HomeMy WebLinkAboutItem No. 4 - 116 Bonita St., TPM 17-02, MINOR AM 17-11, and MFADR 17-01DATE: August 22, 2017
TO: Honorable Chairman and Planning Commission
FROM: Lisa Flores, Planning Services Manager
By: Jordan Chamberlin, Associate Planner
SUBJECT: RESOLUTION NO. 2000 – APPROVING TENTATIVE PARCEL MAP NO.
TPM 17-02 (74938), MINOR ADMINISTRATIVE MODIFICATION NO.
MINOR AM 17-11, AND MULTIPLE FAMILY ARCHITECTURAL DESIGN
REVIEW NO. MFADR 17-01 WITH A CATEGORICAL EXEMPTION
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
FOR A THREE UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT
AT 116 BONITA STREET
Recommendation: Adopt Resolution No. 2000
SUMMARY
The Applicant, Leo Wu of Archfield Inc. Architects, is requesting approval of Tentative
Parcel Map No. TPM 17-02 (74938), Minor Administrative Modification No. Minor AM
17-11 and Multiple Family Architectural Design Review No. MFADR 17-01 for a three-
unit, residential condominium development at 116 Bonita Street. 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 TPM 17-
02 (74938), Minor AM 17-11 and MFADR 17-01, subject to the conditions listed in this
staff report, find that the project is Categorically Exempt under CEQA, and adopt
Resolution No. 2000 – refer to Attachment No. 1.
BACKGROUND
The subject property is an 8,000 square foot lot zoned R-3, High Density Multiple Family
Residential. The site is currently vacant – refer to Attachment No. 2 for an Aerial photo
with Zoning Information and Photos of the Subject Property and Vicinity.
The site had two structures on the property that were built between 1924 and 1932, but
were demolished since it was an outstanding code enforcement issue. The property had
been vacant for a number of years and in 2015, it was declared as a public nuisance
since the boarded-up structure and overgrown weeds had become an eyesore to the
Resolution No. 2000 – TPM 17-02 (74938), Minor AM 17-11, & MFADR 17-01
116 Bonita Street
August 22, 2017 – Page 2 of 9
community. In 2016, the City demolished the structures. Prior to the demolition, a
historic resource evaluation was conducted. Based on the evaluation by an Architectural
Historian, the structures did not meet any of the minimum requirements for recognition
as a historical resource nor was it eligible for listing on the California Register because,
although the structures demonstrated architectural integrity, they were not considered
important examples of Craftsman architecture in Arcadia.
PROPOSAL
The Applicant is proposing to construct a three unit, residential condominium
development with surface parking – refer to Attachment No. 3 for the Tentative Parcel
Map and Attachment No. 4 for the proposed Architectural Plans. The proposed
development consists of one, two-story Spanish Revival style townhome building. Unit 1
is accessed from a pedestrian walkway from Bonita Street. Units 2 and 3 can be
accessed along a different pedestrian walkway that is located along the westerly side of
this property from Bonita Street. Direct access to each unit is also provided from the
associated attached garages from the rear alley.
The units will range in size from 1,530 square feet to 1,637 square feet of living area.
Two of the units will have three bedrooms with three bathrooms or three and a half
bathrooms. The third unit will have four bedrooms with three and half bathrooms. The
new residences will have an overall building height of 25’-1”, where a maximum of 30’-
0” is allowed.
A total of six garage parking spaces for residents and two guest parking spaces will be
provided, which meets the required number of parking per the Development Code. The
Applicant is requesting a Minor Administrative Modification to reduce the width of the
two guest parking spaces that are adjacent to a solid wall or structure from 11’-6” to 10’-
0” for one stall and 10’-6”. All other Zoning Code requirements, including open space
provisions, will be satisfied by the proposed design.
Resolution No. 2000 – TPM 17-02 (74938), Minor AM 17-11, & MFADR 17-01
116 Bonita Street
August 22, 2017 – Page 3 of 9
Figure 2. Proposed front elevation
ANALYSIS
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. This
calculates to a minimum of three units and a maximum of five units for the subject
property. The proposed three unit development is in compliance with the density
requirements.
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 Revival. The proposed
development is a well thought-out design. The exterior of the building features light
beige colored stucco, brown vinyl framed windows, and multi-dimensional red s-tile roof
material.
Thoughtfully placed dark brown raised panel shutters, architectural projections and
decorative rafters emphasize the Spanish Revival style. Pedestrian walkways provide
good connectivity among the units and to the street. The front entrance of Unit 1 is
oriented towards a pedestrian walkway what connects to the City’s sidewalk 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 patios.
Landscaping is provided along the side property lines to help soften the appearance of
the development from neighboring properties.
The proposed modification is to reduce the width of the guest parking space s from 11’-
6” to 10’-0” for one space and 10’-6” for the second space. The minimum width of 11’-6”
is a relatively new requirement that was approved under the Development Code
Update, and it only required when the parking space is adjacent to a solid wall. The
intent was to provide additional space for vehicles to maneuver more effectively. There
are many existing multi-family developments that have less than the minimum
requirement of 11’-6”. As a result, the proposed reduction to the parking spaces are still
functional spaces, and wide enough to accommodate a standard vehicle. The City
Resolution No. 2000 – TPM 17-02 (74938), Minor AM 17-11, & MFADR 17-01
116 Bonita Street
August 22, 2017 – Page 4 of 9
Engineer reviewed the plans and determined that the proposed dimensions are
functional spaces.
With approval of the modification, the proposed development will be consistent with the
City’s General Plan, Multiple-Family Residential Design Guidelines, Development 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, Development Services
Director, Fire Marshal, and Public Works Services Director, or their respective
designees.
FINDINGS
Tentative Parcel Map
The proposal to create three residential condominium units requires that they be
subdivided through a Tentative Parcel Map. 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 the California Regional Water Quality
Control Board. The following findings are required for approval of a Tentative Parcel
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
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 three units, and the maximum density of five 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 Parcel Map is for a minor subdivision of an infill site and
there is no protected aquatic or wildlife habitat on the subject property. Therefore, it
will not cause substantial environmental damage or substantially an d avoidably
injure fish or wildlife or their habitat.
Resolution No. 2000 – TPM 17-02 (74938), Minor AM 17-11, & MFADR 17-01
116 Bonita Street
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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 wil l
be physically subdivided. The construction of the three, multi-family residential units
are 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 cau se
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 use
of, property within the proposed subdivision. Based on the tentative parcel 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.
The proposed subdivision should not be approved if the Planning Commission finds that
any of the findings for denial listed at the end of this staff report are applicable.
Resolution No. 2000 – TPM 17-02 (74938), Minor AM 17-11, & MFADR 17-01
116 Bonita Street
August 22, 2017 – Page 6 of 9
Administrative Modification
Pursuant to Development Code Section 9107.05.050, an Administrative Modification
may be approved if at least one of the following findings can be made.
1. Secure an appropriate improvement of a lot;
2. Prevent an unreasonable hardship; or
3. Promote uniformity of development.
The proposed modification to reduce the width of the guest parking space from 11’-6” to
10’-0” for one space and 10’-6” for the second space will help secure an appropriate
improvement to the lot, in this case the overall multi-family residential development. The
proposed reduction to the parking spaces will be functional spaces and wide enough for
a standard vehicle to maneuver effectively into the space. Due to the narrow lot width,
the reduced guest parking spaces allow the project to comply with all other zoning
regulations as well as create a pedestrian friendly development pattern by providing
vehicular access off of the rear alleyway and less hardscape in the front yard area.
Architectural Design Review
The massing, scale, quality of the design of the proposed development, quality of
design, and the proposed landscaping is consistent or superior to that of other
developments in the area. The subject property is adjacent to the shops and restaurants
of downtown Arcadia, and proposed design will enhance the pedestrian experience for
residents of the development and adjacent properties who frequent the downtown area.
The Spanish Revival style will complement the other newer developments along Bonita
Street. The proposal is also 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, Development
Services Director, 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 is necessary, then
this project, as construction of an in-fill 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.5
for the Preliminary Exemption Assessment.
Resolution No. 2000 – TPM 17-02 (74938), Minor AM 17-11, & MFADR 17-01
116 Bonita Street
August 22, 2017 – Page 7 of 9
PUBLIC NOTICE/COMMENTS
The property is currently vacant. A public hearing notice for this item was published in the
Arcadia Weekly newspaper and mailed to the property owners 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 Parcel Map No.
TPM 17-02 (74938) and Multiple-Family Architectural Design Review No. MFADR 17-01
and Minor Administrative Modification No. Minor AM 17-11 subject to the following
conditions, and find that the project is Categorically Exempt from the California
Environmental Quality Act (CEQA), and adopt Resolution No. 2000.
1. On the plans submitted for plan check in Building Services, the backflow
prevention device shall be screened from public view by a solid wall and
landscaping. The placement and height of the wall shall be subject to review and
approval by the Development 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
TPM 17-02 (74938), Minor AM 17-11 and MFADR 17-01, subject to the approval of
the Development Services Director or designee.
3. The applicant/property owner shall protect in place the existing parkway trees
along Bonita Street.
4. The applicant/property owner shall remove and replace the curb and gutter along
Bonita Street from property line to property line to the satisfaction of the City
Engineer or designee.
5. The applicant/property owner shall remove and replace the existing sidewalk along
Bonita Street from property line to property line to the satisfaction of the City
Engineer or designee.
6. The applicant/property owner shall remove and replace the asphalt alley and
concrete ribbon gutter from property line to property line along the alley frontage to
the satisfaction of the City Engineer or designee.
7. 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 Tract Map , in addition to any
other applicable Final Map Application fees.
8. 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.
9. A Water Meter Clearance Application, filed with the Public Works Services
Department, shall be required prior to permit issuance.
Resolution No. 2000 – TPM 17-02 (74938), Minor AM 17-11, & MFADR 17-01
116 Bonita Street
August 22, 2017 – Page 8 of 9
10. The applicant/property owner shall install a new water service. 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.
11. The applicant/property owner shall install separate water meters for each unit.
12. If the water service is to be used to supply both domestic water and fire sprinklers
for each unit, the applicant/property owner shall separate the fire service from the
domestic water service with an approved back flow prevention device to the
satisfaction of the Public Works Services Director or designee.
13. The existing sewer lateral shall be utilized if possible to the satisfaction of the
Public Works Services Director or designee.
14. 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 obtaini ng
final occupancy.
15. The applicant/property owner shall integrate Low Impact Development (LID)
strategies into the site design. These strategies include using infiltration trenches,
bio-retention planter boxes, roof drains connected to a landscaped area, pe rvious
concrete/paver, etc.
16. 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 facilit ies, 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.
17. 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 th e 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 decisi on
and the City shall cooperate fully in the defense of the matter. The City reserves
Resolution No. 2000 – TPM 17-02 (74938), Minor AM 17-11, & MFADR 17-01
116 Bonita Street
August 22, 2017 – Page 9 of 9
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.
18. Approval of TPM 17-02 (74938), Minor AM 17-11 and MFADR 17-01 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
move to approve Tentative Parcel Map No. TPM 17-02 (74938), Minor Administrative
Modification 17-11 and Multiple Family Architectural Design Review No. MFADR 17-01,
state that the proposal satisfies the requisite findings, and adopt the attached
Resolution No. 2000 that incorporates the requisite environmental, subdivision, 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 17-02
(74938), Minor Administrative Modification 17-11 and Multiple Family Architectural
Design Review No. MFADR 17-01 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 August 22, 2017, Planning Commission Meeting,
please contact Jordan Chamberlin, Associate Planner at (626) 821-4334, or
jchamberlin@ArcadiaCA.gov.
Approved
Attachment No. 1: Resolution No. 2000
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Resolution No. 2000 – TPM 17-02 (74938), Minor AM 17-11, & MFADR 17-01
116 Bonita Street
August 22, 2017 – Page 10 of 9
Attachment No. 3: Tentative Parcel Map No. TPM 17-02 (74938)
Attachment No. 4: Proposed Architectural Plans
Attachment No. 5: Preliminary Exemption Assessment
Attachment No. 1
Attachment No. 1
Resolution No. 2000
Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information and
Photos of the Subject Property and Vicinity
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
1924
1,722
1
ARCADIA BONITA DEVELOPMENT LLC
Site Address:116 BONITA ST
Parcel Number: 5773-020-033
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:N/A
N/A
N/A
Yes
Residential Flex Overlay:
N/A
N/A
Yes
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 26-Jul-2017
Page 1 of 1
View of the subject property, 116 Bonita Street
View of neighboring property to the north, 120 Bonita Street
View of neighboring property to the northeast, 119 Bonita Street
View of neighboring property to the northeast, 120 Bonita Street
View of neighboring to the west, 200 S. 1st Avenue
View of neighboring property to the northwest, 130 S. 1st Avenue
Attachment No. 3
Attachment No. 3
Tentative Parcel Map No. TPM 17-02
(74938)
N 45846O NGEExp.HAREATSTEREGN 12/31/18FORNIALIFCACIVILOHSRPREETSKIDAELIG-N G INJALINNIOSEFOS BUILDING WORX DEVELOPMENT, LLC180 N. GLENDORA AVE, SUITE 202,GLENDORA, CA 91741PHONE: 626-232-3251116 BONITA ST.,ARCADIA, CA 910063 - UNIT CONDOMINIUMVICINITY MAP
Attachment No. 4
Attachment No. 4
Proposed Architectural Plans
Attachment No. 5
Attachment No. 5
Preliminary Exemption Assessment
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
1. Name or description of project: Tentative Parcel Map No. TPM 17-02 (74938), Minor
Administrative Modification No. 17-11 and Multiple Family
Architectural Design Review No. MFADR 17-01 for a three unit,
residential condominium development at 116 Bonita Street
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):
116 Bonita Street (near the intersection of Bonita Street and S. 1st
Avenue)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Leo Wu, Archifield Inc Architects
(2) Address 67 E Live Oak Ave, #201, 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: Section 15332 (Class 32, In-Fill Development Project)
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: May 25, 2017 Staff: Amanda Landry, Senior Planner