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HomeMy WebLinkAboutResolution No. 2007RESOLUTION NO. 2007 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. TTM 17-04 (75011) WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA") FOR A TEN UNIT RESIDENTIAL CONDOMINIUM CONVERSION AT 145-149 FANO STREET WHEREAS, on April 6, 2017, an application was filed by Grant Su, for the for the conversion of the existing ten -unit, multiple -family apartment building into residential condominiums at 145-149 Fano Street, Development Services Department Case No. Tentative Tract Map No. TTM 17-04 (75011) ("Project"); and WHEREAS, on November 13, 2017, Planning Services completed an environmental assessment for the Project in accordance with the California Environmental Quality Act ("CEQA"), and recommended that the Planning Commission determine the Project is exempt under CEQA because the Project qualifies as a Class 1 Categorical Exemption as the division of existing multiple family residences into condominiums project per CEQA Guidelines Section 15301(k); and WHEREAS, on December 12, 2017, a duly noticed public hearing was held before the Planning Commission on said Project, at which time all interested persons were given full opportunity to be heard and to present evidence. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA HEREBY RESOLVES AS FOLLOWS: SECTION 1. That the factual data submitted by the Community Development Division in the staff report dated December 12, 2017, are true and correct. SECTION 2. This Commission finds, based upon the entire record: A. All provisions of this Section and all applicable provisions of this Development Code are met. FACT: The existing buildings comply with the current R-3 zoning regulations. The two buildings are 30'-0" in height, provide a 25'-0" front yard setback and 10'-0" side and rear yard setbacks. A total of 20 garage parking spaces for residents are provided in a semi -subterranean parking garage, and five guest parking spaces are available at -grade along the rear property line, adjacent to the alley. Each unit has a minimum of 100 square feet or private open space in the form of patios or balconies. This is consistent with the current Development Standards for the R-3 zone. With the conditions of approval that 4 washing machines and 4 dryers be provided in the existing laundry room and that the trash enclosure be upgraded, the proposal is consistent with the current Development Code. B. The proposed conversion is consistent with the General Plan and any applicable specific plan. FACT: Approval to convert a ten -unit apartment complex to residential condominiums is consistent with the High Density Residential Land Use Designation of the site. The High Density Residential designation is intended to accommodate higher - density attached housing types for both renter and owner households within a neighborhood context. As a condition of approval of the condominium conversion, the applicant/property owner will be required to make improvements to the property, such as redoing landscaping, upgrading the existing trash enclosure, repainting the buildings, and installing new fences. These conditions will improve the appearance and help 2 extend the life of the buildings. The proposal will not adversely affect the comprehensive General Plan and is consistent with the following General Plan goals and policies: Land Use and Community Design Element • Policy LU -4.6: Encourage multifamily projects built with quality materials that will physically endure and provide a positive long-term living environment for residents. Housing Element • Goal H-1: Conserve and improve the condition of the existing housing stock. C. The proposed conversion will conform to all Municipal Code provisions in effect at the time of the tentative map approval, except as otherwise provided in Section 9105.23. FACT: The proposed subdivision complies with the density requirements, setbacks, building height, required parking, and all other applicable sections of the City's Development Code except as otherwise provided in Section 9105.23. The improvements required for the site and each unit will comply with the regulations in the City's Municipal Code. D. The overall design and physical condition of the condominium conversion will a high degree of appearance, quality, and safety and is appropriately conditioned to ensure this achievement. FACT: The Building Official, Fire Marshal, and Planning staff conducted inspections of the subject site in October and November 2017. The Fire Marshal did not identify any fire safety concerns with the proposed development and did not have any conditions of approval for the condominium conversion. The Building Official identified 3 corrections to the electrical, sump pump system, and fire safety that need to be corrected prior to the Final Map being recorded. The Building Officials corrections have been included as conditions of approval. Due to lack of significant property maintenance for almost 31 years, the Planning staff incorporated conditions of approval that need to be completed prior to the Final Map being recorded to ensure that the property displays a high quality appearance consistent with newer multiple family developments. Some of the conditions of approval include repainting the buildings, replacing the exterior awnings, replacing the existing landscaping as necessary, and replacing the existing wood fencing and gates. These revisions will be subject to review and approval by the Development Services Director or designee. The proposal is appropriately conditioned to ensure that the overall design and physical condition of the condominium conversion is a high degree of appearance quality, and safety. E. That the Development Services Director or designee is authorized to approve and execute, if necessary, a subdivision agreement for this Project. SECTION 3. For the foregoing reasons the Planning Commission determines that the Project is Exempt per Section 15301 of the CEQA Guidelines and approves Tentative Tract Map No. TTM 17-04 (75011), for the conversion of the existing ten -unit, multiple -family apartment building into residential condominiums at 145-149 Fano Street, subject to the conditions of approval attached hereto. SECTION 4. The Secretary shall certify to the adoption of this Resolution. [SIGNATURES ON THE NEXT PAGE] 112 Passed, approved and adopted this 12`h day of December, 2017. ATTEST: Lisa L. Flores Secretary APPROVED AS TO FORM: Stephen P. Deitsch City Attorney 5 s Kenneth Chan Chair, Planning Commission STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES) §: CITY OF ARCADIA ) I, Lisa Flores, Secretary of the Planning Commission of the City of Arcadia, hereby certify that the foregoing Resolution No. 2007 was passed and adopted by the Planning Commission of the City of Arcadia, signed by the Chair and attested to by the Secretary at a regular meeting of said Planning Commission held on the 12th day of December, 2017, and that said Resolution was adopted by the following vote, to wit: AYES: Commissioners Thompson, Fandry, Lewis, and Chan NOES: None ABSENT: Commissioner Lin C4� Lisa L. Flores ki Secretary of the Planning Commission A RESOLUTION NO. 2007 Conditions of Approval 1. The project shall be maintained by the applicant/property owner in a manner that is consistent with the plans submitted and conditionally approved for TTM 17-04 (75011), subject to the approval of the Development Services Director or designee. 2. Prior to approval of the Final Map, the applicant/property owner shall complete the following: a. Install smoke detectors and carbon monoxide detectors in compliance with the current California Building Code to the satisfaction of the Building Official or designee. b. Replace the missing cover at the common house electrical panel to the satisfaction of the Building Official or designee. c. Provide documentation that all common area lighting fixtures, including but not limited to the parking area adjacent to the alley, are operation to the satisfaction of the Building Official or designee. d. Provide documentation that all sump pumps and alarms are operable for the garage level drainage system to the satisfaction of the Building Official or designee. e. Remove, repair, and/or replace, as needed, the yard drainage piping system to the satisfaction of the Building Official or designee. f. Upgrade the existing trash enclosure to be in compliance with Development Code Section 9103.01.130. The changes are subject to review and approval by the Planning & Community Development Administrator or designee. g. Repaint the exterior of the buildings. The color and finish shall be subject to review and approval by the Planning & Community Development Administrator or designee. h. Replace the exterior awnings. The color and material shall be subject to review and approval by the Planning & Community Development Administrator or designee. i. Repair and/or replace the existing landscaping. A landscaping plan shall be submitted to Planning Services for review and approval by the Development Services Director or designee. j. Replace the wooden fences and gates. The new fencing shall be subject to review and approval by the Planning & Community Development Administrator or designee. 7 k. Resurface and restripe the guest parking spaces and replace the curbs to the satisfaction of the Building Official or designee. I. All windows and doors shall be inspected by the Building Division and brought up to current energy efficiency standards, subject to approval by the Building Official or designee. m. A solid wall shall be constructed to screen the existing utilities from the public right of way. The placement and height of the wall shall be subject to review and approval by the Planning & Community Development Administrator, or designee. n. Decorative pavers shall be installed in the driveway. The location, color, and material shall be subject to review and approval by the Planning & Community Development Administrator, or designee. o. The sewer system shall be inspected and brought up to current standards, subject to review and approval by the City Engineer or designee. 3. The Building Division shall inspect all building components and systems prior to the final map being recorded. The building components and systems that are determined to have a remaining life of five years or less shall be replaced. 4. A structural pest control report, prepared by a State licensed structural pest control operator, shall be submitted to City. The report shall be dated and filed at least 30 day, but no more than 60 days before the submittal of the final map. The applicant/property owner shall repair or replace any damaged or infested areas in need of repair or replacement. 5. A Final Map Application shall be filed and approved by the City prior to the issuance of a building permit to convert the apartment units into residential condominiums. The owner/applicant shall pay the following fees prior to the approval of the Final Map: Map fee of $100 and Final approval fee of $25 for a total of $125. 6. The owner/applicant shall install separate water meters for each unit, and meters shall be required for common area irrigation uses. Backflow prevention shall be an approved reduced backflow preventer. 7. 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. 8. A Water Meter Clearance Application, filed with the Public Works Services Department, shall be required prior to issuance of a building permit. 9. The existing sewer lateral shall be utilized if possible to the satisfaction of the Public Works Services Director or designee. 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 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 Planning & Community Development Administrator. 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. 12. 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. 13. Approval of TTM 17-04 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 Planning & Community Development Administrator or designee an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. 9