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Item 1 - 155 Alice St -MFADR 17-07 and TPM 17-05
DATE: February 27, 2018 TO: Honorable Chairman and Planning Commission FROM: Lisa L. Flores, Planning & Community Development Administrator By: Jordan Chamberlin, Associate Planner SUBJECT: RESOLUTION NO. 2011 – APPROVING TENTATIVE PARCEL MAP NO. TPM 17-05 (73828) AND MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 17-07 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A THREE UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 155 ALICE STREET Recommendation: Adopt Resolution No. 2011 SUMMARY The applicant, Thomas Li of Prestige Design, Planning, and Development, is requesting approval of Tentative Parcel Map No. TPM 17-05 (73828) and Multiple Family Architectural Design Review No. MFADR 17-07, for a three unit, residential condominium development at 155 Alice 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), as discussed later in the staff report. It is recommended that the Planning Commission approve TPM 17-05 (73828) and MFADR 17-07, subject to the conditions listed in this staff report, and adopt Resolution No. 2011 – see Attachment No. 1. BACKGROUND The subject property is a 7,501 square foot, interior lot zoned R-3, High Density Multiple Family Residential. The General Plan Designation is HDR – High Density Residential. The site is currently developed with three multiple family residences; two on the first floor and one on the second floor. There is a detached garage located along the rear property line. The building was constructed in 1950 and has 2,108 square feet of combined living space – refer Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the Subject Property and Vicinity. The Certificate Of Demolition (COD) for the subject property was approved on July 29, 2015 – see Attachment No. 3 for the Historical Report. Based on the evaluation by an Architectural Historian, the property does not meet any of the minimum requirements for recognition as a historical resource nor is it eligible for listing on the California Register because the residence is a modest example of a common type and style and has not Resolution No. 2011 – TPM 17-05 (73828) & MFADR 17-07 155 Alice Street February 27, 2018 – Page 2 of 9 been associated with any significant events or persons. The reason the COD was approved several years ago because it was for another project that never went forward. PROPOSAL The applicant is proposing to demolish the existing structures and construct a three unit residential condominium development with surface parking - see Attachment No. 4 for the Tentative Parcel Map and Attachment No. 5 for the Proposed Architectural Plans. The proposed development consists of two, two story, Italian style, townhome buildings. Unit 1 is accessed from a pedestrian walkway from Alice Street. Units 2 and 3 can be accessed from the driveway, as shown in Figure 1. Direct access to each unit is also provided from the associated attached garages. Each unit consists of three bedrooms, three bathrooms, and approximately 1,400 square feet of living area. A total of six garage parking spaces for residents and two guest parking spaces will be provided, which meets the required parking per the Development Code. The new residences will have an overall building height of 25’-6”, where a maximum of 30’-0” is allowed. The building will be set back 25’-0” from the front property line, which complies with the required 25’-0” front yard setback for the R-3 zone. All other Zoning Code requirements will be satisfied by the proposed design. 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. The proposal for the three unit residential project to be condominium units requires that they be subdivided through the Tentative Parcel Map process – see Attachment No. 4 for the Tentative Parcel Map. The proposed subdivision complies with the subdivision Figure 1. Proposed Site Plan Resolution No. 2011 – TPM 17-05 (73828) & MFADR 17-07 155 Alice Street February 27, 2018 – Page 3 of 9 regulations of the Arcadia Municipal Code and the State 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 Italian – see Attachment No. 5. The proposed development is a well thought-out design given the narrowness of lot. The exterior of the buildings includes off-white colored stucco, bronze vinyl framed windows, and multi-dimensional brown colored s-tile roofing. Thoughtfully placed architectural projections, decorative wall trim, corbels, and precast molding around the entries emphasize the Italian style. Pedestrian walkways provide good connectivity among the units and to the street. Each unit will have private open space in the form of patios. Landscaping is provided along the rear and side property lines to help soften the appearance of the development from neighboring properties. Due to the narrowness of the lot, the Applicant has proposed split, one-car garages with one garage facing Alice Street the other facing the interior of the lot to comply with the minimum density. Along this portion of Alice Street there are four other developments that have garages facing Alice Street so the proposed layout will not be out of character. Additionally, the one-car garage that faces the street has a slightly greater setback from the street and stepped back from the main house so that it is not the main focal point. The driveways in the front yard area are ribbon driveways to help minimize the amount of hardscaping and are an attractive design feature. Staff finds the proposed layout to be appropriate solution for the narrow lot. 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 Figure 2. Proposed front elevation Resolution No. 2011 – TPM 17-05 (73828) & MFADR 17-07 155 Alice Street February 27, 2018 – Page 4 of 9 Building Official, City Engineer, Development Services Director, Fire Marshal, and Public Works Services Director, or their respective designees. FINDINGS Tentative Parcel Map The proposal for a three residential condominium units requires that they be subdivided through the Tentative Parcel Map process – see Attachment No. 4 for the Tentative Parcel Map No. TPM 17-05 (73828). 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. Approval of a three unit residential condominium development is consistent with the High Density Residential General Plan Land Use Designation and the R-3 – zoning 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. The R-3 zone is intended to provide areas for a variety of medium- to high-density residential development including townhomes and condominiums. A single family residence currently occupies the subject site, which is inconsistent with the General Plan and Zoning Designation. The proposed three unit residential condominium development will bring the property into conformance with the General Plan and Development Code. The site is physically suitable for the type of development, and the approval of the architectural design for the building respects the scale and character of the existing neighborhood. 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-1.1: Promote new infill and redevelopment projects that are consistent with the City’s land use and compatible with surrounding existing uses. Goal LU-4: High-quality and attractive multifamily residential neighborhoods that provide ownership and rental opportunities for people in all stages of life. Policy LU-4.1: Require that new multifamily residential development be visually and functionally integrated and consistent in scale, mass, and character with structures in the surrounding neighborhood. Resolution No. 2011 – TPM 17-05 (73828) & MFADR 17-07 155 Alice Street February 27, 2018 – Page 5 of 9 B. The site is physically suitable for the type and proposed density of development. The site is physically suitable for the new multiple family development. 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. 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 within an urbanized area, 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 three, multiple 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 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 (This finding shall apply only to easements of record or to easements established by judgement 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). 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 Resolution No. 2011 – TPM 17-05 (73828) & MFADR 17-07 155 Alice Street February 27, 2018 – Page 6 of 9 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 r equirements 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. 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 Italian style will complement the other newer developments along 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, Planning & Community Development Administrator, Fire Marshal, and Public Works Services Director, or their respective designees. ENVIRONMENTAL ASSESSMENT It has been determined that the proposed project is consistent with the City’s General Plan and Development Code; the project site is less than five (5) acres; the project site has no value as habitat for endangered, rare or threatened species; the proposed project will not have any significant effects upon the environment, and the site can be adequately served by all the required utilities and public services. Therefore, the project is exempt under Class 32 (In-Fill Development Projects) pursuant to Section 15332 of the State California Environmental Quality Act (CEQA) Guidelines. Refer to Attachment No. 6 for the Preliminary Exemption Assessment. Resolution No. 2011 – TPM 17-05 (73828) & MFADR 17-07 155 Alice Street February 27, 2018 – Page 7 of 9 PUBLIC NOTICE/COMMENTS A public hearing notice for this item was published in the Arcadia Weekly and mailed to the property owners that are located within 300 feet of the subject property on February 15, 2018. As of February 21, 2018, no comments were received regarding this project. RECOMMENDATION It is recommended that the Planning Commission approve Tentative Parcel Map No. TPM 17-05 (73828) and Multiple-Family Architectural Design Review No. MFADR 17- 07, subject to the following conditions, and find that the project is Categorically Exempt from the California Environmental Quality Act (CEQA), and adopt Resolution No. 2011, subject to the following conditions of approval: 1. The property owner/applicant shall provide a bicycle rack for at least two bikes per Development Code Section 9103.07.150. The location and the style of the bicycle rack shall be subject to review and approval by the Planning & Community Development Administrator or designee prior to submitting the plans to Building Services for plan-check. 2. 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 Planning & Community Development Administrator, or designee. 3. 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 17-05 (73828) and MFADR 17-07, subject to the approval of the Planning & Community Development Administrator or designee. 4. 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 Parcel Map. 5. Prior to approval of the Final Map, the owner/applicant shall submit to the City Engineer for approval a separate demolition and erosion control plan prepared by a registered civil engineer, and demolish all structures. 6. The owner/applicant shall remove and replace the existing curb and gutter along Alice Street from property line to property line. 7. The applicant/property owner shall construct the new driveway approaches per the City of Arcadia standard. 8. The project shall comply with the current California Building Code and with the Arcadia Multi-Family Standards. 9. The applicant/property owner shall install separate water meters for each unit. 10. 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. 11. A Water Meter Clearance Application, filed with the Public Works Services Department, shall be required prior to permit issuance. Resolution No. 2011 – TPM 17-05 (73828) & MFADR 17-07 155 Alice Street February 27, 2018 – Page 8 of 9 12. 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 Developer, according to Public Works Services Department, Engineering Division specifications. 13. The applicant/property owner shall utilize the existing sewer lateral if possible. 14. If any drainage fixture is lower than the elevation of the next upstream manhole cover (444.97), an approved type of backwater valve is required to be installed on the sewer lateral behind the property line. 15. The owner/applicant shall plant one (1), 36” box Ginkgo tree in the parkway area along Alice Street. Irrigation shall be provided to the trees. The planting location of the trees shall be subject to review and approval by Public Works Services Director, or designee. 16. 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, pervious concrete/paver, etc. 17. The applicant/property owner shall install an automatic sprinkler system per the City of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standard prior to obtaining final occupancy. 18. 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. 19. 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. 20. Approval of TPM 17-05 (73828) and MFADR 17-07 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 Resolution No. 2011 – TPM 17-05 (73828) & MFADR 17-07 155 Alice Street February 27, 2018 – Page 9 of 9 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. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should move to approve Tentative Parcel Map No. TPM 17-05 (73828) and Multiple Family Architectural Design Review No. MFADR 17-07, state that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 2011 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 17-05 (73828) and Multiple Family Architectural Design Review No. MFADR 17-07, 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 February 27, 2018, Planning Commission Meeting, please contact Associate Planner, Jordan Chamberlin at (626) 821-4334, or JChamberlin@ArcadiaCA.gov. Approved: Lisa L. Flores Planning & Community Development Administrator Attachment No. 1: Resolution No. 2011 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity Attachment No. 3: Historical Report Attachment No. 4: Tentative Parcel Map No. TPM 17-05 (73828) Attachment No. 5: Proposed Architectural Plans Attachment No. 6: Preliminary Exemption Assessment Attachment No. 1 Attachment No. 1 Resolution No. 2011 Attachment No. 2 Attachment No. 2 Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity N/A N/A N/A N/A N/A Property Characteristics Zoning: R-3 General Plan: HDR Lot Area (sq ft): 7,501 Main Structure / Unit (sq. ft.): 2,108 Year Built: 1950 Number of Units: 3 Overlays Architectural Design Overlay: N/A Downtown Overlay: N/A Downtown Parking Overlay: N/A Parking Overlay: N/A Racetrack Event Overlay: N/A Residential Flex Overlay: N/A Special Height Overlay: N/A Site Address: 155 ALICE ST Parcel Number: 5779-017-006 Property Owner(s): HUI,LAURA Selected parcel highlighted Parcel location within City of Arcadia 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 20-Feb-2018 Page 1 of 1 Photo of the subject property, 155 Alice Street Photo of the neighboring property to the east, 161 Alice Street Photo of the neighboring property to the southeast, 805 S. 2nd Avenue Photo of the neighboring property to the southeast, 158 Alice Street Photo of the neighboring property to the southeast, 150 Alice Street Photo of the neighboring property to the west, 147 Alice Street Attachment No. 3 Attachment No. 3 Historical Report Attachment No. 4 Attachment No. 4 Tentative Parcel Map No. TPM 17-05 (73828) Attachment No. 5 Attachment No. 5 Proposed Architectural Plans $ # $! $!$ $$ $"$ $ $$ $ / 80 . :>$2/80>2>;=<>8>302'.()"2"!> 0"2> '7>/2!'. . "> /!"> > 00*' *"> /!"3> /!"> /-0*' . 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Name or description of project: Tentative Parcel Map No. TPM 17-05 (73828) and Multiple Family Architectural Design Review No. MFADR 17-07, for a three unit, residential condominium development 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): 155 Alice Street (between S. 1st Avenue and S. 2nd Avenue) 3. Entity or person undertaking project: A. B. Other (Private) Prestige Design, Planning, and Development Inc. (1) Name Thomas Li (2) Address P.O. Box 660866 Arcadia, CA 91066 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: Sections 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: January 26, 2018 Staff: Jordan Chamberlin, Associate Planner