HomeMy WebLinkAboutItem No. 3 - 141-145 Alice St., TTM 17-03, and MFADR 17-04DATE: August 22, 2017
TO: Honorable Chairman and Planning Commission
FROM: Lisa Flores, Planning Services Manager
By: Vanessa Quiroz, Assistant Planner
SUBJECT: RESOLUTION NO. 2001 – APPROVING TENTATIVE TRACT MAP NO.
TTM 17-03 (76053) AND MULTIPLE FAMILY ARCHITECTURAL DESIGN
REVIEW NO. MFADR 17-06 WITH A CATEGORICAL EXEMPTION
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
FOR AN EIGHT UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT
AT 141-145 ALICE STREET
Recommendation: Adopt Resolution No. 2001
SUMMARY
The applicant, Robert Tong, is requesting approval of Tentative Tract Map No. TTM 17-
03 (76053) and Multiple Family Architectural Design Review No. MFADR 17-06 to
consolidate the two lots at 141 and 145 Alice Street to accommodate a new eight unit,
residential condominium development. The proposed development and subdivision are
consistent with the City’s General Plan, Development Code, and Subdivision Code as
an infill development project, the proposed development qualifies for a Categorical
Exemption under the California Environmental Quality Act (CEQA). It is recommended
that the Planning Commission approve TTM 17-03 (76053) and MFADR 17-06, subject
to the conditions listed in this staff report, find that the project is Categorically Exempt
under CEQA, and adopt Resolution No. 2001 – refer to Attachment No. 1.
BACKGROUND
The subject site consists of two legal lots. The applicant proposes to consolidate the two
lots into one lot through the tract map process. The combined lot size will be 18,763
square feet. Both lots are zoned R-3, High Density Multiple Family Residential. The lot
at 141 Alice Street is developed with a single-family residence constructed in 1949, and
the lot at 145 Alice Street is currently improved with a large concrete slab and driveway
- refer to Attachment No. 2 for an Aerial Photo with Zoning Information an d Photos of
the Subject Properties and Vicinity. Both properties were previously owned and utilized
by the Arcadia Presbyterian Church located at 121 Alice Street.
The Certificate of Demolition for the subject property was approved on August 7, 2017.
The evaluation by an Architectural Historian found that the existing structure is not
Resolution No. 2001 – TTM 17-03 (76053) and MFADR 17-06
141-145 Alice Street
August 22, 2017 – Page 2 of 9
historically significant because the residence does not uniquely represent the post -
World War II housing boom, the building is not the work of a master architect, nor is it of
artistic value, and it is not associated with any significant events or persons. The
Historian’s report is included as Attachment No. 3.
PROPOSAL
The applicant is proposing to construct an eight unit residential condominium
development with at-grade parking – refer to Attachment No. 4 for the Tentative Tract
Map and Attachment No. 5 for the Architectural Plans. The proposed development
consists of four, two-story, Spanish style, townhome buildings, as shown below.
The units will have three bedrooms, three and a half or three full bathrooms, a two car
garage, and range in size from 1,439 square feet to 1,631 square feet. A total of 16
resident parking spaces and four guest parking spaces will be provided.
The R-3 zone has a minimum density of one dwelling unit per 2,200 square feet of lot
area, and a maximum density of one unit per 1,450 square feet of lot area. Th is
calculates to a minimum of eight units and a maximum of twelve units for the subject
property. The proposed eight unit development is in compliance with the minimum
density requirement.
The new residences will have an overall building height of 29’-0”, and will be setback
25’-0” from the front property line. The units will have a minimum rear setback and side
Site Plan
Resolution No. 2001 – TTM 17-03 (76053) and MFADR 17-06
141-145 Alice Street
August 22, 2017 – Page 3 of 9
yard setback of 10’-0”. All other Zoning Code requirements, including open space
provisions, will be satisfied by the proposed design.
ANALYSIS
The proposal is to consolidate the two legal lots into one lot to accommodate an eight
unit residential condominium project through the Tentative Tract Map process. The
proposed condominium subdivision complies with the subdivision regulations of the
Arcadia Municipal Code and the Subdivision Map Act, and will not violate any
requirements of a California Regional Water Quality Control Board.
Concurrent with the subdivision application, 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 Spanish.
The proposed development is a well thought-out design. The front entrance of each
residential unit is oriented towards a pedestrian walkway which is in keeping with the
City’s Design Guidelines and the goals and policies of the Arcadia General Plan. Each
unit will have ample private open space in the form of a patio on the ground floor.
Landscaping is provided along the side property lines to help soften the appearance of
the development from neighboring properties as well as to provide screening.
The exterior of the buildings will be finished with beige colored stucco, dark brown vinyl
framed windows, and dark brown blended multi-dimensional s-tile roofing. Thoughtfully
placed features such as wooden panel features, Spanish style tile, dark wooden
shutters and awnings highlight the Spanish style, as shown below.
The proposed development will be consistent with the City’s General Plan, Multiple -
Family Residential Design Guidelines, the Development Code, 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.
Front elevation along Alice Street
Resolution No. 2001 – TTM 17-03 (76053) and MFADR 17-06
141-145 Alice Street
August 22, 2017 – Page 4 of 9
FINDINGS
Tentative Tract Map
The proposal for the eight residential condominium units requires that they be
subdivided through the Tentative Tract Map process for the proposed Tentative Tract
Map. The following findings are required for approval of a Tentative Tract Map:
A. The proposed map, subdivision design, and improvements are consistent
with the General Plan, any applicable specific plan, and the Subdivisions
Division of the Development Code:
The design or improvement of the proposed subdivision is consistent with the
applicable General Plan as the site is physically suitable for the type of
development and the approval of the architectural design for the condominiums
respects the scale and character of the existing neighborhood.
B. The site is physically suitable for the type and proposed density of
development:
The site is physically suitable for the density of the project and complies with the
minimum density of eight units, and the maximum density of twelve units. There are
no physical impediments to the development of this site for residential
condominiums.
C. The design of the subdivision and the proposed improvements are not likely
to cause substantial environmental damage or substantially and avoidably
injure fish or wildlife or their habitat:
The proposed tentative tract map is to merge the two lots into one and for a minor
subdivision of an infill site. There is no protected aquatic or wildlife habitat on the
subject property. Therefore, it will not cause substantial environmental damage or
substantially and avoidably injure fish or wildlife or their habitat.
D. The design of the subdivision or type of improvements is not likely to cause
serious public health or safety problems:
The proposed subdivision is for condominium purposes. No portion of the land will
be physically subdivided. The construction of the eight, multi-family residential units
is being done in compliance with Building and Fire Codes and all other applicable
regulations. The project meets all health and safety requirements, and will not
cause any public health or safety problems.
E. The design of the subdivision or the type of improvements will not conflict
with easements acquired by the public at large for access through or use of,
property within the proposed subdivision:
The proposed design of the subdivision or the type of improvements does not
conflict with any easements acquired by the public at large for access through or
Resolution No. 2001 – TTM 17-03 (76053) and MFADR 17-06
141-145 Alice Street
August 22, 2017 – Page 5 of 9
use of, property within the proposed subdivision. Based on the tentat ive tract map,
there are no such easements on the subject property.
F. The discharge of sewage from the proposed subdivision into the community
sewer system will not result in violation of existing requirements specified by
the California Regional Water Quality Control Board:
The Arcadia Public Works Services Department determined that the City’s existing
infrastructure will adequately serve the new development, and the requirements of
the California Regional Water Quality Control Board will be satisfied.
G. The design of the subdivision provides, to the extent feasible, passive or
natural heating and cooling opportunities:
The project has been designed to comply with the California Building Code that
includes regulations pertaining to energy conservation.
H. The proposed subdivision, its design, density, and type of development and
improvements conforms to the regulations of the City’s Development Code
and the regulations of any public agency having jurisdiction by law :
The proposed subdivision complies with the density requirements of the City’s
Development Code, and all the improvements required for the site and each unit
will comply with the regulations in the City’s Development Code.
Architectural Design Review
The massing, scale, quality of the design of the proposed development, and the
proposed landscaping are consistent or superior to that of other developments in the
area. The Spanish style architecture will complement the newer developments along
this portion of Alice Street. The proposal is consistent with the City’s Multiple Family
Residential Design Guidelines.
All City requirements regarding disabled access and facilities, occupancy limits, building
safety, health code compliance, emergency equipment, environmental regulation
compliance, and parking 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.
ENVIRONMENTAL ASSESSMENT
If it is determined that no significant physical alterations to the site are necessary, then
this project, as construction of an infill development project, qualifies as a Class 32
Categorical Exemption per the provisions of the California Environmental Quality Act
(CEQA) pursuant to Section 15332 of the CEQA Guidelines. Refer to Attachment No. 6
for the Preliminary Exemption Assessment.
Resolution No. 2001 – TTM 17-03 (76053) and MFADR 17-06
141-145 Alice Street
August 22, 2017 – Page 6 of 9
PUBLIC NOTICE/COMMENTS
A public hearing notice for this item was published in the Arcadia Weekly newspaper and
mailed to the property owners of those properties that are located within 300 feet of the
subject property on August 10, 2017. As of August 17, 2017, no comments were received
regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission approve Tentative Tract Map No.
TTM 17-03 (76053) and Multiple-Family Architectural Design Review No. MFADR 17-
06, subject to the following conditions, find that the project is Categorically Exempt
under the California Environmental Quality Act (CEQA), and adopt Resolution No. 2001:
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
TTM 17-03 (76053) and MFADR 17-06, subject to the satisfaction of the
Community Development Administrator or designee.
2. The applicant/property owner shall be required to pay a $100 Map fee and $25
Final Map Approval fee prior to the approval of the Final Tract Map.
3. The applicant/property owner shall submit to the City Engineer or designee a
separate demolition and erosion control plan prepared by a registered civil
engineer prior to approval of the Final Tract Map and demolition of any existing
structures.
4. The applicant/property owner shall remove and replace the curb and gutter along
Alice Street from property line to property line to the satisfaction of the City
Engineer or designee.
5. The new driveway approach shall comply with the City of Arcadia standard and to
the satisfaction of the City Engineer or designee.
6. The applicant/property owner shall submit a Grading Plan prepared by a registered
Civil Engineer subject to the approval of the City Engineer prior to issuance of a
building permit.
7. The applicant/property owner shall integrate Low Impact Development (LID)
strategies into the site design to the satisfaction of the City Engineer or designee.
These strategies include using infiltration trenches, bio-retention planter boxes,
roof drains connected to a landscaped area, pervious concrete/pavers, etc.
8. The applicant/property owner shall install separate water meters for each unit.
9. If the water service is to be used to supply both domestic water and fire sprinklers
for each unit, the developer shall separate the fire ser vice from the domestic water
service at each unit with an approved back flow prevention device to the
satisfaction of the Public Works Services Director or designee.
Resolution No. 2001 – TTM 17-03 (76053) and MFADR 17-06
141-145 Alice Street
August 22, 2017 – Page 7 of 9
10. A separate water service and meter will be required for common area landscape
irrigation to the satisfaction of the Public Works Services Director or designee.
11. A Water Meter Clearance Application shall be filed with and approved by the Public
Works Services Director or designee prior to permit issuance.
12. New water service installation shall be installed by the applicant/property owner.
Installation shall be according to the specifications of the Public Works Services
Department, Engineering Division, subject to the satisfaction of the Public Works
Services Director or designee. Abandonment of existing water services, if
necessary, shall be by the Developer, according to Public Works Services
Department, Engineering Division specifications, subject to the satisfaction of the
Public Works Services Director or designee.
13. If any drainage fixture elevation is lower than the elevation of the next upstream
manhole cover (444.97’), an approved backwater valve is required and is subject
to the approval of the Public Works Services Director or designee.
14. The existing sewer lateral shall be utilized if po ssible to the satisfaction of the
Public Works Services Director or designee.
15. The applicant/property owner shall install an automatic fire sprinkler system per the
City of Arcadia Fire Department Single & Multiple -Family Dwelling Sprinkler
Standard that is approved by the City Fire Marshal or designee prior to obtaining
final occupancy.
16. The project shall comply with the current California Building Code, including
residential accessibility and Arcadia Multi-Family Standards to the satisfaction of
the City Building Official or designee.
17. The applicant/property owner shall comply with all City requirements regarding
building safety, fire prevention, detection, suppression, emergency access, public
right-of-way improvements, parking, water supply and water facilities, sewer
facilities, trash reduction and recycling requirements, and National Pollutant
Discharge Elimination System (NPDES) measures to the satisfaction of the
Building Official, Fire Marshal, Public Works Services Director and Development
Services Director or 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 .
18. The applicant/property owner shall defend, indemnify, and hold harmless the City
of Arcadia and its officials, officers, employees, and agents from and against any
claim, action, or proceeding against the City of Arcadia, its officials, officers,
employees or agents to attack, set aside, void, or annul any approval or conditional
approval of the City of Arcadia concerning this project and/or land use decision,
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
Resolution No. 2001 – TTM 17-03 (76053) and MFADR 17-06
141-145 Alice Street
August 22, 2017 – Page 8 of 9
applicable to this project or decision. The City shall promptly notify the applicant of
any claim, action, or proceeding concerning the project and/or land use decision
and the City shall cooperate fully in the defense of the matter. The City reserves
the right, at its own option, to choose its own attorney to represent the City, its
officials, officers, employees, and agents in the defense of the matter.
19. Approval of TTM 17-03 (76053) and MFADR 17-06 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. 2001 to approve Tentative Tract Map No.
TTM 17-03 (76053) and Multiple-Family Architectural Design Review No. MFADR 17-
06, on the bases that the proposal satisfies the requisite findings, including the
environmental finding that the project is Categorically Exempt under the California
Environmental Quality Act (CEQA), and is subject to 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, with specific reasons based on the
evidence presented, and approve a motion to deny Tentative Tract Map No. TTM 17-03
(76053) and Multiple-Family Architectural Design Review No. MFADR 17-06 and direct
staff to prepare a resolution for adoption at the next meeting that incorporates the
Commission’s decision and specific f indings.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the August 22, 2017, Planning Commission Meeting,
please contact Assistant Planner, Vanessa Quiroz at (626) 574-5422, or
VQuiroz@ArcadiaCA.gov.
Approved:
Resolution No. 2001 – TTM 17-03 (76053) and MFADR 17-06
141-145 Alice Street
August 22, 2017 – Page 9 of 9
Attachment No. 1: Resolution No. 2001
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Properties and Vicinity
Attachment No. 3: Historical Report
Attachment No. 4: Tentative Tract Map No. TTM 17-03 (76053)
Attachment No. 5: Proposed Architectural Plans
Attachment No. 6: Preliminary Exemption Assessment
Attachment No. 1
Resolution No. 2001
Attachment No. 1
Attachment No. 2
Aerial Photo with Zoning Information
and Photos of the Subject Properties
and Vicinity
Attachment No. 2
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
R-3
Number of Units:
HDR
Property Characteristics
1949
1,946
1
ARCADIA PRESBYTERIAN CHURCH
Site Address:141 ALICE ST
Parcel Number:5779-017-003
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:N/A
N/A
N/A
N/A
Residential Flex Overlay:
N/A
N/A
N/A
N/A
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
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 generated 07-Aug-2017
Page 1 of 1
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
R-3
Number of Units:
HDR
Property Characteristics
1962
7,500
0
ARCADIA PRESBYTERIAN CHURCH
Site Address:145 ALICE ST
Parcel Number:5779-017-004
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:N/A
N/A
N/A
N/A
Residential Flex Overlay:
N/A
N/A
N/A
N/A
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
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 generated 07-Aug-2017
Page 1 of 1
Subject property at 141 Alice Street
Subject property at 145 Alice Street
Arcadia Presbyterian Church to the West of the subject site.
Arcadia Presbyterian Church to the West of the subject site.
Adjacent property to the East at 155 Alice Street
Adjacent property to the East at 147 Alice Street
Arcadia Presbyterian Church parking lot at 122 Alice Street
Property directly across the street at 138 Alice Street
Property across the street at 142 Alice Street
Property across the street at 146 Alice Street
Property across the street at 158 Alice Street
Property across the street at 150 Alice Street
Property to at the rear at 142 Genoa Street
Property to at the rear at 140 Genoa Street
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Property to at the rear at 146 Genoa Street
Attachment No. 3
Historical Report
Attachment No. 3
Attachment No. 4
Tentative Tract Map No. TTM 17-03 (76053)
Attachment No. 4
Attachment No. 5
Proposed Architectural Plans
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: An 8-unit condominium development under applications
MFADR 17-06 and TTM 17-03 (76053)
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):
141 &145 Alice Street
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Robert Tong, Sanyao International, Inc.
(2) Address 255 E. Santa Clara St, 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: The proposed project is categorically exempt from
CEQA pursuant to Section 15332 (Class 32) as an
in-fill development of the State CEQA Guidelines.
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: 8/7/17 Staff: Vanessa Quiroz, Assistant Planner