal Code and the State Resolution No. 1978 – TPM 16-03 (74513), MFADR 16-18, & MC 16-16 329 Diamond Street October 25, 2016 – Page 2 of 6 Subdivision Map Act, and will not violate any requirements of a California Regional Water Quality Control Board. The following two findings are required for approval of a Tentative Parcel Map: 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. The proposed project will replace the existing one, single-family residential unit with a new, two unit, residential development that is consistent with the Medium Density Multiple Family Residential land use designation as described in the City’s General Plan. The proposed project is consistent and compatible with the surrounding neighborhood, and complies with the City’s Subdivision and Zoning Regulations, the State Subdivision Map Act, and the City’s 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. 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 subject site is physically suitable for the type of development. 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 any applicable General and/or Specific Plan 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 Resolution No. 1978 – TPM 16-03 (74513), MFADR 16-18, & MC 16-16 329 Diamond Street October 25, 2016 – Page 2 of 6 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. Architectural Design Review The massing, scale, quality of the proposed design, and the proposed landscaping is consistent or superior to that of other developments in the area. The proposed Spanish Style is properly executed with Spanish architectural elements carried consistently throughout. The Spanish style will complement the other existing developments along Diamond Street. The proposal is consistent with the City’s Multiple Family Residential Design Guidelines. 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; 2. Prevent an unreasonable hardship; or 3. Promote uniformity of development. The surrounding properties are developed with multi-family residences. The subject property can adequately accommodate the two units, and the design is compatible with the adjacent multi-family residences and the neighborhood. As previously mentioned, Arcadia Municipal Code Section 9292.1.4, allows for the maximum number of units to be rounded up to the next highest whole number. The request to increase the density to allow a two-unit residential condominium development will secure an appropriate improvement of the lot and will promote uniformity of development. 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. ENVIRONMENTAL ASSESSMENT As an in-fill development project, the proposed project qualifies as a Class 32 Categorical Exemption under the California Environmental Quality Act (CEQA) pursuant to the provisions of Section 15332 of the CEQA Guidelines. Additionally, the proposed project also qualifies as Class 5 and Class 15 Categorical Exceptions, pursuant to Sections 15305 and 15315, respectively of the CEQA Guidelines as a project with minor Resolution No. 1978 – TPM 16-03 (74513), MFADR 16-18, & MC 16-16 329 Diamond Street October 25, 2016 – Page 2 of 6 alterations in land use limitations, and as a minor land division – see Attachment No. 6 for the Preliminary Exemption Assessment. PUBLIC NOTICE/COMMENTS Public hearing notices for this item were mailed to the property owners and tenants of those properties that are located within 300 feet of the subject property on October 13, 2016. Pursuant to the provisions of the California Environmental Quality Act (CEQA), the public hearing notice was published in the Arcadia Weekly on October 13, 2016. As of October 20, 2016, no comments were received in response to the notices. RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 1978 to approve Tentative Parcel Map No. TPM 16-03 (74513), Multiple-Family Architectural Design Review No. MFADR 16-18, and Modification No. MC 16-16, subject to the following conditions, and find that the project is Categorically Exempt under the California Environmental Quality Act (CEQA): 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 16-03 (74513), MFADR 16-18 and MC 16-16, 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 Standard Urban Stormwater Mitigation Plan (SUSMP) subject to the approval of the City Engineer prior to the issuance of a building permit. The developer shall comply with the SUSMP as prescribed by Los Angeles County Department of Public Works SUSMP Manual and show the selected measures on the grading plan. 5. The applicant/property owner shall remove and replace existing curb, gutter, and driveway approaches in front of the subject property from property line to property line along Diamond Street per the City of Arcadia standards. 6. The applicant/owner shall install new sidewalk along the frontage of Diamond Street from property line to property line to match adjacent sidewalks. 7. The applicant/property owner shall install a separate water meter for each condo unit, and for the common area(s) to the satisfaction of the Public Works Service Director or designee. Common water meter for each unit may be used to supply both domestic water services and fire services, but shall separate the fire service Resolution No. 1978 – TPM 16-03 (74513), MFADR 16-18, & MC 16-16 329 Diamond Street October 25, 2016 – Page 2 of 6 from the domestic water service with an approved back flow device to the satisfaction of the Public Works Service Director or designee. 8. A Water Meter Clearance Application shall be filed with the Public Works Services Department prior to issuance of a building permit. 9. New water service installation shall be 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 by the applicant/property owner, according to Public Works Services Department, Engineering Division specifications. 10. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover, an approved type of backwater valve is required to be installed on the sewer lateral at the right of way to the satisfaction of the Public Works Service Director or designee. 11. 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. 12. 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. 13. 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. 14. Approval of TPM 16-03 (74513), MFADR 16-18, and MC 16-16 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. Resolution No. 1978 – TPM 16-03 (74513), MFADR 16-18, & MC 16-16 329 Diamond Street October 25, 2016 – Page 2 of 6 PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should approve a motion to approve Tentative Parcel Map No. TPM 16-03 (74513), Multiple- Family Architectural Design Review No. MFADR 16-18, and Modification No. MC 16-16 state that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 1978 that incorporates the requisite Environmental, Subdivision, Modification, and Architectural Design Review findings, and the Conditions of Approval as presented in this staff report, or as modified by the Commission. Denial If the Planning Commission is 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 move to deny Tentative Parcel Map No. TPM 16-03 (74513), Multiple-Family Architectural Design Review No. MFADR 16-18, and/or Modification No. MC 16-16, 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 25, 2016, Planning Commission Meeting, please contact Assistant Planner, Vanessa Quiroz at (626) 574-5422, or VQuiroz@ArcadiaCA.gov. Approved: Attachment No. 1: Resolution No. 1978 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity Attachment No. 3: Certificate of Demolition and Historical Report Attachment No. 4: Proposed Architectural Plans Attachment No. 5: Tentative Parcel Map No. TPM 16-03 (74513) Attachment No. 6: Preliminary Exemption Assessment Attachment No. 1 Resolution No. 1978 Attachment No. 1 Attachment No. 2 Aerial Photo with Zoning Information & Photos of the Subject Property and Vicinity Attachment No. 2 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 1925 1,106 1 Hung Tam Site Address: 329 DIAMOND 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 generated04-Oct-2016 Page 1 of 1 Subject Property: 329 Diamond Street Adjacent multi-family development to the east: 331 Diamond Street Second multi-family development to the east: 333 Diamond Street Multi-Family development across the street to the East: 328-340 Diamond Street Multi-family development directly across the street: 330 Diamond Street Multi-Family development across the street to the West: 326 Diamond Street Second multi-family development to the west: 324 Third Street Adjacent multi-family development to the west: 321 Diamond Street Attachment No. 3 Certificate of Demolition and Historical Report Attachment No. 3 Attachment No. 4 Architectural Plans Attachment No. 7 Attachment No. 5 Tentative Parcel Map No. TPM 16-03 (74513) Attachment No. 5 Attachment No. 6 Preliminary Exemption Assessment Attachment No. 6 Preliminary Exemption Assessment FORM “A” PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: A proposal for a two-unit residential condominium development with modification request to allow the maximum density of dwelling units to be rounded-up from 1.7 to 2.0. 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): 329 Diamond Street (between South 3rd Street and South 5th Street) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Sanyoa International, Inc. (2) Address 255 E. Santa Clara Street, 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: Class 32 Section 15332: 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: October 10, 2016 Staff: Vanessa Quiroz, Assistant Planner