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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 [Type a quote from the document or the summary of an interesting point. You can position the text box anywhere in the document. Use the Drawing Tools tab to change the formatting of the pull quote text box.] 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