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HomeMy WebLinkAboutAgenda Item 1 - Part 1 of 2 DATE: March 27, 2018 TO: Honorable Chairman and Planning Commission FROM: Lisa L. Flores, Planning & Community Development Administrator Prepared By: Vanessa Quiroz, Assistant Planner SUBJECT: PLANNED DEVELOPMENT PERMIT AND ASSOCIATED APPLICATIONS FOR THE LAS TUNAS MIXED-USE PROJECT, A PROJECT CONSISTING OF 77 MULTIPLE-FAMILY RESIDENTIAL UNITS, 3 LIVE/WORK UNITS, 8,500 SQUARE FEET OF COMMERCIAL SPACE, AND THE REMOVAL OF AND ENCROACHMENT UPON SEVERAL PROTECTED TREES, AT 17 LAS TUNAS DRIVE RECOMMENDATION: Adopt Resolution No. 2013 denying the project the project and finding the project statutorily exempt from California Environmental Quality Act (CEQA) as a disapproved project. SUMMARY The applicant, Olson Urban Housing, LLC, has submitted applications to develop the site with a mixed use project with 77 multi-family residential units (two and three story buildings), three (3) live/work units with 2,487 square feet of commercial space, and an 8,500 square foot, one-story commercial building along Las Tunas Drive. The Planned Development is proposed since exceptions to the required design and development standards are being sought to provide design flexibility for this mixed-use project. The proposed project requires the approval of the following applications and documents:  Planned Development No. PD 17-01; to allow exceptions to the required design and development standards in order to provide design flexibility.  Tentative Tract Map No. TTM 17-05 (77121); to subdivide the residential units into condominiums.  Lot Line Adjustment No. LLA 18-01; to adjust the property lines of the existing parcels to enable the mixed-use development.  Multi-Family Architectural Design Review No. MFADR 17-06; for the architectural design review of this project. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 2 of 31  Protected Tree Encroachment Permit No. TRE 18-03, and Protected Healthy Tree Removal No. TRH 18-03; the design will encroach into the canopy of six (6) protected trees located off-site and remove six (6) protected trees on the subject property.  A Mitigated Negative Declaration in compliance with the California Environmental Quality Act (CEQA). Note: The MND meets the requirements of CEQA and the project would comply with the incorporation of the recommended mitigation measures. However, if the Planning Commission denies the proposed project, such action would be statutorily exempt from CEQA as a disapproved Project per CEQA Guidelines Section 15270. If disapproved, as recommended, the Project is exempt from CEQA. Although the Las Tunas Mixed-Use project proposes an acceptable site design, the proposed project does not ensure the most efficient use of land. The project fails to provide a substantial amount of commercial space on the site. Therefore, it is recommended that the Planning Commission adopt Resolution No. 2013 (Attachment No. 1) denying the proposed project. BACKGROUND The subject site is located at 17 Las Tunas Drive, and consists of two parcels (APNs: 5788-020- 030 and 5788-020-31) with an approximate combined area of 4.93 acres. The site is located at the northwest corner of S. Santa Anita Avenue and Las Tunas Drive. The site is zoned Mixed- Use (MU) with a land-use designation of Mixed-Use (22-30 du/ac & 1.0 FAR) – refer to Attachment No. 2 for zoning information and photos of the site and the surrounding properties. The project site is surrounded by the Arcadia Congregation Church to the north, Starbucks, Chervon Gasoline Station and residential properties to the east, a medical office to the west, and commercial businesses to the south. The property abuts two residential properties at the north-west corner of the site. The site is currently developed with a 62,743 square foot, single-story, multi-tenant commercial center. As part of the Initial Study/Mitigated Negative Declaration, a * Existing multi-tenant commercial building at 17 Las Tunas Drive. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 3 of 31 historical evaluation was prepared for this site and the buildings were found to be insignificant. The subject site is located within the one of the southern focal entry point s into the City of Arcadia, with City of Temple City to the south and Los Angeles County area to the east, and is located along two major commercial corridors (Las Tunas Drive and Live Oak Avenue). Unlike the other commercial districts and centers in the City of Arcadia, this area along Las Tunas Drive/Live Oak Avenue has seen little to no redevelopment, and has struggled to maintain active commercial businesse s. The subject site is one of the largest commercial properties within this area and an exceptional development at this site could have positive ancillary benefits, not only to the surrounding commercial and residential properties, but throughout the Las Tunas Drive and Live Oak Avenue commercial corridors. This project could help establish high design standards, enhance the pedestrian experience, and attract active commercial businesses to the area. DISCUSSION The Las Tunas Mixed-Use project is proposed under a Planned Development Permit. The Planned Development Permit is a planning tool allowed by the City to provide for design flexibility and adjustments to required development standards that result in a superior site design than what would be otherwise permitted by the Development Code , ensure the efficient use of land, and further implement the goals and policies of the Arcadia General Plan. Proposed Project The Las Tunas Mixed-Use Project is a horizontal integration of residential and commercial uses that provides an active commercial streetscape, and a range of housing types and sizes. The project consists of 77 residential condominium units, three (3) live/work units with 2,487 square feet of commercial space, and an 8,500 square foot commercial building – refer to the image below and Attachment No. 3 for the Planned Development, and Attachment No. 4 for the Architectural Plans and Tentative Map. * The proposed site plan for the Las Tunas Mixed-use project. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 4 of 31 Of the 77 residential units, twelve (12) are detached, two-story, multi-family units, and sixty-five (65) are townhome units, in both two-story and three-story buildings. The 8,500 square foot, commercial building will likely be divided into 3-4 commercial units. The residential units vary in size from 1,569 square feet to 2,196 square feet, and will typically have 3-4 bedrooms per unit. The proposal will adjust the property lines of the two parcels to enable the mixed-use development under the Planned Development Permit. Parcel No.1 (APN: 5788-020-030) will be adjusted from 1.93 acres to 4.22 acres to accommodate the condominiums within the proposed gated residential portion of the project, and the three (3) live/work units along Las Tunas Drive . Parcel 2 (APN: 5788- 020-31) will be adjusted from 3.01 acres to .71 acres to accommodate the commercial buildings. All of the maintenance and infrastructure within the residential portion of the project shall be maintained and regulated by the Homeowners Association under a Covenants, Conditions, and Restrictions (CC&Rs). The buildings have been strategically laid out with a site design that respects and recognizes the scale and mass of the surrounding properties. The two-story, townhome residential buildings are located near residential properties as well as low-intensity uses such as the church to the north. A two-story building is also placed along the S. Santa Anita Avenue streetscape to be harmonious with the residential properties to the north and across the street, as shown in the image below. The units are setback approximately 10 feet from the property lines and include adequate modulation through the use of front yard patios, wall breaks and roof form breaks that give the building visual relief. The twelve (12) detached multi-family buildings are situated at the rear of the site, near the adjacent single-family homes, with a setback of 20 feet, which is five (5) feet more than the required 15 foot setback. This section of the project also includes lush landscaping for screening. A two-story, residential building that contains 13 units is placed along the north property line adjacent to the church. These units comply with the minimum setback of 15 feet required when a commercially zoned property abuts a residentially zoned property; however, portions of the building encroach into the additional 45% degree angle setback. The encroachment only occurs on the second floor, and it varies between six to ten feet, depending on the location of the units. As such, the encroachment is minimal and complies with the minimum setbacks per the underlying zone . * S. Santa Anita Avenue streetscape view of two-story units. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 5 of 31 Each residential unit has provided a two car garage, either in a side -by-side or in tandem format, and the total exceeds the minimum requirement of 1.5 spaces for ever y unit. Staff finds this format acceptable, even though the proposed layout exceeds the maximum allowed for tandem spaces of 24 spaces (48 are proposed) since the parking spaces are not congregated together in a parking structure. There are a total of 29 guest parking spaces which is in compliance with the minimum requirement of 1 parking space for every 3 units in the Mixed Use Zone. The amount of open space proposed exceeds the required amount of 100 square feet per unit, which can be provided as either private or common open space. The project provides open space in the form of private patios, porches, and courtyards as well as two prominent communal spaces available to all residents. The two communal spaces consist of a “California Room,” located along Las Tunas Drive. This is a partially enclosed structure that includes a barbeque counter, seating, and a fireplace. The second communal area is located at the northwest corner of the lot , and includes a trellis, outdoor seating, fire pit, and an outdoor barbeque grill. There are also small pockets of green space throughout the site. A widespread sidewalk system provides connectivity and enriches the pedestrian experience for the residents. The three (3) live/work units are located along Las Tunas Drive. The live/work units allow residents to live and operate a business within the same location . The top two floors are dedicated to residential space and the entire grou nd floor of each live/work unit is commercial space that ranges between 575 to 1,216 square feet. The bottom floors of the live/work units have a prominent commercial frontage with high, transparent windows and exterior space for business signage that gives the Las Tunas streetscape a cohesive and prominent commercial presence. Each live/work unit is designed to accommodate a variety of commercial uses such as art or photography studios, office space, or retail. With residential units directly attached to the rear, the live/work units provide a seamless transition from the residential use to the commercial uses on the site. * Streetscape view of the three (3) live/work units along Las Tunas Drive. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 6 of 31 The commercial area includes outdoor dining space along the front, and an open area at the rear of the commercial building. The streetscape design includes small pockets of open space, and architectural features including two trellises. The newly designed streetscape elevates the pedestrian experience in comparison to the existing layout in which the commercial center is located over 175 feet from the property line with a 500 foot street frontage that is occupied by a large expanse of parking spaces. Architectural Design The quality design and scale of the Las Tunas Mixed-Use project visually enhances the Las Tunas/Live Oak Avenue corridor, and complements single-family homes found to the north on S. Santa Anita Avenue. The Spanish architectural style provides seamless visual transitions between the residential and commercial uses. The design also incorporates asymmetric shapes that visually break up the mass of the development and give the design a balanced look. The use of gabled roofs, multi-dimensional s-tile roofing material, rounded windows, decorative tile around the windows, shutters, awnings, curved archways and entryways, and enclosed courtyards highlight the Spanish style. The design provides a consistent look throughout the development , and the variation in colors and materials provide visual interest to the project. * Street view of the commercial building along Las Tunas Drive. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 7 of 31 Overall, the Las Tunas Mixed-Use Project has the potential to reinvents this underperforming commercial site. The project provides a transitional design through the placement of residential buildings at the rear of the lot and along S. Santa Anita Avenue, and commercial uses along the Las Tunas Drive streetscape. The project provides a horizontal unity to the two uses. As noted above, the project has a commercial and residential street presence that will enhance the pedestrian experience in comparison to the current commercial buildings. Not only can this project revitalize the lot, but will provide a range of housing types that can benefit the surrounding area and the City. The major question for the project, however, is the fact that the Las Tunas Mixed-Use Project only replaces about 17% of the amount of commercial floor area as the current development. This commercial deficiency is explained in the following section. Commercial Component of the Project The commercial component of the project has been the focus of a great deal of analysis and is the only portion of the project that did not meet the City’s expectations. As shown, the project proposes approximately 8,500 square feet of commercial/retail space, along with three (3) work/live units that vary between 1,565 square feet to 3,664 square feet in total size (residential space and commercial ground floor). To best understand the rationale and decision-making behind the commercial proposal, it is important to understand the recent history of the site. This parcel is very important to the Las Tunas/Live Oak corridor, as it is the largest parcel in the area and has the best development potential. The site is currently developed with 62,743 square feet of commercial floor area. However, for many years Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 8 of 31 this center has struggled, with marginal tenants and declining patronage. As a result, the Development Services Staff has been working with the property owner on potential redevelopment plans for many years. There were concerted efforts to try to get the property owner to cooperate with the owner of the corner piece (now developed with Starbucks) on a joint project which would include the hard corner, as well as additional attempts to interest the property owner in speaking to various development groups. However, despite these efforts over time, until the recent Olson proposal, the City was unable to assist in the submittal of a project. In addition to these development discussions over the years, the City rezoned this parcel in 2010 to “Mixed Use” as part of the General Plan Update project. The thinking was that by introducing the possibility of residential development into this area, in a mixed use format, additional incentive and value would be created, and projects would become more feasible. This same zoning was placed on a number of properties along the Las Tunas/Live Oak corridor but, until now, even this incentive has not been enough to spark a project. The current Olson proposal of a horizontal mixed use project is very much in line with the 2010 General Plan vision for the site. So, the issue with the proposal is not the additional residential units, but the amount of commercial floor area proposed. When Olson first approached the City with their ideas to develop the site, since this is the largest parcel along this corridor, the hope was that it could support an “anchor” such as a supermarket or similar commercial tenant that would be an attractor for the area. Given the fact that 62,743 square feet of floor area was on site, it was reasoned that at least a substantial amount of floor area could be retained in a new development. As a result, Olson looked into market anchors like Trader Joe’s, Bristol Farms, and others for the site. Each of these markets replied that they were not interested due to the close proximity to other markets, the demographic mix in the area, and other physical site factors. This news, although disappointing, was not surprising as this is what the City heard when Ralph’s Market vacated the site across the street and Saver’s moved in. In addition, the Development Services Department had been in contact with Trader Joe’s for years and they had consistently informed the City that they just did not have a site in Arcadia that made sense for them. Following the efforts to locate a market, Olson researched other “anchor” type tenants such as destination restaurants, and other commercial users. At the same time, the City reached out to its commercial consultant, Mr. Bacani, then of NAI Capital Commercial, to provide his assessment of the site. Mr. Bacani is a broker with a great deal of experience in the area with knowledge of this site and trade area. Mr. Bacani’s assessment was that the site could support a mix of neighborhood -serving retail and Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 9 of 31 commercial including a potential mix of fast casual food, electronics and accessory stores, medical and dental, and financial services. All told, Mr. Bacani concluded in February of 2017 that the site could likely support 8,000 to 12 ,000 square feet of such uses - see Attachment No. 5 for the a brief Commercial Analysis by NAI Capital, dated February 27, 2017. With this analysis as a baseline, Olson and the City continued to discuss how the site could accommodate additional commercial. Olson hired CBRE and Paragon, well respected commercial brokers and developers to continue to drill down into the real commercial capacity in this area, and to get a sense through early marketing of what kind of demand there may be from prospective tenants. CBRE and Paragon focused o n gaps in the marketplace, and also took a hard look at the physical location of the site. While the focus of the commercial component of the project has been to keep the Las Tunas frontage as a commercial corridor, the conclusion is that this is not a pri me commercial site. Visibility along the “curve” in Las Tunas is challenging, as is the “Y” intersection in this immediate area. Although very successful, the Starbucks at the hard corner does set the tone for the type of commercial that may locate on site . Given all of these factors, it was CBRE’s assessment that something on the order of 5,000 square feet of commercial square footage made sense. A project with only 5,000 square feet of commercial did not meet the City’s goals for the site. In response, Olson submitted plans to expand the commercial floor area to 8,500 square feet along with three live/work units. This arrangement will certainly lead to a commercial appearance all the way along Las Tunas (which is one of the City’s goals), if not a true commercial function. In addition, Olson commissioned another commercial study to be completed, this one by RCLCO, Real Estate Advisors. RCLCO provided a third party review of the site to provide a broader context to the conditions that limit commercial interest in the area. Two major takeaways from the report are that : 1) the disparity in demographics and incomes in the area surrounding the site indicate a discontinuity in spending power and patterns in the immediate local area, complicating the site’s retail potential, particularly for higher quality tenants, such as fast casual restaurants; and 2) the local area lacks a strong employment base that could drive daytime spending and support restaurant uses. Most of the population of the area is leaving the area to go to places of employment, and this is one of the reasons that Starbucks does so well here, as commuters pick up coffee and/or breakfast on their way out of the area. While much of the data points to the conclusion that only a small amount of neighborhood serving commercial/retail is feasible on this site, the Development Services Department and City Manager’s office have struggled with the long term vision Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 10 of 31 for the site from a commercial perspective. As a large and important piece of property in this corridor, there is a concern that removing the possibility of additional commercial in the future is problematic. There is a desire for this area to provide neighborhood -serving commercial, and the City has consistently heard from community members that it is their desire that this site be re-purposed into commercial uses that can be a source of pride for the neighborhood. Additionally, this site is the only site along the corridor that is large enough to truly act as a commercial gathering point or “hub” opportunity. The majority of the Las Tunas/Live Oak corridor consists of smaller, shallow lots in a disparate ownership pattern. It is conceivable that if a commercial “hub” of some sort can locate here, it could drive up the potential for residential development along some of the smaller sites in the area. This site has always been viewed as the driver of future development potential in the area, which is why the commercial/residential balance is viewed so critically. An option to try and achieve this additional commercial would be to replace the live/work units with true commercial space to ensure that the entirety of the Las Tunas frontage appears AND functions as true commercial space. This would necessitate additional parking and would lead to the loss of units. While this would not add a great deal of commercial floor area to the site, it would at least ensure that there was the possibility of a true retail component for the entire Las Tunas frontage. There would not be an “anchor” as originally desired, but it would permit additional neighborhood serving retail to be located here. This idea has been discussed with Olson numerous times. The stance from Olson, and the commercial studies they have commissioned, is that this is simply not a retail area that is going to succeed and function, and thus, it is not logical or prudent to build it. Olson has doubts based on their studies that even the proposed 8,500 square feet of retail will be successful in this area. While there may exist limited commercial dem and due to market factors today, over the long run, providing additional commercial space will better serve this important commercial corridor and be more in line with the desires of the public that lives in the area. All parties share the same goal for the site: that it will be redeveloped into a vibrant, active, mixed-use community with successful residential and occupied and active retail. The proposed project goes a long way toward realizing this vision, and the City is excited to be working with Olson to achieve it. However, a redesign would be favored that provides more commercial development along Las Tunas, in addition to the residential plan that Olson has put forward. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 11 of 31 FINDINGS Pursuant to Section 9107.15.060 of the Development Code, the Planned Development Permit may be approved only if all of the following findings are satisfied . Finding nos. 1, 6, and 8 cannot be made. If the Planning Commission decides to approve the proposed project as submitted, the Commission will need to make these three findings in the affirmative, consider the conditions of approval found on page 18 and direct staff to prepare a Resolution for adoption at the next meeting. 1. The Planned Development Permit will be allowed within the subject base zone, be consistent with the purpose, intent, goals, policies, actions, and land use designation of the General Plan and any applicable specific plan: be generally in compliance with all of the applicable provisions of this Development Code relating to both on-site and off-site improvements that are necessary to accommodate flexibility in site planning and property development and to carry out the purpose, intent, and requirements of this Section and the subject base zone, including prescribed development standards and applicable design guidelines, except for those provisions modified in compliance with this Section: and ensure compatibility of the property uses within the zone and general neighborhood of the proposed development. Fact to Support the Finding: The project is generally consistent with the purpose and intent of the Arcadia General Plan relating to the Land Use and Community Element and the Housing Element. The project is in compliance with all of the applicable provisions of the Development Code relating to both on -site and off-site improvements to accommodate the mixed-use project. The applicant has strategically designed the site to ensure compatibility with the adjacent uses, zones, and general vicinity. The project is a step towards revitalizing this existing underperforming commercial center; however, the project fails to produce a substantial amount of commercial space that may limit the viability of the project and a redesign would be favored that provides more commercial development along Las Tunas Drive. 2. The proposed project will produce a comprehensive development of superior quality and excellence of design (e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structures sizes, high quality architecturaldesign, significantly increased amounts of landscaping and improved open space, improved solutions to the design and placement of parking loading facilities, incorporate of a program of highly enhanced amenities (e.g., additional public art), LEED or other “green” related standards, etc.) than might otherwise occur from more typical development applications. Fact to Support the Finding: The project was designed to be sensitive in terms in scale and compatible with the surrounding properties, and it includes lush Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 12 of 31 landscaping, amenities, and open space. The project will provide superior design, an appropriate mix of structure sizes and placement, and substantially improve the aesthetics of this site. The developer has worked closely with the surrounding neighborhood to ensure compatibility of uses and design, and has put substantial thought into the site planning and function of the site. The use of the Planned Development Permit for this project will result in a superior design for this project. 3. Proper standards and conditions have been imposed to ensure the protection of the public health, safety, and general welfare. Fact to Support the Finding: The Initial Study/Mitigated Negative Declaration for the Las Tunas Mixed-Use project analyzed all the potential impacts, and all the project impacts are less than significant or can be reduced to less than significant levels with the implementation of the recommended mitigation measures. Therefore, the proposed project would not be detrimental to the public health, safety, and welfare. 4. Proper on-site traffic circulation (e.g., pedestrian and vehicular) and control is designed in to the development to ensure access for fire suppression and police surveillance equal to or better than what would normally be created by compliance with the minimum setback and parcel width standards specified in Division 2 (Zones, Allowable Uses, and Development Standards). Fact to Support the Finding: The project is generally in compliance with the development standards and regulation under Division 2 (Zones, Allowable Uses, and Development Standards) and Division 3 (Regulations Applicable to All Zones – Site Planning and General Development Standards) of the Development Code. The project was carefully designed to provide optimal traffic and pedestrian circulation for the entire, and was carefully designed to provide clear access for both Fire suppression and surveillance of the Police Department. 5. a. The subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development. Fact to Support the Finding: The subject site is adequate in size, shape, and topography to accommodate a mixed use project, and it is the only site along the Live Oak/Las Tunas corridor that is large enough to truly act as a commercial gathering point or anchor opportunity. Therefore, the site could easily accommodate more commercial space and create a vibrant, active, and mixed-use community that is consistent with the City’s vision. b. Adequate public services and facilities exist, or will be provided, in compliance with the conditions of approval, to serve the proposed development and the approval of the proposed development will not result in a reduction of public services to properties in the vicinity to be a detriment to public health, safety, and general welfare. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 13 of 31 Fact to Support the Finding: It has been determined through the environm ental review process that the existing infrastructure, public utilities, and fire and police services can handle the demand for the proposed project. Furthermore, the proposed project will not be a detriment to public health, safety, and general welfare. Instead, a mixed use project with the right balance of commercial and residential uses would help activate the area and bring vitality. 6. The proposed development, as conditioned, will not have a substantial adverse effect on surrounding property or their allowed uses. Fact to Support the Finding: Although the proposed development complies in general with the underlying zoning and incorporates a strategic layout that places similar uses near each other, the amount of commercial space that is proposed is not enough to replace what was previously there and help influence this commercial corridor. The mix of residential to commercial is heavily skewed toward residential for this site, which is the largest and deepest site in the Las Tunas/Live Oak corridor. This site needs to have a significant commercial presence of some kind to ensure a neighborhood-serving component for the area. Not providing a significant commercial component, could exacerbate problems with attracting commercial users to the rest of this corridor. While it is understood that residential is the driver right now in Arcadia, this project should provide a balance of residential and commercial that sets the standard for the area and influences the corridor. 7. If the development proposes to mix residential and commercial uses whether done in a vertical or horizontal manner, the residential use is designed in a manner that it is appropriate buffered from the commercial use and is provided sufficient enhanced amenities it creates a comfortable and healthy residential environment and provide a positive quality of life for the residents. The enhanced amenities may include additional landscaping, additional common and/or private open space, private or separated entrances, etc. Fact to Support the Finding: The mixed use project has been designed so that the residential buildings with lower intensity have been placed near residential properties and along Santa Anita Avenue to blend better with adjacent two -story homes. The project includes three (3) live/work units that provide a seamless and well placed transition between residential and commercial uses. Perimeter walls between the residential buildings and the commercial building are provided with lush landscaping to provide a buffer. There is also a 20 foot wide driveway between the commercial parking lot and residential buildings to provide proper buffering. 8. The design, location, operating characteristics, and size of the proposed development will be compatible with the existing and future land uses in the vicinity, in terms of aesthetic values, character, scale, and view protection. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 14 of 31 Fact to Support the Finding: As a mixed-use development, the Las Tunas Mixed- Use project is consistent with the underlying zoning. Therefore, in terms of its scale, operation characteristics, and size, the project is compatible with the existing and future land uses in the vicinity. As a new development within this underperforming commercial center, the project adds to the aesthetic value of the area; and it has been carefully designed to be compatible with the immediate surrounding uses in terms of scale, character, and view protection. However, due to the lack of commercial floor area, the project does not sure optimal use of the land and, may lead to incompatibility for future land uses in the area due to a lack of commercial center or critical mass of commercial floor area. As was stated under Finding No. 6 above, the lack of commercial floor area on this large and important site may exacerbate existing problems in attracting commercial development or land uses in other areas along this corridor. 9. The applicant agrees in writing to comply with any and all of the conditions imposed by the Review Authority in the approval of the Planned Development Permit. Fact to Support the Finding: If approved, the project will be subject to the conditions of approval listed on page 18. The owner/applicant shall be required to sign a Development Agreement and Acceptance Form indicating that the applicant has read and is aware of all of the condition and mitigation measures applicable to the project. The applicant will submit a signed copy to the Development Service Department within 30 days of approval by the Planning Commission or the approval shall be null or voided. Tentative Tract Map The proposal to subdivide 77 residential condominium units and three (3) live/work units is subject to the Tentative Tract Map process. Pursuant to Development Code Section 9105.03.060.A , the Tentative Tract Map may be approved only if all of the following findings are satisfied: 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. Facts in Support of the Finding: The proposed project and subdivision are generally consistent with the goals, objectives, and policies of the Arcadia General Plan. This project will allow for the homeownership of a variety of housing types which provide a diverse stock of housing to the City. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 15 of 31 B. The site is physically suitable for the type and proposed density of development. Facts in Support of the Finding: The site is physically suitable to accommodate the proposed development of 77 residential units, three (3) live/work units, and 8,500 square foot of commercial building. The project proposes slightly half of the number of units permitted on the site. Based on the combined size of the two parcels, the Development Code allows a maximum of 148 units on the site which is based on the maximum density calculation of 30 units per acre. 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. Facts in Support of the Finding: The site is currently developed with a multi- tenant commercial center and is largely covered by a paved surface. All biological resources were analyzed under the environmental assessment and all the potential impacts were determined less than significant or can be reduced to less than significant level. Therefore, the subdivision of the lot and the proposed improvement will not cause substantial environmental damage or substantial 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. Facts in Support of the Finding: The proposed subdivision is for condominium purposes. The project will meet of the all health and safety requirements as required by the applicable Departments of the City of Arcadia, all applicable public agencies, and state requirements, and will not cause any public health or safety problems. Therefore, the proposed project and the subdivision will not cause serious 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. Facts in Support of the Finding: The site design, subdivision design, and all proposed on-site and off-site improvements will not conflict with easements acquired by the public at large for access through or use of, property within the proposed subdivision. The Tentative Map would require the relinquishment of an existing access easement along the north-west corner portion of the lot and a new two-foot wide easement along the S. Santa Anita Ave nue for future sidewalk improvements. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 16 of 31 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. Facts in Support of the Finding: The Arcadia Public Works Services Department determined that the City’s existing infrastructure can adequately serve the new development and the project will comply with all of the requirements of the California Regional Water Quality Control Board per the Initial Study. G. The design of the subdivision provides, to the extent feasible, passive or natural heating and cooling opportunities. Facts in Support of the Finding: 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. Facts in Support of the Finding: The proposed subdivision complies with the density requirements of the City’s Development Code, and all the improvements required for the project, and each unit shall comply with the regulations in the City’s Development Code and all applicable public agencies per the Initial Study/ Mitigated Negative Declaration. Protected Trees The design will encroach into the canopy four (4) protected Oak trees located on the property to the north, and (2) two protected trees in the public right-of-way. The proposed encroachments were analyzed by a Certified Arborist. In the Arborist report, the Certified Arborist recommends incorporating bridging techniques over the root system of the Oak trees as well as tree protection fencing to preserve the current and long-term health of the trees. In addition, six (6) protected trees along the northern property line are proposed to be removed. The Victoria Box tree is in poor health, and the five (5) Chinese Elm trees are located within a raised 2-3 foot landscape planter that has limited the growth of the trees and they are also considered an invasive species. The removal of these six (6) trees on the site will allow for the reinforcement of the perimeter wall. The applicant shall provide replacement trees throughout the site in locations that will not inhibit their health or growth. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 17 of 31 ENVIRONMENTAL ANALYSIS Pursuant to the provisions of the California Environmental Quality Act (CEQA), the Development Services Department prepared an Initial Study and Mitigated Negative Declaration for the proposed project - refer to Attachment No. 3 for the Initial Study and Mitigated Negative Declaration and Technical Studies. The project, with mitigation measures, will have less-than-significant impacts in the following areas: Biological Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, and Utilities and Service Systems. A detailed review is included in the Initial Study - refer to Attachment No. 7 for the Initial Study/Mitigated Negative Declaration and associated technical studies. A trip generation analysis was prepared to determine if a Traffic Impact Analysis (TIA) was required for the proposed project. A TIA would be required should the project generate 50 peak hour trips or more at all key intersections. At the time the trip generation analysis was conducted the site was only at a 30% occupancy rate. In order to understand the impact of the project, the trip generation analysis included calculations for the existing site at full capacity. The traffic analysis concluded that the proposed project will generate 31 more trips during the AM peak hours, but 241 less trips during the PM peak hours, than the existing site at full capacity. As a result, the increase of 31 trips is below the threshold of 50 peak hour trips, therefore not requiring the need for a TIA since it would not impact the intersection level of service (LOS) thresholds. Residential uses have a much lower trip rate than commercial uses for the most part. So, while an active, fully occupied new project will certainly have more traffic impacts than the current underutilized center, the existing traffic signals and level of service in the area will not be significantly impacted by the project. In accordance with Section 21091 of the California Environmental Quality Act (CEQA) and Section 15073 of the CEQA Guidelines, the Draft Initial Study/Mitigated Negative Declaration (IS/MND) for the 17 Las Tunas Mixed-use Project was circulated for public review and comments for 20 days from February 22, 2018, to March 13, 2018. CEQA also requires the lead agency (City of Arcadia) to specify the location and custodian of the documents and other materials which constitute the record of proceedings upon which the lead agency’s decision is based. These documents were made available at Arcadia City Hall and at the Arcadia Public Library. During this time period, public agencies, organizations, and the public in general were afforded the opportunity to review the Draft IS/MND, and submit written comments regarding the documents and the proposed project. During the comment period, staff received two letters from: L.A. County Sanitation District with general comments, and L.A. County Department of Public Health stating they are in agreement with the assessment in the Initial Study. The mitigation measures have been included as conditions of approval for the project. The City has prepared a Mitigated Negative Declaration for the project, if approved. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 18 of 31 Note: If the Planning Commission denies the proposed project, such action would be statutorily exempt from CEQA as a disapproved Project per CEQA Guidelines Section 15270. PUBLIC COMMENTS/NOTICE Public hearing notices for this item were mailed on February 21, 2018, to the property owners and tenants of those properties that are located within 300 feet of the subject property. Pursuant to the provisions of the California Environmental Quality Act (CEQA), the public hearing notice was published in the Arcadia Weekly on February 22, 2018, including a Notice of Intent for the Mitigated Negative Declaration, which was filed with the L.A. County Recorder’s Office for the required 20-day posting on February 22, 2018. Staff received one public comment on this project from a neighboring resident stating concerns with the proposed trees along the shared property line – refer to Attachment No. 6 for the comment letter dated March 20, 2018. RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 2013 denying the Las Tunas Mixed Use Project that was processed under Planning Development No. PD 17-01, Tentative Tract Map No. TTM 17-05 (77121), Lot Line Adjustment No. LLA 18-01, Multi-Family Architectural Design Review No. MFADR 17-06, Protected Tree Encroachment Permit No. TRE 18-03, and Protected Healthy Tree Removal No. TRH 18-03, and that the project is Statutorily Exempt under the California Environmental Quality Act (CEQA) under CEQA Guidelines 15270 as a disapproved project. PLANNING COMMISSION ACTION Denial If the Planning Commission intends to deny this proposal, the Commission should approve a motion to deny Planned Development No. PD 17-01, Tentative Tract Map No. TTM 17-05 (77121), Lot Line Adjustment No. LLA 18-01, Multi-family Architectural Design Review No. MFADR 17-06, Protected Tree Encroachment Permit No. TRE 18- 03, and Protected Healthy Tree Removal No. TRH 18-03, and adopt Resolution No. 2013. Approval If the Planning Commission intends to approve this proposal, staff has provided the conditions of approval and mitigation measures that this project would be subject to, and the Commission should approve a motion to approve P lanned Development No. PD 17-01, Tentative Tract Map No. TTM 17-05 (77121), Lot Line Adjustment No. LLA 18- 01, Multi-family Architectural Design Review No. MFADR 17-06, Protected Tree Encroachment Permit No. TRE 18-03, and Protected Healthy Tree Removal No. TRH Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 19 of 31 18-03, stating the applicable finding(s). In this case, the Planning Commission would need to find Findings No. 1, 6 and 8 in the affirmative, and direct staff to prepare a resolution at the next meeting that incorporates the Planning Commission’s decision and specific findings. 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 PD 17-01, TTM 17-05 (77121), LLA 18-01, MFADR 17-06, TRE 18- 03, and TRH 18-03, subject to the satisfaction of the Planning & Community Development Administrator or designee. 2. The project shall be developed and maintained by the property owner/applicant in compliance with all of the recommended tree protection measures listed in the Arborist Report, dated January 18, 2018. 3. The final landscape plan shall be revised to include twelve (12) 36” box replacements trees throughout the site and landscaping plants in front of garden walls along S. Santa Anita Avenue. 4. 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. 5. No window covering (i.e., drapes, blinds, etc.) shall be permitted on any of the storefront windows of the commercial and live/work units that face Las Tunas Drive. 6. The final design and layout for the commercial buildings shall be subject to review and approval by Planning Services prior to submitting the plans into Building Services for plan-check. 7. The three (3) live/work units shall comply with the provisions set forth under the Development Code Sections 9104.02.210.B (Limitations of Use) and 9104.02.210.E (Operating Requirements). 8. The prospective residents shall be notified by the applicant/property owner that they are living in an urban area and that the noise level may be higher than a typical residential area per the City’s Zoning Code for the Mixed Use Zone, and the applicant/property owner shall confirm that the prospective residents did receive and understand this information. 9. At least two weeks prior to the proposed start of construction activity, the applicant shall post at least two signs or banners that include a brief description of the project, the anticipated construction schedule, the City’s limits on the hours Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 20 of 31 of construction, a contact name, phone, and email of a representative of the applicant/property owner that the public can contact with any questions, concerns, or complaints about construction activity related to the project. If there are any substantive changes in the project schedule or scope of work, or changes in the contact name or information, the applicant/property owner shall immediately provide an updated notice in the manner described above. 10. The property owner/applicant shall submit a haul route map and staging plan to Planning Services prior to issuance of a demolition and a grading permit. 11. The applicant shall be responsible for the repair of all damage to public improvements in the public right-of-way resulting from construction-related activities, including, but not limited to, the movement and/or delivery of equipment, materials, and soils to and/or from the site. 12. An exterior lighting, parking lot lighting plan, and photometric study showing that light and glare will not exceed one foot- candle at any property line, shall be submitted to Planning Services for review and approval prior to issuance of a building permit. The approved lighting shall be installed prior to final inspection approval and occupancy. 13. Prior to the final approval of the T ract Map, a Certificate of Compliance shall be recorded for the Lot Line Adjustment Application No. LLA 18 -01 with the Los Angeles County Recorder’s Office. 14. The property owner/applicant shall be required to pay $150 Map fee and $50 Final Map Approval fee prior to the approval of the Tract Map. 15. Prior to approval of the Tract Map the property owner/applicant shall either construct or post security for all public improvements to be shown on the Tentative Map 77121 and the following items below. All items must be completed prior to the issuance of a Certificate of Occupancy. a) The property owner/applicant shall grant to the City a two (2) foot easement for sidewalk purposes along S. Santa Anita Avenue. b) All driveway approaches shall be ADA accessible and per City of Arcadia standards. c) The property owner/applicant shall remove and replace the existing sidewalk, curb, and gutter from property line to property line. d) The property owner/applicant shall reconstruct the westerly driveway on Las Tunas Drive by re-aligning the curb on the east side of the driveway. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 21 of 31 e) The property owner/applicant shall coordinate with Public Works Services on replacement of street trees. 16. The following improvements are subject to Engineering’s review and approval prior to the issuance of a building permit or recordation of the final map, whichever comes first, and all items shall be completed prior to issuance of the first Certificate of Occupancy: a) An Intersection Improvement Plan is required for the intersection of Las Tunas Drive/Live Oak Avenue. The Plan shall provide pedestrian access through the controlled intersection from the westerly triangular island on Live Oak Avenue to the south side of Live Oak Avenue at the merge lane stop sign on the southeast corner of the intersection. The pedestrian access shall consist of ADA curb ramps and sidewalk. All pedestrian pathways must be fully controlled, except at merge lane stop sign on Live Oak Avenue. b) The property owner/applicant shall submit a Traffic Signal Modification Plan for the intersection of Live Oak Avenue and Las Tunas Drive to eliminate the signal phase for the driveway that is proposed to be removed. The plan shall include but not limited to the removal of the pedestrian heads and the pedestrian push buttons, a new phase diagra m, and new signal timing. The Plan shall also include a new Pedestrian phase to accommodate the new crossing in the above condition. 17. The proposed development will require a Standard Urban Stormwate r Mitigation Plan (SUSMP). The property owner/applicant shall prepare the SUSMP as prescribed by Los Angeles County Department of Public Works SUSMP Manual. 18. The property owner/applicant shall provide calculations to determine the maximum domestic demand and maximum fire demand in order to verify the required water service size required for this project. The calculations shall be submitted to Public Works Department prior to the issuance of any permits. 19. The property owner/applicant shall provide separate water services and meters for specific residential, live/work units, commercial, and irrigation uses. 20. An approved back flow prevention device shall be installed for commercial use. 21. In the event that fire suppression is common to the complex, a separate fire service with Double Check Detector Assembly (DCDA) shall be required as directed by the Fire Marshal. 22. A Water Meter Clearance Application shall be filed with and approved by the Public Works Services Director or designee prior to permit issuance. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 22 of 31 23. 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, subje ct to the satisfaction of the Public Works Services Director or designee. 24. The existing sewer lateral shall be utilized if possible to the satisfaction of the Public Works Services Director or designee. 25. Finished floor elevation of retail building is 354.0’, and finished floor elevations of housing units vary. If any drainage fixture elevation in any building is lower than the elevation of the next upstream manhole cover (354.13’ if tied -in to the sewer main on Las Tunas Drive, 354.05’ if tied-in to the sewer main on Live Oak Ave, and 355.49’ if tied-in to the sewer main on Santa Anita Ave), an approved type of backwater valve is required to be installed on the lateral behind the property line. 26. The property owner/applicant shall file a Notice of Intent (NOI) with the State Water Resources Control Board for a General Construction NPDES Permit. The NOI will require certain list of items such as preparation of the Stormwater Pollution Prevention Plan (SWPPP), applicable fees, etc. 27. A Waste Discharger Identification (WDID) number shall be issued by the State prior to the approval of any grading plans. 28. The project is subject to the Low Impact Development (LID) requirements. The property owner/applicant shall integrate the LID strategies into the site design. These strategies shall include and are not limited to infiltration trenches, bioretention planter boxes, roof drains connected to a landscaped area, pervious concrete/paver, etc. 29. The property owner/applicant shall install an autom atic sprinkler system per the City of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standards and the Commercial Sprinkler Standards prior to obtaining a Certificate of Occupancy. 30. Fire sprinklers system values controlling more than 20 sprinklers heads shall be monitored by UL listed central station. 31. Knox switches shall be provided at entry gates. Knox boxes shall be provided for access to common areas as required by the Fire Inspector. 32. Fire extinguishers of 2A:10BC type shall be provided at the exterior of all multi- family units. Maximum travel distance shall be 75 feet. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 23 of 31 33. All fire lanes shall be marked and/or provided with signage to prevent obstruction. 34. The property owner/applicant shall comply with all of the required fire protection stipulations according to the specification of the Arcadia Fire Department and shall conform to City of Arcadia Standards. All fire services shall be isolated from domestic water services with approved back flow prevention devices for both residential, live/work units, and commercial uses. 35. Public and on-site fire hydrants shall be provided as necessary to provide a water supply to within 600 feet of single-family dwellings and within 400 feet of all multi- family dwellings. A minimum of two fire hydrants shal l be provided within 225 feet of the commercial building. Minimum fire flow for the Single -Family dwelling shall be 500 gpm, Multi-Family dwelling 1,000 gpm, and commercial buildings 1,500 gpm. 36. Noncompliance with the plans, provisions and conditions of approval shall be grounds for immediate suspension or revocation of any approvals. 37. All City requirements regarding disabled access and facilities; occupancy limits; building safety; fire prevention, detection and suppression; health code compliance; emergency access, egress and equipment; water supply and facilities; sewer facilities; trash reduction and recycling requirements; environmental regulation compliance, including National Pollution Discharge Elimination System (NPDES) measures; and parking and site design shall be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director. Compliance with these requirements shall be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees. 38. The property owner/applicant shall prepare and submit to the City’s Community Development Administrator, or designee, a declaration of covenants, conditions and restrictions (“CC&Rs”), which shall upon approval and execution be recorded in the Los Angeles County Recorder’s Office by the Owner/Applicant against the subject real property. The CC&Rs shall contain provisions for maintenance of the property and the proposed development. The CC&Rs shall be in a form and substance approved by the City Attorney, and shall provide among other matters that the CC&Rs shall not be amended or terminated without the prior written approval of the City. The CC&Rs shall receive the City Attorney’s approval prior to issuance of the first building permit for the proposed development. The Owner/Applicant shall deposit with the City the sum of $2,000 for purposes of the Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 24 of 31 City Attorney’s review of the CC&Rs. The de posit shall be increased by the Owner/Applicant on demand by the City as the City deems necessary, and any excess funds shall be promptly refunded to the Owner/Applicant following completion of review and approval of the CC&Rs by the City Attorney. 39. The applicant 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. 40. Approval of PD 17-01, TTM 17-05 (77121), LLA 18-01, MFADR 17-06, TRE 18- 03, and TRH 18-03 shall not be of effect unless on or before 30 calendar days after Planning Commission adopts the Resolution, the property owner/applicant has executed and filed with the Planning & Community Development Administrator an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. Mitigation Measures as Conditions of Approval The following conditions are found in the Mitigation Monitoring and Reporting Program (MMRP). They are recorded here to facilitate review and implementation. More information on the timing and responsible parties for these mitigation measures is detailed in the MMRP. 41. Tree removal should not occur during the local nesting season (February 1 to September 15 for nesting birds and February 1 to June 30 for nesting raptors), to the extent practicable. If any construction or tree removal occurs during th e nesting season, a nesting bird survey shall be conducted by a qualified biologist prior to commencement of grading or removal of any trees on the property. If the biologist determines that nesting birds are present, restrictions may be placed on construction activities in the vicinity of the nest observed until the nest is no longer active, as determined by a qualified biologist. The size of the protective Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 25 of 31 barrier will be determined by the biologist based on the location of the nest, type of construction activities, the existing human activity in the vicinity of the nest and the sensitivity of the nesting species. Grading and/or construction may resume in this area when a qualified biologist has determined the nest is no longer occupied and all juveniles have fledged. This measure shall be implemented to the satisfaction of the City Planning Services. 42. Prior to issuance of a building permit, the developer shall demonstrate the project landscaping plan and planned construction is consistent with the City’s T ree Protection Ordinance and Tree Study prepared by California Arbor Care dated January 8, 2018 (IS/MND Appendix H) or any subsequent revision or addition approved by the City.. All tree protection activities shall be consistent with the Tree Study and include but not be limited to: 1) The four Coast live oak trees located north of the site on the church and residential property (Tree Study Pages 8 -9, Trees 23, 24, 40, and 42) shall be protected in place by incorporating a bridging technique over their root systems within the new wall and trimming the canopy of the tree per Tree Study specifications. 2) The wall footing near the five Carrotwood trees along the western boundary of the site (Tree Study Pages 8 -9, Trees 15-20) shall be designed to minimize impacts on the tree roots per the Tree Study specifications. 3) The two Holly Oak and one Magnolia trees (offsite City street trees) along the west side of Santa Anita Avenue (Tree Study Pages 8 -9, Trees 43-45) shall be trimmed to allow equipment or scaffolding clearance. 4) The seven Ficus trees (offsite City street trees) along the north side of W. Live Oak Avenue/Las Tunas (Tree Study Pages 8-9, Trees 7-13) shall be removed and replaced with appropriate street trees designated by the City. 5) Tree protection fencing shall be installed around the driplines of each protected tree during construction per the specifications of the Tree Study. This will help prevent root compaction from vehicles and help avoid damaging protected trees while allowing equipment or scaffolding clearance during construction. 6) During all construction activities, the following restrictions shall be observed around all protected trees identified in the Tree Study: Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 26 of 31  Avoid damaging the roots, stem, and branches with mechanical and manual equipment.  Avoid soil compaction by prohibiting the use of heavy equipment such as backhoes and bobcats under the tree drip line.  Do not store or park tools, equipment, vehicles, or chemicals under the tree drip line.  Avoid washing of equipment and tools such as wheel ba rrels, shovels, and mechanical motors under the tree drip line.  Prevent flooding and pooling of service water under the drip line.  Avoid cutting tree roots whenever possible. This can be accomplished by bridging roots, tunneling, or radial trenching. If roots must be cut use a sharp tool that will make a clean flush cut and not tear the roots. If possible all digging under the tree drip line should be done manually to avoid tearing out of roots.  Construction personnel shall be briefed on the importance of the guidelines before construction begins and reminded of it during tailgate meetings and as necessary. A printed copy shall be posted where employees can be reminded of it. 43. Prior to issuance of a grading permit, a qualified project archaeologist (see CU L- 4) shall be retained and present at the pre -grading conference to establish procedures for temporarily halting or re-directing work to permit the sampling, identification and evaluation of artifacts if potentially significant artifacts are uncovered. If any resources are discovered during project grading, work shall be halted in that area so the project archaeologist can be present to assess the significance of the find. The project archaeologist shall observe the remaining earthmoving activities at the project site consistent with Public Resources Code Section 21083.2(b), (c), and (d). The monitor shall be equipped to record and salvage cultural resources that may be unearthed during grading activities. The monitor shall be empowered to temporarily halt o r divert grading equipment to allow recording and removal of the unearthed resources. The monitor shall prepare a summary memo report of their work and submit it to the City Development Services Division within 60 days of the completion of grading. The project applicant shall obtain the services of a qualified Native American Monitor(s) during construction-related ground disturbance activities. Ground disturbance is defined by the Tribal Representatives from the Gabrielino Band of Mission Indians-Kizh Nation as activities that include, but are not limited to, Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 27 of 31 pavement removal, pot-holing or auguring, grubbing, weed abatement, boring, grading, excavation, drilling, and trenching, within the project area. The monitor(s) must be approved by the Tribal Representatives and will be present on-site during the construction phases that involve any ground disturbing activities. The Native American Monitor(s) will complete monitoring logs on a daily basis. The logs will provide descriptions of the daily activities, incl uding construction activities, locations, soil, and any cultural materials identified. The monitor(s) shall possess Hazardous Waste Operations and Emergency Response (HAZWOPER) certification. In addition, the monitor(s) will be required to provide insurance certificates, including liability insurance, for any archaeological resource(s) encountered during grading and excavation activities pertinent to the provisions outlined in the California Environmental Quality Act, California Public Resources Code Division 13, Section 21083.2 (a) through (k). The on-site monitoring shall end when the project site grading and excavation activities are completed, or when the Tribal Representatives and monitor have indicated that the site has a low potential for archeologica l resources. 44. All archaeological resources unearthed by project construction activities shall be evaluated by the Qualified Archaeologist and Native Monitor. If the resources are Native American in origin, the Tribe shall coordinate with the landowner regarding treatment and curation of these resources. Typically, the Tribe will request reburial or preservation for educational purposes. If a resource is determined by the Qualified Archaeologist to constitute a “historical resource” pursuant to CEQA Guidelines Section 15064.5(a) or has a “unique archaeological resource” pursuant to Public Resources Code Section 21083.2(g), the Qualified Archaeologist shall coordinate with the applicant and the City to develop a formal treatment plan that would serve to reduce impacts to the resources. The treatment plan established for the resources shall be in accordance with CEQA Guidelines Section 15064.5(f) for historical resources and Public Resources Code Sections 21083.2(b) for unique archaeological resources. Preservation in place (i.e., avoidance) is the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processin g and analysis. Any historic archaeological material that is not Native American in origin shall be curated at a public, non-profit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County or the Fowle r Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, they shall be donated to a local school or historical society in the area for educational purposes. 45. Archaeological and Native American m onitoring and excavation during construction projects will be consistent with current professional standards. All Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 28 of 31 feasible care to avoid any unnecessary disturbance, physical modification, or separation of human remains and associated funerary objects shal l be taken. Principal personnel must meet the Secretary of Interior standards for archaeology and have a minimum of 10 years of experience as a principal investigator working with Tribal Cultural Resources in southern California. The Qualified Archaeologist shall ensure that all other personnel are appropriately trained and qualified. 46. If paleontological resources (fossils) are discovered during project grading, work will be halted in that area until a qualified paleontologist can be retained to assess the significance of the find. The project paleontologist shall monitor remaining earthmoving activities at the project site and shall be equipped to record and salvage fossil resources that may be unearthed during grading activities. The paleontologist shall be empowered to temporarily halt or divert grading equipment to allow recording and removal of the unearthed resources. Any fossils found shall be evaluated in accordance with the CEQA Guidelines and offered for curation at an accredited facility approved by the City of Arcadia. Once grading activities have ceased or the paleontologist determines that monitoring is no longer necessary, monitoring activities shall be discontinued. This measure may be combined with CUL-1 at the discretion of the City Development Services Division. 47. In the event of an accidental discovery or recognition of any human remains, California State Health and Safety Code § 7050.5 dictates that no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to CEQA regulations and PRC § 5097.98. If human remains are found, the LA County Coroner’s office shall be contacted to determine if the remains are recent or of Native American significance. Prior to issuance of a gradin g permit, the developer shall include a note to this effect on the grading plans for the project. 48. Prior to issuance of a grading permit, the developer shall demonstrate that project plans have incorporated the recommendations of the final project geotechnical study prepared by Albus-Keefe & Associates, Inc. During grading and construction, the project shall comply with requirements outlined in the final project geotechnical study. This measure shall be implemented to the satisfaction of the Arcadia Engineering Services Division. 49. Prior to the issuance of any demolition permits, the applicant shall provide evidence to the City that a pre-demolition survey for asbestos-containing materials (ACMs) and lead-based paint (LBP) has been conducted on any Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 29 of 31 buildings to be demolished. If for any reason ACM’s or LBP’s are detected, Mitigation Measure HAZ-2 shall be implemented. 50. In the event of any asbestos-containing materials (ACMs) or lead-based paint (LBP) are detected found during the pre-construction survey outlined in Mitigation Measure HAZ-1, the applicant shall provide evidence to the City that all ACMs and LBP has been removed and disposed of according to applicable laws and regulations, as outlined in “Steps to Lead Safe Removal, Renovation, and Disposal” (U.S. EPA-740-K-11-001) issued October 2011 (www.epa.gov/lead) for LBP and “Standards for Demolition and Removal” (40 CFR Section 61.145) under the Asbestos National Emission Standard for Hazardous Air Pollutants (NESHAP)(www.epa.gov/asbestos) for ACMs. 51. Prior to the issuance of a building permit, the applicant shall provide evidence to the City that any area covered by the building permit that has soils contaminated by agricultural chemicals identified in the Phase I and Phase II Environmental Site Assessments for the project site has been effectively remediated and/or removed from the site, or demonstrate that the underlying soil does not exceed the applicable state Department of Toxic Substances Control (DTSC) or California Code of Regulations (CCR) Title 22 hazardous waste criteria or contamination standards for commercial or residential land uses as appropriate. 52. Prior to the issuance of an occupancy permit, the applicant shall demonstrate that a passive vapor mitigation system (PVMS) has been installed as part of project construction and is operating at designed specifications per the recommendations of the Phase II report (Stantec, March 8, 2017) including Figure 3 of the Stantec report regarding the location of vapor barrier locations. The system shall be designed to preclude entry of water into the system which would nullify potential contaminant measurements. This system must have the ability to be converted to an active monitoring system if the passive operation is not sufficient. This measure shall be implemented to the satisfaction of the Fire Department, Building Services, and Planning Services in consultation with the Los Angeles County Solid Waste Management Program/Local Enforcement Agency (LEA) and/or the local Certified Unified Program (CUPA) under th e Los Angeles County Fire Department Health Hazardous Materials Division as appropriate regarding certification of the PVMS. 53. Within one year after issuance of a Certificate of Occupancy for the entire residential development, the Passive Vapor Mitigation System (PVMS) shall be tested and the results provided to the City Planning Services Division. Indications of elevated Volatile Organic Compounds (VOCs) shall require repair/redesign of the PVMS or, if deemed necessary by the City, installation of an Active Vapor Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 30 of 31 Mitigation System. Additional testing shall be conducted within three months of any repairs or systems changes. The Developer shall submit a copy of the paid contract for this testing within three weeks after the project approval and the results provided to the City Planning Services Division. This measure shall be completed to the satisfaction of the City Fire Department and Development Services Department. 54. As an equivalent alternative to HAZ-4 and HAZ-5, the applicant may obtain a certification of remediation from a licensed geotechnical engineer after completion of onsite grading but prior to issuance of any building permits. The certification must conclude the project and site will not constitute a public health hazard or substantial risk beyond applicable standards, and cite the applicable standards residential and commercial standards as appropriate. It must further state that no active or passive vapor mitigation system is needed based on the results of the site remediation, and must be support ed by appropriate onsite soil sampling and laboratory testing. If this measure is implemented to the satisfaction of applicable divisions within the Development Services Division, in consultation with the Los Angeles County Solid Waste Management Program/Local Enforcement Agency (LEA) and/or the local Certified Unified Program (CUPA) under the Los Angeles County Fire Department Health Hazardous Material Division, the project will not have to implement HAZ -4 and HAZ-5. 55. Prior to issuance of a grading permit, the developer shall file a Notice of Intent (NOI) with the State Water Resource Control Board to be covered under the National Pollutant Discharge Elimination System (NPDES) General Construction Permit for discharge of storm water associated with construc tion activities. The project developer shall submit to the City the Waste Discharge Identification Number issued by the State Water Resource Control Board (SWRCB) as proof that the project’s NOI to be covered by the General Construction Permit has been filed with the SWRCB. This measure shall be implemented to the satisfaction of the City Engineer. 56. Prior to issuance of a grading permit, the developer shall submit to the State Water Resource Control Board (SWRCB) and receive approval for a project - specific Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall include a surface water control plan and Erosion and Sediment Control Plan citing specific measures to control onsite and offsite erosion during the entire grading and construction period. In addition, the SWPPP shall emphasize structural and nonstructural best management practices (BMPs) to control Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 31 of 31 sediment and non-visible discharges from the site. BMPs to be implemented may include (but shall not be limited to) the following:  Potential sediment discharges from the site may be controlled by the following: sandbags, silt fences, straw wattles, fiber rolls, a temporary debris basin (if deemed necessary), and other discharge control devices. The construction and condition of the BMPs are to be perio dically inspected by the SWRCB during construction, and repairs would be made as required.  Area drains within the construction area must be provided with inlet protection. Minimum standards are sandbag barriers, or two layers of sandbags with filter fabric over the grate, properly designed standpipes, or other measures as appropriate.  Materials that have the potential to contribute non -visible pollutants to storm water must not be placed in drainage ways and must be placed in temporary storage containment areas.  All loose soil, silt, clay, sand, debris, and other earthen material shall be controlled to eliminate discharge from the site. Temporary soil stabilization measures to be considered include: covering disturbed areas with mulch, temporary seeding, soil stabilizing binders, fiber rolls or blankets, temporary vegetation, and permanent seeding. Stockpiles shall be surrounded by silt fences and covered with plastic tarps.  Implement good housekeeping practices such as creating a waste collection area, putting lids on waste and material containers, and cleaning up spills immediately.  The SWPPP shall include inspection forms for routine monitoring of the site during the construction phase.  Additional required BMPs and erosion control measures shall be documented in the SWPPP.  The SWPPP would be kept on site for the duration of project construction and shall be available to the State Water Resource Control Board for inspection. The developer and/or construction contractor shall be responsible for performing and documenting the application of BMPs identified in the project -specific SWPPP. Regular inspections shall be performed on sediment control measures called for in the SWPPP. Monthly reports shall be maintained and available for City inspection. An inspection log shall be maintained for the project and shall be Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 32 of 31 available at the site for review by the City and the State Water Resource Control Board as appropriate. 57. Prior to issuance of a grading permit, the applicant shall prepare a Low Impact Development (LID) Plan, and the site plans shall illustrate the various long-term water quality control features to be installed on this project consistent with the City’s LID Ordinance as codified in the City’s Municipal Code (MC) Section 8, Stormwater Management and Discharge Control, Sections 7810-7840. The LID Plan and site development plans shall incorporate the following Best Management Practices (BMPs) as outlined in MC Sections 7823 and 7828 as appropriate to control pollutant runoff and to reduce impacts to water qua lity to the maximum extent practicable:  Divert roof runoff to landscaped areas before discharge.  Divert surface flow to landscaped areas.  Maximize permeable areas and minimize impermeable areas per City MC Section 7828(B).  Retain storm water runoff onsite per City MC Section 7828(C).  Provide biofiltration or other appropriate onsite treatment for runoff that cannot be retained onsite per City MC Section 7828(C).  Maximize interception and water conservation by planting native and/or drought-tolerant plants.  Install an irrigation system and provide landscape maintenance to minimize water runoff.  Provide regular mechanical sweeping of private streets and parking lots.  Provide regular drainage facility inspection and maintenance per City LID guidelines. This measure shall be implemented to the satisfaction of the City Engineer, City Public Works Department, and City Planning Department as appropriate, consistent with the City’s LID Ordinance. 58. Prior to issuance of grading and building permits, the develop er shall prepare a Construction Noise Control Plan (CNCP) and will submit the plan the City for review and approval. The plan shall include but will not be limited to the following:  During all project site excavation and grading, contractors shall equip a ll construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 33 of 31  The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site.  The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction -related noise sources and noise-sensitive receptors nearest the project site during all project construction.  The construction contractor shall use light construction equipment (e.g. small bulldozers and trucks) within 5 feet of the northern and western project construction boundaries to the extent practical to reduce potential noise and vibration impacts on adjacent land uses.  During all project site construction, the construction contractor shall limit all construction-related activities, including maintenance of construction equipment and the staging of haul trucks, to between the hours of 7:00 a.m. to 6:00 p.m. Monday through Friday and 8:00 a.m. to 5:00 p.m. on Saturday. No construction is permitted on Sundays and government code holidays. 59. Prior to the issuance of a building permit, the applicant shall show proof to the City’s Planning Department that windows with STC-29 or higher ratings have been installed on frontline units adjacent to Santa Anita Avenue. 60. Prior to the issuance of a building permit, the applicant shall show proof to the City’s Planning Department that mechanical ventilation systems such as air conditioning will be installed on residential units to ensure that windows can remain closed for prolonged periods of time. 61. Prior to issuance of the first occupancy permit, the applicant shall provide the City with a copy of a notice that will be provided to prospective tenants or buyers of the live/work units along Las Tunas and the residential units facing Santa Anita Avenue that states noise levels may be higher than a typical suburban residential area. 62. Prior to the issuance of an occupancy permit for the new commercial building, a minimum six-foot high block wall shall be constructed on the north and west sides of the Starbucks and new commercial building to help reduce potential noise impacts on project residents. This measure shall be implemented to the satisfaction of the City Planning Department. Las Tunas Mixed Use Project 17 Las Tunas Drive March 27, 2018 Page 34 of 31 If any Planning Commissioner or other interested party has any questions or comments regarding this matter prior to the March 27, 2018, hearing, please contact Assistant Planner, Vanessa Quiroz, at (626) 574-5422, or by email at VQuiroz@ArcadiaCA.gov. Approved: Lisa L. Flores Planning & Community Development Administrator Attachment No. 1: Resolution No. 2013 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property and Surrounding Properties Attachment No. 3: Planned Development Document Attachment No. 4: Architectural Plans and Tentative Map Attachment No. 5: A brief Commercial Analysis by NAI Capital, dated February 27, 2017 Attachment No. 6: Letter from neighboring resident, Dated March 20, 2018 Attachment No. 7: Draft Initial Study/Mitigated Negative Declaration and Associated Technical Studies Attachment No. 1 Resolution No. 2013 Attachment No. 1 Attachment No. 2 Attachment No. 2 Aerial Photo with Zoning Information and Photos of the Subject Property and Surrounding Properties 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.): MU Number of Units: MU Property Characteristics 1968 58,000 1 CHANG,KENNY C TR ET AL KENNY C CHANG TRUST CHIA LEEI CORP Site Address:17 LAS TUNAS DR Parcel Number: 5788-020-030 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 09-Mar-2018 Page 1 of 1 1.93 acres 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.): MU Number of Units: MU Property Characteristics 1968 90,000 0 CHANG,KENNY C TR ET AL KENNY C CHANG TRUST CHIA LEEI CORP Site Address:17 LAS TUNAS DR Parcel Number: 5788-020-031 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 09-Mar-2018 Page 1 of 1 4.22 acres Subject site along Las Tunas Drive. Subject site 17 Las Tunas Drive. Subject site along Las Tunas Drive. Subject site along S. Santa Anita Avenue The rear of the subject site along S. Santa Anita Avenue. Subject site along S. Santa Anita Avenue The western side of the subject site along Las Tunas Drive. The northwest corner of the subject site. The Arcadia Congregation Church to the North. The northwest rear of the subject site. Residential properties to the East along S. Santa Anita Avenue. Adjacent business to the southeast of the subject site. Commercial property to the East along S. Santa Anita Avenue. Residential properties to the East along S. Santa Anita Avenue. Adjacent business to the southeast of the subject site. Commercial business to the South of the subject site. Commercial businesses to the South of the subject site. Commercial businesses to the South of the subject site. Commercial businesses to the South of the subject site. Commercial businesses to the Southwest of the subject site. Commercial business to the West of the subject site. Residential properties adjacent to the northwest rear of the subject site. Attachment No. 3 Attachment No. 3 Planned Development Document Las Tunas Mixed-Use Project Planned Development Application Prepared for: City of Arcadia 240 West Huntington Drive Arcadia, CA 91006 626.574.5400 Submitted by: Olson Urban Housing, LLC (Sandra Gottlieb) 3010 Old Ranch Parkway, Suite 100 Seal Beach, CA 90740 562.370.2255 March 6, 2018 Las Tunas Mixed-Use Project - Planned Development Page iii Table of Contents Planned Development Description ............................................................................................................. 1 A. Purpose and Intent .................................................................................................................... 1 B. Project Description .................................................................................................................... 3 Findings ................................................................................................................................................. 18 A. Applicability ............................................................................................................................. 18 B. Findings .................................................................................................................................. 21 List of Figures Figure 1 Location Map ....................................................................................................................... 3 Figure 2 Aerial of Project Site ............................................................................................................ 4 Figure 3 Las Tunas Mixed-Use Project Site Plan ................................................................................ 7 Figure 4 Conceptual Landscape Plan ................................................................................................ 8 Figure 5 Las Tunas Streetscene - Residential .................................................................................... 8 Figure 6 Santa Anita Streetscene - Residential ....................................... Error! Bookmark not defined. Figure 7 Las Tunas Streetscene Retail ..................................................... Error! Bookmark not defined. Figure 8 Santa Anita Streetscene Retail ............................................................................................ 15 List of Table Table 1 Residential Component Floor Plans ....................................................................................... 9 Table 2 Private and Common Open Space .............................................. Error! Bookmark not defined. Table 3 Mixed-Use Development Standards Compliance Table ....................................................... 19 Las Tunas Mixed-Use Project - Planned Development 1 Las Tunas Mixed-Use Project Planned Development Description A. Purpose and Intent Chapter 9107.15.010 of the City of Arcadia Municipal Code established the purpose and intent of the Planned Development Permit process, which is to: 1. Ensure Efficient Use of Land and Better Living Environment. Provide a method whereby land may be designed and developed as a single unit by taking advantage of modern site planning techniques thereby resulting in a more efficient use of land, a better living environment, and a superior site plan, and excellence of design than is otherwise possible through strict application of the development standards specified in Division 2 (Zones, Allowable Uses, and Development Standards) and Division 3 (Regulations Applicable to All Zones – Site Planning and General Development Standards; 2. Ensure High Standards of Environmental Quality. Ensure development that meets high standards of environmental quality, public health and safety, the efficient use of the City's resources, and the purpose, intent, goals, policies, actions, and land use designations of the General Plan and any applicable specific plan; and 3. Provide for Enhanced Amenities. Incorporate a program of enhanced amenities (e.g., enhanced landscaping, LEED or other “green” related standards, additional and enhanced open space, additional public art, improvements to an existing public facility [e.g., park or trail, etc.]) than typically required by this Development Code. This Planned Development (PD) is being proposed primarily as a means to create a dynamic mixed- use community that integrates residential and commercial uses in a synergistic manner, enhancing the entire development and benefitting the surrounding area. This community is being designed as a focal point for the City, characterized by unique commercial spaces integrated with homeownership opportunities with timeless and distinctive architecture. The proposed project varies from two development standards; one associated with a rear setback on a portion of the site, and the second with the percentage of tandem parking. Utilization of the Planned Development process presents an opportunity for the City to take a more strategic approach to implementing the Las Tunas Mixed-Use Project - Planned Development 2 Mixed-Use zoning. The Las Tunas Mixed-Use Project helps to revitalize this vacant and deteriorating site, while implementing the City’s recently enacted Mixed-Use zoning and completing the commercial activation of Las Tunas. The 4.93-acre site is currently comprised of two lots and a lot line adjustment is proposed to facilitate development of the integrated retail building component. The PD will apply to both lots to ensure the project is consistent with the base zoning (MU) which requires the inclusion of a ground floor, street frontage commercial component for all projects. The mixed-use residential and live/work component will be situated on approximately 4.22 acres and the retail building on 0.71 acres. The site is a reuse of an existing commercial development that is currently in decline. Redeveloping the lot into a mixed-use project with new homes and commercial uses is an efficient utilization of the site and an effective step toward meeting the City’s housing and land use goals. Removing aging vacant buildings and replacing them with a newly constructed development of superior design, including new infrastructure, will greatly improve the site’s overall efficiency. Public health and safety goals will be furthered by activation of the site with a quality mixed-use development, generating “eyes on the street” that will help keep the area safe. Additionally, the site has been found to require environmental remediation, which will be completed as part of the proposed project, thereby furthering public health and safety goals. The project will also serve as a strategic transitional land use between the commercial, single-family houses, and church. Existing large commercial properties typically receive deliveries and have the typical “back of house” type uses at adjacent to the sensitive uses. This superior site plan considered the neighboring uses in the design and sought to place the quieter front entry doors of the residences facing the neighbors, thus creating a better living environment for them. This development will feature Santa Barbara and Spanish style architecture and will consist of 80 for-sale homes, including 3 live/work units and approximately 10,987 square feet of commercial space (2,487 square feet within the live/work units and 8,500 square feet as fast casual restaurant and/or retail uses) horizontally and vertically integrated through unique architectural elements and pedestrian linkages. Located on a 4.93-acre lot located at the northwest corner of Las Tunas Drive and S. Santa Anita Avenue, the residential component will offer a mix of detached and attached dwellings, with open space exceeding code requirements in a well thought out site plan. Each home will have enhanced private open space in the form of patios, porches, or decks. There will also be attractive landscaped courtyards that link the entry doors to foster connectivity and created a sense of community throughout the development. Common amenities include an enhanced open space feature in the northwestern portion of the site with a shade structure, seating, open lawn area, barbeque counter and fire place. A strategically located California Room situated near the Las Tunas frontage will also serve as a central gathering spot for the community. The development will also incorporate many features that improve the environmental quality of the area. The homes will meet or exceed all of the energy efficient requirements, as well as Water Efficient Guidelines and water quality standards. This community will also have a built-in retail amenity along the Las Tunas corridor. It will be a place where unique restaurant and retail businesses are intertwined with high quality residential and appealing open spaces for people to gather. Area-wide residents and workers will be drawn to this Las Tunas Mixed-Use Project - Planned Development 3 destination featuring outdoor seating and trendy “incubator” businesses in the live/work spaces. New housing development is key to activating this corridor and providing the additional customer base to support new retail activity. A tree-lined central spine road with adjacent green parkways and pedestrian friendly walking paths invite residents to wander through intimate courtyards and pocket parks. Pathways are connected with architectural elements such as a covered California Room, and beautifully crafted wrought iron entryways. This will provide a cohesive link between the residential and commercial components, while promoting a pedestrian friendly community. Energy efficient design and construction will be utilized throughout. This Planned Development Permit facilitates the Las Tunas Mixed-Use Project which, as described within this submittal, meets the purpose and intent of Chapter 9107.15.010 of the Code. B. Project Description Project Name: Las Tunas Mixed-Use Project Location: 17 Las Tunas Drive at the northwest corner of Las Tunas Drive and S. Santa Anita Avenue in the City of Arcadia. (Reference Figure 1 “Location Map” and Figure 2 “Aerial of Project Site”.) Assessor Parcel Numbers: 5788-020-030, 5788-020-031 Project Site Size: 4.93 acres Existing Zoning: Mixed-Use Proposed Zoning: Mixed-Use (Planned Development) Existing General Plan Designation: Mixed-Use (22-30 dwelling units (du)/acre (ac) & 1.0 FAR) Proposed General Plan Designation: Mixed-Use (22-30 du/ac & 1.0 FAR) Las Tunas Mixed-Use Project - Planned Development 4 Figure 1. Location Map Las Tunas Mixed-Use Project - Planned Development 5 Figure 2. Aerial of Project Site Project Overview The proposed 4.93-acre Planned Development consisting of a variety of 80 homeownership units and approximately 10,987 square feet of commercial uses (approximate 8,500 square feet retail building and 2,487 square feet of ground floor owner-occupied live/work units) will assist in implementing many key General Plan goals and policies. This particularly includes those goals and policies focused on encouraging mixed-use development with commercial uses along Las Tunas; and on providing a range of housing opportunities, assisting in meeting the City’s land use housing goals. Specifically, the project meets General Plan Land Use and Community Design Element Mixed Use goal to provide opportunities for commercial and residential mixed-use development, Goal LU- 1 to promote new infill and redevelopment projects, Goal LU-2 to provide a distinctive and pedestrian friendly mixed-use development, Goal LU-4 to provide high-quality and attractive multifamily residential neighborhoods; Goal LU-6 to create attractive and vibrant commercial corridors that provide for the retail, commercial and office needs with expanded opportunities for mixed-use development; and Housing Element Goal H-2 to provide a range of residential densities and ownership opportunities. Las Tunas Mixed-Use Project - Planned Development 6 The mix of horizontally and vertically integrated commercial and for-sale residential uses are designed to provide a strong commercial presence along Las Tunas, while ensuring a strategic transition from the arterials to the adjacent established residential neighborhood, helping to buffer the neighborhood from the impacts of commercial intrusion. The development will complete the commercial activation of Las Tunas, extending the retail presence from Starbuck’s situated on the hard corner of Santa Anita and Las Tunas, with townhomes continuing along Santa Anita to facilitate the transition to the existing neighborhood. The approximate 10,987 square feet of commercial space will provide a unique opportunity for future retail uses in a dynamic mixed-use setting with homeowners who will have a stake in the community and development itself, creating a true sense of place. These homes and businesses will add new residents and workers to the neighborhood, growing the neighborhood's retail buying power and enhancing the sustainability of those businesses. This project will reinvigorate this underutilized and deteriorating site and its surroundings, creating positive change in an area of the City that has seen limited growth and opportunity. Consistent with the General Plan Mixed-Use goals, the commercial uses are concentrated along Las Tunas and cohesively integrated with the residential units through continuous architectural features and elements as well as pedestrian connections via designated pathways. The live/work units are strategically designed with commercial façades of transparent paneled windows with awnings and articulated entries which complement the overall aesthetics along this key corridor. The residential units above have been enhanced with balconies and attractive architectural details to present a sense of community and interest along the street frontage, tying in with the public realm views of the community. The Spanish architecture has been designed with differentiated elements to add interest and a playfulness to the elevations. Porches and decks have different trim, roof elements, color changes and/ or railing details. Features have been incorporated through-out including articulated massing, changes in roof forms, metal detailing, architectural trim and color changes to enhance and create more articulation in the facades. The overall architecture will be enriched through complimentary color schemes and landscaping. There will be several distinct yet related color palettes that add visual interest and variety and enhance the Spanish character of the buildings and community. Color schemes are assigned throughout the community to create logical “clusters” where appropriate, and add visual interest and variety. Landscape colors and materials have been selected that will be in harmony with and complement the Spanish architecture with pedestrian pathways linking common area gathering spots. A series of pedestrian pathways and green spaces throughout the project tie the community together, with the focal points being the commercial spaces and California Room serving as central gathering spots, encouraging neighborhood interaction. (Reference Figure 3. “Las Tunas Site Plan”.) Las Tunas Mixed-Use Project - Planned Development 7 Figure 3. Las Tunas Mixed-Use Project Site Plan Flexibility to Meet Planned Development Goals As envisioned by the City's Planned Development and Mixed-Use Zoning Goals and Standards and as described above, the Planned Development has been carefully designed to meet or exceed these standards. Flexibility and creativity are hallmarks of the Planned Development design and development process, enabling the City and the project proponent to meet these standards and adhere to approved project elements while adapting to changes in design or project features as and when necessitated by market, demographic, technical and other considerations. Consistent with these hallmarks and the City's Planned Development process, modifications to the proposed project's design and elements may be approved by the Community Development Administrator if the Administrator finds that proposed modifications meet the intent and terms of the Planned Development and Mixed-Use Zoning Goals and Standards and this Planned Development as approved by the City. In this regard, and as noted above, the commercial retail space will blend and be harmonious with the overall architectural design and elements of the residences. This design and these elements may, however, be subject to changes which a commercial retail tenant could require to meet its own functional and design standards. Any such changes will be subject to review Las Tunas Mixed-Use Project - Planned Development 8 and approval by the Community Development Administrator in accordance with the terms in this paragraph before they may be incorporated into the proposed project's design. Residential Component The residential component of the community will be comprised of 80 multi-family homes, featuring 12 detached multi-family homes, 21 two-story townhomes, 44 three-story townhomes, and 3 homes in a Live/Work configuration with residential living above the work space. Reference Figure 4 “Las Tunas Streetscene – Mixed-Use”, and Figure 5 “Santa Anita Streetscene – Residential”. Figure 4. Las Tunas Streetscene - Mixed-Use Figure 5. Santa Anita Streetscene - Residential This mixed-use community is further enhanced by the clustering of the homes with the detached homes located in the northwest portion of the site, and the townhomes within 10 buildings located along interior streets. Number of units and total living square footage within each townhome building are conceptually planned as follows: • Building 1 (8 units): 12,970 square feet Las Tunas Mixed-Use Project - Planned Development 9 • Building 2 (4 units): 6,478 square feet • Building 3 (5 units): 8,067 square feet • Building 4 (13 units): 21,602 square feet • Building 5 (8 units): 12,956 square feet • Building 6 (8 units): 12,956 square feet • Building 7 (4 units): 6,478 square feet • Building 8 (7 units): 13,328 square feet • Building 9 (6 units): 10,207 square feet • Building 10 (5 units): 8,763 square feet Further variation within the residential component is provided by offering 8 different floor plans plus 3 different Live/Work floor plans, which are described below in Table 1, Residential and Live/Work Component Floor Plans by plan type, stories, bedrooms/lofts, baths and square footage: Table 1. Residential and Live/Work Component Floor Plans PLAN STORIES BEDROOMS LOFT BATHS SQUARE FEET SFD 1 2 3 TECH LOFT 2 1/2 1,569 SFD 2 2 4 LOFT/GAME ROOM 3 1/2 2,198 TOWN 1 3 3 LOFT 3 1,589 TOWN 1X 3 3 LOFT/FLEX 3 1,589 TOWN 2 3 4 TECH LOFT 4 1,650 TOWN 3 2 3 LOFT 2 1/2 1,662 TOWN 4 2 3 LOFT/BEDROOM 2 1/2 1,660 TOWN 5 2 3 - 2 1/2 1,501 LIVE/WORK 1.2 3 3 LOFT 3 + 1 WORK 1,565 LIVE + 575 WORK LIVE/WORK 1.3 3 3 LOFT, BONUS 3 + 1 WORK 1,589 LIVE + 696 WORK LIVE/WORK 6 3 3 CASITA, BONUS 3.5 + 1 WORK 2,448 LIVE + 1,216 WORK Each home has a private open space in the form of patios, porches, or decks. Private open space totals 14,332 square feet and averages 179 square feet per unit, and common open space totals 25,266 and averages 316 square feet per unit for an average total open space per unit of 495 square feet, as summarized below in Table 2, Private and Common Open Space: Las Tunas Mixed-Use Project - Planned Development 10 Table 2. Private and Common Open Space UNIT# PLAN# PATIO/PORCH/ YARD DECK/BALCONY TOTAL PRIVATE AREA COMMON OPEN SPACE AVERAGE PER UNIT TOTAL OPEN SPACE 1 SFD 2 199 9 208 316 524 2 SFD 1 219 - 219 316 535 3 SFD 1 219 - 219 316 535 4 SFD 2 199 9 208 316 524 5 SFD 2 199 9 208 316 524 6 SFD 1 219 - 219 316 535 7 SFD 1 219 - 219 316 535 8 SFD 2 199 9 208 316 524 9 SFD 2 199 9 208 316 524 10 SFD 1 219 - 219 316 535 11 SFD 1 219 - 219 316 535 12 SFD 1 219 - 219 316 535 13 4BR 135 - 135 316 451 14 3B 135 - 135 316 451 15 3CR 135 - 135 316 451 16 3C 151 - 151 316 467 17 3BR 151 - 151 316 467 18 5 135 - 135 316 451 19 5R 135 - 135 316 451 20 3C 151 - 151 316 467 21 3BR 151 - 151 316 467 22 3A 135 - 135 316 451 23 3C 151 - 151 316 467 24 3BR 151 - 151 316 467 25 4A 135 - 135 316 451 26 2AR 24 123 147 316 463 27 1AR 34 64 98 316 414 28 2BR 24 99 123 316 439 29 1BR 34 73 107 316 423 30 1B 34 73 107 316 423 31 2B 24 99 123 316 439 32 1A 34 64 98 316 414 33 2A 24 99 123 316 439 34 2AR 24 99 123 316 439 Las Tunas Mixed-Use Project - Planned Development 11 Table 2. Private and Common Open Space UNIT# PLAN# PATIO/PORCH/ YARD DECK/BALCONY TOTAL PRIVATE AREA COMMON OPEN SPACE AVERAGE PER UNIT TOTAL OPEN SPACE 35 1AR 34 64 98 316 414 36 2B 24 99 123 316 439 37 1BR 34 73 107 316 423 38 1B 34 73 107 316 423 39 2B 24 99 123 316 439 40 1A 34 64 98 316 414 41 2A 24 123 147 316 463 42 1BX.1R 34 73 107 316 423 43 1B 34 73 107 316 423 44 2B 24 99 123 316 439 45 1A 34 64 98 316 414 46 2A 24 123 147 316 463 47 2AR 245 - 245 316 561 48 3B 220 - 220 316 536 49 3R 203 - 203 316 519 50 5B 199 - 199 316 515 51 5AR 202 - 202 316 518 52 3C 194 - 194 316 510 53 3BR 220 - 220 316 536 54 4A 245 - 245 316 561 55 2AR 24 99 123 316 439 56 1AR 34 64 98 316 414 57 2BR 24 99 123 316 439 58 1B.1 34 73 107 316 423 59 1B.1R 142 73 215 316 531 60 2B 137 99 236 316 552 61 1A 142 98 240 316 556 62 2A 137 99 236 316 552 63 6R 30 215 245 316 561 64 1AR 30 64 94 316 410 65 1BXR 144 73 217 316 533 66 1B 144 73 217 316 533 67 2B 140 99 239 316 555 68 1A 142 64 206 316 522 Las Tunas Mixed-Use Project - Planned Development 12 Table 2. Private and Common Open Space UNIT# PLAN# PATIO/PORCH/ YARD DECK/BALCONY TOTAL PRIVATE AREA COMMON OPEN SPACE AVERAGE PER UNIT TOTAL OPEN SPACE 69 2A 140 123 263 316 579 70 2AR 137 123 260 316 576 71 1AR 142 107 249 316 565 72 2BR 137 99 236 316 552 73 1BR 142 107 249 316 565 74 1BX 144 73 217 316 533 75 1A.2R 34 240 274 316 590 76 1A.3 273 212 485 316 801 77 1B 142 73 215 316 531 78 2B 137 99 236 316 552 79 1A 142 64 206 316 522 80 2A 137 123 260 316 576 TOTAL PRIVATE OUTDOOR AREA: 14,332 TOTAL UNITS: 80 AVERAGE PRIVATE OPEN SPACE AREA/UNIT: 179 TOTAL COMMON OUTDOOR AREA: 25,266 AVERAGE COMMON OPEN SPACE AREA/UNIT: 316 AVERAGE PRIVATE & COMMON OPEN SPACE AREA/UNIT: 495 Common amenities and open space areas are located throughout the residential component within activity areas, parkways, turf areas, walkways, green space and bike parking areas. Common activity areas include an open space feature in the northwestern portion of the site with a shade structure, seating, open lawn area, barbeque counter and fire place. A California Room situated near the Las Tunas frontage will also serve as a central gathering spot for residents of the community, along with the unique retail options. (Reference Figure 6. “Conceptual Landscape Plan”.) Las Tunas Mixed-Use Project - Planned Development 13 Figure 6. Conceptual Landscape Plan Chapters 9102.05.030 and 9102.05.040 specify Development Standards in Downtown Zones including the Mixed-Use Zone. The project meets and exceeds all but one of the required development setback standards as presented in Table 3, Mixed-Use Development Standards Compliance Table within the Findings section of this document. The project proposes to modify through this Planned Development submittal “Setbacks When Abutting a Residential Zone”, which requires that when abutting a residential zone, no portion of any structure shall encroach through a plane projected from an angle of 45 degrees, as measured at the ground level along the residentially zoned abutting property line. The project proposes two-story townhomes at its northern boundary, which is adjacent to an existing church on an R-2 zoned property. The project meets the required 15-foot rear setback adjacent to a residential zone, but the second story of the townhomes would encroach into the 45-degree angle at occasional high points of roof (for instance at ridge of gables facing the church property) the angle would approximate 56 but at no point exceed 60 degrees. This requested modification would be offset by the project’s proposed two- story with predominantly low roof line starting at 20’ and cresting only occasionally to 28’ feet Las Tunas Mixed-Use Project - Planned Development 14 where roof direction is changed to a gable to articulate massing. A single-story roof line is also used starting at 9’ further creating a low profile building appearance. The range of 20’ to 28’ of sloping roof that encroaches into the 45-degree zone is 12’ to 20’ below the 40 maximum height permitted by the Mixed-Use Code. The project’s reduced height at the rear setback would reduce potential visual impacts to the church and would be below the R-2 zone maximum height of 30 feet. Given the project’s superior design and that it meets the minimum setback distance of 15 feet and is below the maximum height at the rear setback, the proposed development meets the intent of the development standards. Tree-lined pedestrian ways will provide access throughout the community. Two points of vehicular access, both enhanced with decorative paving, provide access. The primary vehicular access to the residential component will be from a gated entrance on Santa Anita Avenue, and secondary gated access from Las Tunas Drive. Commercial Component This approximately 8,500 square feet retail building will be horizontally and vertically integrated through unique architectural elements and pedestrian linkages. Together, the Live/Work units and commercial building create a pleasing commercial environment for the community. (Reference Figure 7 “Las Tunas Streetscene with Retail”, and Figure 8 “Santa Anita Streetscene with Retail”. The Live/Work units are designed with commercial façades of transparent paneled windows with awnings and articulated entries which complement the overall aesthetics along the Las Tunas corridor. Non-residential uses within the Live/Work units shall be limited by the provisions of Development Code 9104.02.210. B. These provisions prohibit: vehicle repair and service; maintenance and repair services; storage of flammable liquids or hazardous materials beyond that normally associated with a residential use; manufacturing or industrial activities, including but not limited to welding, machining, or any open flame work; and any other activity or use, as determined by the Director to not be compatible with residential activities and/or to have the possibility of affecting the health or safety of Live/Work unit residents due to the potential for the use to create dust, glare, heat, noise, noxious gasses, odor, smoke, traffic, vibration or other impacts, or would be hazardous because of materials, processes, products, or wastes. The commercial component of the project will front on Las Tunas Drive and also take vehicular access from Las Tunas Drive. The approximate 8,500 square foot building is situated near the project site’s east boundary adjacent to an existing Starbucks, with parking areas located on the north, and east sides, with architecture compatible with the residential component. The final design and specific location, parking layout, and uses of the commercial building will follow the concepts outlined in the Planned Development document. Las Tunas Mixed-Use Project - Planned Development 15 Figure 7. Las Tunas Streetscene with Retail Figure 8. Santa Anita Streetscene with Retail Mixed-Use Chapter 9102.05.010 of the City of Arcadia Municipal Code (Code) establishes the purpose and intent of the Mixed-Use zone, which is to provide opportunities for commercial and residential mixed-use development that takes advantage of easy access to transit and proximity to employment centers, and encourages pedestrian activity. A wide range of integrated commercial and residential uses are appropriate. The Mixed-Use zone requires the inclusion of a ground-floor, street-frontage commercial components for all projects. The Las Tunas Mixed-Use Project complies with all requirements of the Zone and implements the General Plan Mixed-Use designation. As described in the Findings section of this Planned Development document, below, the project satisfies each of the Mixed-Use requirements: • A Mixed-Use density of up to 30 du/ac for the residential component and up to 1.0 Floor Area Ratio (FAR) for the commercial component. • Ground-floor street frontage on Las Tunas Drive and Santa Anita Avenue with front doors oriented toward public streets and vehicular ingress/egress points have been carefully placed. • Enhanced walkability with strategically designed pedestrian connectivity between the residential and commercial components. • A horizontally and vertically integrated residential and commercial mixed-use development. Las Tunas Mixed-Use Project - Planned Development 16 • Four different housing products including detached multi-family, 2-story townhome, 3- story townhome and Live/Work opportunities, designed to visually and functionally blend with each other and with the inviting retail spaces. • Convenient access to Metro Transit routes that run adjacent to the project site along Las Tunas Drive and Santa Anita Avenue. • A landscape plan with a palette that will unify the residential and commercial components, with colors and materials selected be in harmony with and complement the architecture. Parking Chapter 9103.07.050 of the City of Arcadia Municipal Code (Code) establishes off-street parking requirements for residential uses. Pursuant to the Code, Mixed-Use Residential requires 1.5 spaces per unit plus 1 guest space for every 3 units. For the 77-multifamily detached and townhome units, the Code requires 115.5 parking spaces plus 25.7 guest spaces. For Live/Work units, the Code requires 1 space per unit and 1 space for every 1,000 square feet of nonresidential floor area, which results in a Live/Work parking requirement of 5.4 spaces. Based on these Code requirements, the project requires a total of 148 parking spaces for its Residential and Live/Work components. The project will provide 2 garage spaces per multifamily detached, townhome and Live/work unit (for a total of 160 garage spaces) plus 29 guest spaces for a total residential parking supply of 189 spaces, which exceeds the Mixed-Use Residential Code parking requirement by 41 spaces. Chapter 9103.07.050.I of the Code allows tandem parking spaces in Residential and Mixed-Use zones for up to 20% of required unit parking. Applying the Mixed-Use Residential and Live/Work parking requirements, the project could provide 24 tandem spaces (20% of the 119 required garage spaces which include the 116 residential unit garages and the 3 Live/Work garage spaces). The project proposes 48 tandem spaces, which is 40% of the required 119 garage spaces. When viewed as a percentage of garage spaces provided, the tandem stalls equate to 30%. The homes are also for-sale units with a homeowners association; and parking will be controlled through CCR&s to help ensure garages are utilized for parking as intended. This increase in the number of tandem spaces is proposed through compliance with Chapter 9107.15.010 of the Code which allows for deviations from development standards through the Planned Development Permit process. Given the project’s superior design and that its parking exceeds the number of spaces and the number of garage spaces required by the Code, the proposed development meets the intent of the parking development standards. Chapter 9103.07.060 of the Code establishes off-street parking requirements for non-residential uses. Pursuant to the Code, both small restaurant and general retail requires 1 space per 200 square feet of area. For the 8,500 commercial building proposed by the project, this Code standard would require 43 spaces. As discussed above, the project currently provides approximately 44 parking spaces for the 8,500-square foot commercial building or 1 space per 193 square feet. The Las Tunas Mixed-Use Project - Planned Development 17 proposed project commercial parking supply will exceed the Code requirement for fast casual restaurant and general retail uses by 1 space. As noted previously, the final design for the commercial building including parking layout may be modified but required parking will continue to comply with the Code. Infrastructure The project site is served by City of Arcadia for water and sewer. The City has a 12” water main in Santa Anita Avenue and an 8” water main in Las Tunas Drive/ Live Oak Avenue. The project will be served from the existing mains on both streets. The City has one existing sewer main in Las Tunas Drive/Live Oak Avenue and two mains in Santa Anita Avenue. Sewer service will be from the existing main in Live Oak Avenue. All site drainage currently flows into an existing 45” RCP storm drain line in Santa Anita Avenue owned by the Los Angeles County Public Works Department. The proposed new connection to this drain will reduce the storm flow using on-site detention and will require a connection permit from the County. Las Tunas Mixed-Use Project - Planned Development 18 Downtown and Mixed-Use Zones 7 December 2016 Las Tunas Mixed-Use Project Findings A. Applicability A. Allowed Development Projects. A Planned Development Permit may only be requested for a residential, industrial, office, retail, mixed-use, or business campus-type development project. The Las Tunas Mixed-Use Project is a mixed-use project with residential and commercial components. B. Minimum Site Area. A Planned Development Permit may only be requested for a site(s) with a minimum of one and one-half acres of total gross land area. The project Site is 4.93 acres. C. Planned Development Permit Precedes Building or Grading Permits. For projects proposing a Planned Development Permit, a Building or Grading Permit shall not be issued until the Planned Development Permit has been approved in compliance with this Section. The Planned Development Permit application is being submitted as part of the project entitlement. The application will be considered by the Planning Commission along with the project environmental assessment and proposed Tentative Tract Map and Design Review applications. D. Activities Only Allowed in Base Zone. A Planned Development Permit may not authorize a land use activity that is not allowed in the base zone. The project consists of a mix of 12 detached multi-family homes, 21 two-story townhomes, 44 three-story townhomes, and 3 homes in a Live/Work configuration with residential living above the work space, and a commercial building, all of which are permitted in the Mixed-Use Zone which is the base zone for the project Site. E. Modify Standards Chapter 9102.05.030 of the Code establishes development standards for Downtown Zones including the Mixed-Use Zone in which the project is located. The project meets all the applicable development and parking standards of the Mixed-Use Zone except for one development setback standard and one parking standard. As discussed above, Chapters Las Tunas Mixed-Use Project - Planned Development 19 9102.05.030 and 9102.05.040 specify Development Standards in Downtown Zones including the Mixed-Use Zone. The project meets and exceeds all but two of the required development setback standards except for tandem parking percentage and the “Setbacks When Abutting a Residential Zone” provision related to an angle of 45 degrees. The project meets the required 15-foot rear setback adjacent to a residential zone, but the second story of the townhomes would encroach into the 45-degree angle at occasional high points of roof (for instance at ridge of gables facing the church property). This requested modification would be offset by the project’s proposed two-story with predominantly low roof line starting at 20’ and cresting only occasionally to 28’ feet where roof direction is changed to a gable to articulate massing. This range of 20’ to 28’ of sloping is 12’ to 20’ below the 40 maximum height permitted by the Mixed-Use Code. The project’s reduced height at the rear setback would reduce potential visual impacts to the church and would be below the R-2 zone maximum height of 30 feet. Given that the project meets the minimum setback distance of 15 feet and is below the maximum height at the rear setback, the moderate projection into the 45 degree plane complies with the intent of Chapter 9107.15.010 of the Code which allows for deviations from development standards through the Planned Development Permit process. Also, as discussed above, Chapter 9103.07.050.I of the Code allows tandem parking spaces in Residential and Mixed-Use zones for up to 20% of required unit parking. Applying the Mixed-Use Residential and Live/Work parking requirements, the project could provide 24 tandem spaces (20% of the 119 required garage spaces which include the 116 residential unit garages and the 3 Live/Work garages). The project proposes 48 tandem spaces, which is 40% of the required 119 garage spaces. Based on Code parking standards, the project requires a total of 148 parking spaces for its Residential and Live/Work components. The project will provide 2 garage spaces per multifamily detached, townhome and Live/Work units (for a total of 160 garage spaces) plus 29 guest spaces for a total residential parking supply of 189 spaces, which exceeds the Mixed-Use Residential Code parking requirement by 41 spaces. Given the project’s additional residential garage and parking spaces, the increase in the number of tandem spaces complies with the intent of Chapter 9107.15.010 of the Code which allows for deviations from development standards through the Planned Development Permit process. Table 3. Mixed-Use Development Standards Compliance Table, below, compares the project standards to the applicable Municipal Code development standard requirement. Table 3. Mixed-Use Development Standards Compliance Table Standard Requirement [1] Compliance Notes Chapter 9102.05.030 Development Standards in Downtown Zones Density (Table 2-11) 30 du/acre max Yes 19 du/acre provided. Building Height (Table 2-11) 40 feet maximum Yes Maximum height is 40 feet. Las Tunas Mixed-Use Project - Planned Development 20 Table 3. Mixed-Use Development Standards Compliance Table Standard Requirement [1] Compliance Notes Setbacks – Abutting Residential Zone (Table 2-11) 10 feet maximum Yes Las Tunas Drive: 8-foot building setback. Santa Anita Avenue: 10-foot building setback to porch with 15 feet at second story. Residential Zone north of Project site: 10-feet Setbacks – Side Abutting Non- Residential Zone (Table 2-11) 0-foot minimum Yes 22 feet minimum provided along western property line. 10-foot minimum between residential units and Starbucks. Setbacks – Rear Abutting Residential Zone (Table 2-11) 15 feet minimum Yes 15 feet minimum providedalong the northern property line. Additional Setbacks When Abutting a Residential Zone No encroachment from an angle of 45 degrees No At occasional high points of roof (for instance at ridge of gables facing the church property) the angle would approximate 56 but at no point exceed 60 Private Open Space (Table 2- 11) 100 sq. ft. min. per unit; Yes 179 square feet per unit Chapter 9103.07.050 Off-Street Parking for Residential Uses Parking - Mixed-Use (Table 3- 3) 1.5 spaces per residential unit;1guest space 1 space per 3 residential units; 1 space per residential Live/Work units plus 1 space for 1,000 square feet of nonresidential Live/Work floor area. Total required spaces are 144. Yes 160 covered garage spaces provided for 80 multifamily attached, townhome and Live/work units; 29 guest spaces provided. Total provided residential/Live/Work spaces are 189, which exceeds the Code by 41 spaces. Parking – Tandem (I. Tandem Parking Spaces) 20% max Size: 11‘x 19’-6” No 40% (48 tandem spaces/119 required garage spaces) Las Tunas Mixed-Use Project - Planned Development 21 Table 3. Mixed-Use Development Standards Compliance Table Standard Requirement [1] Compliance Notes Parking Stalls (Table 3-4) 9 ft. x 19 ft. Yes Driveway Width (G. Residential Driveways) 25 ft. max multifamily Yes Bicycle Parking requirement (Table 3-10) 0.2 spaces per unit, with a minimum of 2 Yes Chapter 9103.07.060 Off-Street Parking for Non-Residential Uses Small Retail (Table 3-5) Small Restaurant (Table 3-6) 25 spaces at 1- space/200 square Yes Proposed 44 spaces exceeds Code at 1- space per 193.2 square feet Note: [1] Specific Code reference shown in (parentheses) B. Findings The Commission may approve a Planned Development Permit application, with or without conditions, only if it first makes all of the following findings: 1. The Las Tunas Mixed-Use Development Permit will: A. Be allowed within the subject base zone: Chapter 9102.05.010 of the City of Arcadia Municipal Code (Code) establishes the purpose and intent of the Mixed-Use zone, which is to provide opportunities for commercial and residential mixed-use development that takes advantage of easy access to transit and proximity to employment centers, and encourages pedestrian activity. A wide range of integrated commercial and residential uses are appropriate. The Mixed-Use zone requires the inclusion of a ground-floor, street-frontage commercial components for all projects. The Las Tunas Mixed-Use Project complies with the requirements of the Zone and implements the General Plan Mixed-Use designation. As described in the Findings section of this Planned Development document, below, the project satisfies each of the Mixed-Use requirements: a density up to 30 du/ac for the residential component and up to 1.0 Floor Area Ratio (FAR) for the commercial component; ground-floor street frontage on Las Tunas Drive and Santa Anita Avenue with front doors oriented toward public streets and vehicular ingress/egress points have been carefully placed; enhanced walkability with pedestrian connectivity between the residential and commercial components; architecturally integrated horizontal residential and commercial mixed-use development; four different housing products including detached multi-family, 2-story townhome, 3-story townhome and Live/Work opportunities, designed to visually and functionally blend with each other and with the retail building; convenient access to Metro Transit routes that Las Tunas Mixed-Use Project - Planned Development 22 run adjacent to the project site along Las Tunas Drive and Santa Anita Avenue; a unified landscape plan with trees and shrubs unify the residential and commercial components. B. Be consistent with the purpose, intent, goals, policies, actions, and land use designations of the General Plan and any applicable specific plan: Policies of the City of Arcadia General Plan applicable to the project are listed below along with the project’s consistency to the policies: • The General Plan Land Use Policy Map designates the project Site as Mixed-Use (22-30 du/ac & 1.0 FAR). The FAR applies to non-residential uses and a ground- floor street frontage commercial component is required. Consistent: The residential component of the Las Tunas Mixed-Use Project has a gross density of 19 du/ac which is within the 30 du/ac maximum. The commercial component has an FAR of less than the 1.0 FAR maximum. To create the ground- floor street frontage on Las Tunas Drive and Santa Anita Avenue, front doors have been oriented toward public streets and vehicular ingress/egress points have been carefully placed. The development also encourages walkability, provides pedestrian connectivity and invites interaction between land uses by not only orienting homes and Live/Work spaces to the street, but also by providing pedestrian connections to the proposed retail. • Land Use and Community Design Goal LU-1: A balance of land uses that preserves Arcadia’s status as a Community of Homes and a community of opportunity. ° 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. ° Policy LU-1.2: Promote new uses of land that provide diverse economic, social, and cultural opportunities, and that reinforce the characteristics that make Arcadia a desirable place to live. Consistent: The Las Tunas Mixed-Use Project is an infill project that will reuse the project site that currently is occupied by a commercial development that is currently in decline. Redeveloping the lot into a mixed-use project with new homes and commercial uses is an efficient utilization of the site and an effective step toward meeting the City’s housing and land use goals. The project will also serve as a strategic transitional land use between the commercial, single-family houses, and church. The superior site plan considered the neighboring uses in the design and sought to place the quieter front entry doors of the residences facing the neighbors, thus creating a better living environment for them. The Las Tunas Mixed-Use Project - Planned Development 23 classic Spanish style elements of the project’s architecture is consistent with Arcadia’s heritage. The project will provide 80 new residential units of varying type and style that will further Arcadia’s status as a Community of Homes and a community of opportunity. This variety will provide opportunity for households with diverse economic, social and cultural preferences. • The General Plan Land Use and Community Design Element page 2-9 states “Two designations accommodate commercial and residential mixed-use”. Consistent: The project is a horizontal residential and commercial mixed-use development. • The General Plan Land Use and Community Design Element page 2-13 states “The Mixed-Use designation provides opportunities for commercial and residential mixed-use development that takes advantage of easy access to transit and provide complementary mixes of uses that support and encourage pedestrian activity”. Consistent: Metro Transit routes run adjacent to the project site along Las Tunas Drive and Santa Anita Avenue. Both routes are designated Primary Transit Corridors in the Circulation Element of the General Plan. The routes connect to Arcadia’s Bus Transit Station and Gold Line Station located north of the project site. The project mixes four different housing products including detached multi-family detached, 2-story townhome, 3-story townhome and Live/Work options. These housing types are designed to architecturally blend with each other and create a complementary residential community linked together and with the commercial component through landscaped pedestrian walkways. • Land Use and Community Design Element Goal LU-2: A City with a distinctive and attractive public realm, with pedestrian friendly amenities in commercial and mixed-use districts and single family neighborhoods that continue to maintain Arcadia’s standard of architectural and aesthetic quality. Consistent: The proposed Santa Barbara and Spanish elevations are a style familiar to residential and commercial buildings in Arcadia. Each home provides designated private open space in the form or patios, porches, or decks, to provide a proper transition from the public to private realm. The buildings have been designed with proper setbacks and orientation to existing and proposed adjacent retail uses to strike a balance between privacy and connectivity. A perimeter block wall will also be designed to provide sufficient protection of residential community amenities while strategically placed gates will allow access to the non-residential uses. A tree-lined central spine road promotes walkability, while sidewalks and pathways also contribute to the community’s pedestrian-centric design. Pedestrian connectivity between thoughtfully-designed passive open spaces is a key component to the internal community experience. Figures 4, 5, 7 and 8 illustrate the distinctive and attractive architectural treatment consistent with Arcadia’s standard for quality. Figure 6 illustrates the landscape treatment and pedestrian ways that link the various uses within the mixed-use Project. Las Tunas Mixed-Use Project - Planned Development 24 • Land Use and Community Design Element Goal LU-6: Attractive and vibrant commercial corridors that provide for the retail, commercial and office needs of Arcadia with expanded opportunities for mixed-use development. Consistent: To both engage and activate Las Tunas Drive and Santa Anita Avenue, front doors have been oriented toward public streets and vehicular ingress/egress points have been carefully placed. In addition, front patios and entryways (fronting community streets as well as Santa Anita Avenue and Las Tunas Drive) provide eyes on the street and an effective transition between public and private space. The Las Tunas Drive frontage has been specifically designed to provide a thoughtful continuation of the commercial presence, providing 10,987 square feet of new commercial to transition from the existing Starbucks, to the proposed 8,500 square foot retail building, and finally to the Live/Work units 2,497 square feet commercial space fronting the street. This makes for a cohesive, well considered street scene. • Housing Element Policy H-2.1: Provide for a range of residential densities and products, including low-density single-family uses, moderate-density townhomes, higher density apartments/ condominiums, and units in mixed-use developments. Consistent: The project will provide 80 new residential units of varying type and style that includes multi-family detached, townhome attached with 2 and 3 story options, and Live/Work units. This variety of housing type provides for a range of residential products in a mixed-use development with convenient access to commercial uses within the project and adjacent to the project. • Housing Element Policy H-2.2: Encourage development of residential uses in strategic proximity to employment, recreational facilities, schools, neighborhood commercial areas, and transportation routes. Consistent: The project will replace a declining commercial center with a mix of new residential land uses integrated with new commercial uses. Its design and location provide easy access to transit and proximity to employment centers, neighborhood schools and parks and nearby commercial uses and encourages pedestrian activity. A wide range of integrated commercial and residential uses are appropriate. The Mixed-Use zone requires the inclusion of a ground-floor, street-frontage commercial components for all projects. C. Be generally in compliance with all of the applicable provisions of this Development Code relating to both on-site and off-site improvements that are necessary to accommodate flexibility in site planning and property development and to carry out the purpose, intent, and requirements of this Section and the subject base zone, including prescribed development standards and applicable design guidelines, except for those provisions modified in compliance with this Section: As shown in Table 3, Mixed-Use Development Standards Compliance Table, the proposed plan for this development meets or exceeds all but two of the Mixed-Use Zone’s resident and commercial parking requirements and guest parking requirements. Chapter 9102.05.040 specifies additional setbacks for the downtown including “Setbacks When Abutting a Residential Zone”, which requires no portion of any structure to encroach through a plane projected from an angle of 45 degrees, as measured at the ground level along the residentially zoned abutting property line. The project proposes two-story townhomes at its northern boundary with a sloping roof line at a maximum height of 28 feet, below the 40-foot maximum height of the Mixed Use Code. This portion of the Las Tunas Mixed-Use Project - Planned Development 25 project is adjacent to an existing church on an R-2 zoned property which allows a maximum height of 30 feet. The project meets the required 15-foot rear setback adjacent to a residential zone, but the second story of the townhomes would encroach at occasional high points of roof (for instance at ridge of gables facing the church property) the angle would approximate 56 but at no point exceed 60 degrees. Also Chapter 9103.07.050.I of the Code allows tandem parking spaces in Residential and Mixed-Use zones for up to 20% of required unit parking. The project proposes 48 tandem spaces, which is 40% of the required 119 garage spaces. Based on Code parking standards, the project requires a total of 148 parking spaces for its Residential and Live/Work components. The project will exceed the Mixed-Use Residential Code parking requirement by 41 spaces. The proposed projection into the 45 degree setback plane and the increase in the number of tandem parking spaces is proposed through compliance with Chapter 9107.15.010 of the Code which allows for deviations from development standards through the Planned Development Permit process. Utilization of the Planned Development also presents an opportunity to take a more strategic approach to implementing the Mixed-Use zoning. The Las Tunas Mixed-Use Project helps to revitalize this vacant and deteriorating site, while implementing the City’s recently enacted Mixed-Use zoning and completing the commercial activation of Las Tunas. Given the project’s superior design, that it meets the minimum setback distance of 15 feet and is below the maximum height of both the Mixed-Use and R-2 codes at the rear setback, and that it adds additional residential garage and parking spaces, the project complies with Chapter 9107.15.010 and the intent of the Mixed-Use Zone. D. Ensure compatibility of property uses within the zone and general neighborhood of the proposed development. The proposed plan adheres to the requirements of the Mixed-Use Zone and has been designed to maximize compatibility with the surrounding neighborhood. The development has been carefully designed as to conform to the scale and character of the area by concentrating higher density uses, specifically three-story townhomes, around the proposed retail building while providing lower scale uses along the north and west perimeter. 2. The proposed Project will produce a comprehensive development of superior quality and excellence of design (e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality architectural design, significantly increased amounts of landscaping and improved open space, improved solutions to the design and placement of parking and loading facilities, incorporation of a program of highly enhanced amenities [e.g., additional public art], LEED or other “green” related standards, etc.) than might otherwise occur from more typical development applications; As discussed above, the project proposes Santa Barbara and Spanish elevations produce a well-designed environment for future residents, while also fostering contextual relevance for the surrounding community. The project will provide a tree-lined central spine road promotes walkability, while sidewalks and pathways also contribute to the community’s pedestrian-centric design. Pedestrian connectivity between thoughtfully-designed passive open spaces is a key component to the internal community experience. The development will also incorporate many features that improve the environmental quality of the area. The homes will meet or exceed all of the energy efficient requirements, as well as Water Efficient Guidelines and water quality standards. Las Tunas Mixed-Use Project - Planned Development 26 3. Proper standards and conditions have been imposed to ensure the protection of the public health, safety, and general welfare: The proposed plan for the 17 Las Tunas Drive property has been designed with great attention to the welfare of future residents of this community, as well as residents within the existing surrounding neighborhood. It will remove aging vacant buildings and replace them with a newly constructed development of superior design, including new infrastructure, will greatly improve the site’s overall efficiency. Public health and safety goals will be furthered by activation of the site with a quality mixed-use development, generating “eyes on the street” that will help keep the area safe. Additionally, due to existing and past uses, the site has been found to require environmental remediation, which will be completed as part of the proposed project, thereby furthering public health and safety goals. The project will also serve as a strategic transitional land use between the commercial, single-family houses, and church, The Site Plan includes setbacks that meet or exceed City requirements and compliant pedestrian and vehicular circulation throughout the project. 4. Proper on-site traffic circulation (e.g., pedestrian and vehicular) and control is designed into the development to ensure access for fire suppression and police surveillance equal to or better than what would normally be created by compliance with the minimum setback and parcel width standards specified in the City of Arcadia Development Code. The overall design provides adequate fire lane access and drive aisle widths in accordance with the requirements of the Arcadia Fire Department and all buildings will include fire sprinklers. A photometric study will be submitted for City review and approval concurrent with building plan submittal. 5. The subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development. The 4.93-acre parcel is generally flat and has street frontage on both Las Tunas Drive and Santa Anita Avenue. The site’s geometry and surrounding adjacencies create a dynamic mixed-use community that integrates residential and commercial uses in a synergistic manner, enhancing the entire development and benefitting the surrounding area. This community is being designed as a focal point for the City, characterized by unique commercial spaces integrated with homeownership opportunities with timeless and distinctive architecture. The project has also been expressly designed to mitigate adverse impacts on surrounding uses by providing appropriate scale and massing along the property’s varied adjacencies. The frontage along Las Tunas Drive is sufficiently long to allow for a gradual and thoughtful transition from the existing Starbucks, to the proposed 8,500 square foot retail building, and finally to the Live/Work and residential units fronting the street. The setbacks, height and character of the homes along Santa Anita Avenue have also been carefully calibrated and provide a meaningful connection between adjacent land uses. The proposed site plan employs both buffer space and purposeful height limits, so as not to adversely affect surrounding properties. 6. Adequate public services and facilities exist, or will be provided, in compliance with the conditions of approval, to serve the proposed development and the approval of the proposed development will not result in a reduction of public services to properties in the vicinity to be a detriment to public health, safety, and general welfare. The 17 Las Tunas Drive property is currently occupied by an aging, mostly-vacant retail center that is a visual blight and potential public nuisance. The proposed Project will Las Tunas Mixed-Use Project - Planned Development 27 replace the existing center with a viable horizontal and vertical mixed-use development solution that fits within the surrounding development context. The project will be constructed to current Building and Fire Code standards, reducing the risk of fire or other safety concerns associated with the existing deteriorating retail center that it would replace. The project exceeds parking standards in the Mixed-Use Zone and meets or exceeds setback requirements from adjacent uses. In addition, utility capacities in the area are sufficient to serve the proposed Project. 7. The proposed development, as conditioned, will not have a substantial adverse effect on surrounding property or their allowed use. The proposed development is designed with sufficient buffer space and purposeful height limits so as not to affect surrounding uses. The project’s design meets or exceeds setback requirements, accommodates large oak trees canopies encroaching into the property, and utilizes quality design to accommodate the privacy of both new residents and existing neighbors and uses. The proposed development also intends to replace a blighted retail center which occupies the property, resulting in a net benefit to the surrounding community. 8. If the development proposes to mix residential and commercial uses whether done in a vertical or horizontal manner, the residential use is designed in a manner that it is appropriately buffered from the commercial use and is provided sufficiently enhanced amenities to create a comfortable and healthy residential environment and to provide a positive quality of life for the residents. The enhanced amenities may include additional landscaping, additional common and/or private open space, private or separated entrances, etc. The project is a horizontal and vertically integrated mixed-use design with the residential component designed as a distinct community from the commercial component but linked by consistent architecture, landscape and pedestrian ways. Each home within the residential component provides designated private open space in the form or patios, porches, or decks, to provide a proper transition from the public to private realm. The buildings have been designed with proper setbacks and orientation to existing and proposed adjacent retail uses to strike a balance between privacy and connectivity. Community court yards and alleys will be separated from the public right of way by a decorative wall which will also provide sufficient protection of community amenities while strategically placed gates will allow access for residents to the non-residential uses. 9. The design, location, operating characteristics, and size of the proposed development will be compatible with the existing and future land uses in the vicinity, in terms of aesthetic values, character, scale, and view protection. The project has been expressly designed to mitigate adverse impacts on surrounding uses by providing appropriate scale and massing along the property’s varied adjacencies. 10. The applicant agrees in writing to comply with any and all of the conditions imposed by the Review Authority in the approval of the Planned Development Permit. The applicant hereby agrees with any and all conditions (subject to Applicant’s review upon receipt). Attachment No. 4 Attachment No. 4 Architectural Plans and Tentative Map Attachment No. 5 Attachment No. 5 A brief Commercial Analysis by NAI Capital, dated February 27, 2017 Attachment No. 6 Letter from neighboring resident, Dated March 20, 2018 Attachment No. 6