HomeMy WebLinkAboutItem 2a - Consideration of Call for Review of the Olson Project DATE: April 3, 2018 TO: Honorable Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director
Lisa Flores, Planning & Community Development Administrator SUBJECT: CONSIDERATION OF CALL FOR REVIEW OF THE PLANNING
COMMISSION APPROVAL OF A 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
ENCORACHMENT UPON SEVERAL PROTECTED TREES, AT 17 LAS
TUNAS DRIVE Recommendation: Provide Direction SUMMARY
At their regularly scheduled meeting on March 27, 2018, the Planning Commission held
a public hearing related to Planned Development No. PD 17-01, and associated applications. This project, the Las Tunas Mixed-Use Project, was submitted by Olson
Urban Housing, LLC, to develop the site located at 17 Las Tunas Drive with a mixed
use project including 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. Following the public hearing (there were no public speakers other than the applicant), the Planning
Commission voted 3-0 to approve the project. On March 28, 2018, Mayor Amundson
requested that the project be called up for review by the City Council. Per the processes
outlined in the Municipal Code, it is recommended that the City Council provide direction
on whether to call the case up to the City Council for a full review.
BACKGROUND
The applicant, Olson Urban Housing, LLC, has submitted applications to develop the
site at 17 Las Tunas Drive with a mixed use project, through the Planned Development process. A Planned Development is proposed since exceptions to the required design and development standards are being sought to provide design flexibility for this mixed-
Consideration of Call For Review for PD 17-01 April 3, 2018
Page 2 of 4
use project, and to allow creative and beneficial design and site planning. 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.
• 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”).
The Staff Recommendation on the project was for denial. The primary reason for this is that although the Las Tunas Mixed-Use Project proposes an acceptable site design, the
proposed project does not ensure the most efficient use of land in that the project fails
to provide a substantial amount of commercial space on the site.
The Planning Commission disagreed with the Staff Recommendation. Following testimony, the Commission unanimously recommended approval of the project. The
Planning Commission determined that the commercial component proposed was right
for the site. The primary reasons provided for their approval were:
1. The project was well designed and had no community opposition (there were no speakers in opposition to the project following four community meetings held by
the applicant)
2. The project was well under the density and “intensity” allowed on the site (77
residential units proposed vs. an allowed 140+ units)
3. The applicant provided expert information that additional retail would not be helpful or viable for the site
4. The center was blighted and would likely stay that way if this project was not
approved, or there will be a new project proposed that will be more intense.
Consideration of Call For Review for PD 17-01 April 3, 2018
Page 3 of 4
Following the approval, on March 28, 2018, Mayor Amundson requested that an item be
placed on the next City Council Agenda for the City Council to decide whether to call the
item up for a full review.
DISCUSSION
The Arcadia Municipal Code provides a process for City Council “Calls for Review”.
Any decision of the Planning Commission (or Administrative Staff) may be called for
review by the City Council within 10 days of the decision. In this case, the Planning Commission’s approval was on March 27, 2018, and the appeal/call for review period runs until April 6, 2018. Mayor Amundson requested that the project be called up within
this 10-day period.
Once an item is requested for call up, it is placed on the next available City Council meeting. A majority of the City Council must agree that the item should be called up. If the City Council votes to call this item up, a full public hearing will be held at the next
City Council Meeting (April 17, 2018). If a majority of the City Council votes not to call
the item up, the Planning Commission’s decision shall stand pursuant to the end of the
appeal period on April 6. A link to the materials that were in front of the Planning Commission is provided for
context (see Attachment “A”). In addition, the PowerPoint presentation provided by the
applicant is included as Attachment “B”.
ENVIRONMENTAL ANALYSIS
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. At their meeting on March 27, 2018, the Planning Commission adopted Resolution No. 2013,
which approved the project and the associated Mitigated Negative Declaration.
Mitigation Measures were incorporated into the conditions of approval in compliance
with CEQA. RECOMMENDATION
It is recommended that the City Council provide direction on whether or not to call up
the Planning Commission decision for a full review.
Consideration of Call For Review for PD 17-01 April 3, 2018
Page 4 of 4
Attachment “A” - Materials presented to the Planning Commission at their March 27,
2018, public hearing Link to the materials presented to the Planning Commission at their March 27, 2018,
public hearing:
https://www.arcadiaca.gov/Home/Components/Calendar/Event/13642/19 Attachment “B” - PowerPoint Presentation provided by Olson Company
Attachment "A"
Attachment "A"
Materials presented to the Planning Commission
at their March 27, 2018, public hearing
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 points 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 businesses. 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 every
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 ground 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 on
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 prime
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 demand
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
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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.
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Fact to Support the Finding: It has been determined through the environmental
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.
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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.
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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 Avenue for future sidewalk
improvements.
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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.
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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.
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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 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
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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
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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 Tract 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.
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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 diagram,
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 Stormwater 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.
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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, subject 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 automatic 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.
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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 shall 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
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City Attorney’s review of the CC&Rs. The deposit 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 the
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
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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 Tree
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:
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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 barrels,
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 CUL-
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 or 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,
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17 Las Tunas Drive
March 27, 2018
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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, including
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 archeological 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 processing 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 Fowler 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 monitoring and excavation during
construction projects will be consistent with current professional standards. All
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feasible care to avoid any unnecessary disturbance, physical modification, or
separation of human remains and associated funerary objects shall 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 grading 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
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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 the 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
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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 supported 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 construction 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
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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 periodically
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
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March 27, 2018
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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 quality 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 developer 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 all
construction equipment, fixed or mobile, with properly operating and
maintained mufflers consistent with manufacturers’ standards.
Las Tunas Mixed Use Project
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March 27, 2018
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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.
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March 27, 2018
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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
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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
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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
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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
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• 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
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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
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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
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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
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Las Tunas
Mixed-Use Project
City of Arcadia
Planning Commission
March 27, 2018
•18-month process with staff & community
•99% Alignment with staff & Olson
•Impasse is on the commercial component
Las Tunas Mixed-Use Project Collaborative Process
30 years of experience
Las Tunas Mixed-Use Project Olson’s Background
Ranked #1 in the
nation for customer
service
Las Tunas Mixed-Use Project Olson’s Background
Community Champion
Program
Las Tunas Mixed-Use Project Olson’s Background
•Promenade Walk (78 du/ac) Restaurant
Retail
Residential
•Village Walk (55 du/ac) Restaurant
Retail
Residential
•Solana Walk (15 du/ac)
Hotel
Residential
Las Tunas Mixed-Use Project Mixed-Use Experience
Las Tunas Mixed-Use Project
Lower Intensity, more in character w/ Arcadia
Mixed-Use Allows:
148 units
5,000 – 15,000 SF retail
Proposed Plan:
77 two & three-story homes
3 Live/Work homes
2,487 SF commercial
8,500 SF Retail
Sensitive Scale of
Development
Las Tunas Mixed-Use Project Site Plan
2-story
Single-Family
Las Tunas Mixed-Use Project Site Plan
2-story
2-story
Single-Family
Las Tunas Mixed-Use Project Site Plan
2-story
2-story
2-story
Single-Family
Las Tunas Mixed-Use Project Site Plan
Pedestrian integration + gathering
2-story
2-story
2-story
Single-Family
Las Tunas Mixed-Use Project Site Plan
Gated Entry & Exit
Pedestrian integration + gathering
2-story
2-story
Gated Entry & Exit
2-story
Single-Family
Las Tunas Mixed-Use Project Site Plan
Gated Entry & Exit
Common Area
Pedestrian integration + gathering
2-story
2-story
Gated Entry & Exit
2-story
Single-Family
Las Tunas Mixed-Use Project Site Plan
Gated Entry & Exit
Pedestrian integration + gathering
2-story
2-story
Gated Entry & Exit
Community Gathering Area
2-story
Single-Family
Common Area
Las Tunas Mixed-Use Project Site Plan
Gated Entry & Exit
Pedestrian integration + gathering
2-story
2-story
Gated Entry & Exit
100% Commercial
Community Gathering Area
2-story
Single-Family
Common Area
Las Tunas Mixed-Use Project Site Plan
Gated Entry & Exit
Pedestrian integration + gathering
2-story
2-story
Gated Entry & Exit
100% Commercial
55% Retail
Community Gathering Area
2-story
Single-Family
Common Area
Las Tunas Mixed-Use Project Las Tunas Mixed-Use
Street Scene
Las Tunas Mixed-Use Project Las Tunas Mixed-Use
Street Scene
Las Tunas Mixed-Use Project Las Tunas Mixed-Use
Street Scene
Las Tunas Mixed-Use Project Retail Findings
Staff report Findings 1,5,6 & 8, focus on two main
themes:
1. More retail will increase vitality of the site
2. More retail will enhance future viability of retail in
the area
More retail may in fact lead to long term vacancies and subpar
development
•Review a third party retail study prepared by RCLCO
o Oversupply of retail in the competitive market area
o Below market rents
o Low Demand in the area
o Physical constraints of the site
•Marketing Efforts Results
Las Tunas Mixed-Use Project
Substantiated Retail
Findings
Las Tunas Mixed-Use Project
•Low traffic counts
•Las Tunas/Live Oak Split
•Las Tunas Curve
•No eastbound Left Turn
•Limited population base
– Irwindale Mines
•Residential nature of Las
Tunas to the west
Site Physical Constraints
Las Tunas Mixed-Use Project
Substantiated Retail
Findings
Long-term market fundamentals have not and will not change
in the future
• Subpar retail corridor for over 40 years
•Other arterials already provide retail services for the area
•No future investment in area
9No freeway
9No transit stops/light rail
9No major street/infrastructure improvements
9No major developments generating jobs or housing population
9No major changes anticipated in surrounding cities
•This area is a net exporter of people during the day
Las Tunas Mixed-Use Project RCLCO Study Findings
•On-going Supply Issues:
•45,000 SF vacant space in competitive market area
9The 45,000 SF is in better locations (Baldwin, Huntington, 1st)
9Perpetually rotating 45,000 SF
•The oversupply is available at below market rents
•Las Tunas/Live Oak – least desirable location, therefore, the last to
fill up
Las Tunas Mixed-Use Project RCLCO Study Findings
•5-10 minutes of site full retail/services covered
•Lots of choices w/in 2-3 miles
Arcadia
9Baldwin/Duarte
9Huntington
91st Avenue
9Santa Anita Mall
El Monte
9Santa Anita & Valley (new center)
Temple City
9Las Tunas/Rosemead (new center)
Las Tunas Mixed-Use Project RCLCO Study Findings
•Demand Issues:
•Area is Daytime Net Exporter of people
•Best retailers already servicing the area
•Incongruous Demographics
•North Las Tunas – high income
•South Las Tunas – lower income
•No Job Corridors in the area
•Rents substantially below market
Las Tunas Mixed-Use Project Retail Marketing
•Listing Results
o CBRE listed for over one year
o No interest
• Tenant Outreach - All Declined
oGrocery
oOffice Supply
oWarehouse Grocery
oPharmacy
Staff, Olson, Community are in Close Alignment
•Retail Facts Are:
Olson increased from 5,000 to 8,500 SF – almost 11,000 SF w/ Live/Work
Vitality of proposed retail is supported by
9 Connectivity & integration with residential
9 Addition of Live/Work homes
9 Community’s Design is more in character w/ Arcadia’s scale & massing
9 Providing retail services at a scale & size that can be successful in
competitive market area
Supports future Viability of the area
9 Adds a supportable amount of supply to an oversupplied area
9 Over-sized for current demand in area
9 Thoughtfully designed community – maintains commercial presence
w/out over supplying area, hence maintaining Viability
No facts presented supporting the Lack of Vitality or Viability outlined in
Findings 1, 5, 6 & 8
Las Tunas Mixed-Use Project Concluding Thoughts
This is the right balance to optimize commercial quality &
quantity & ensure Viability & Vitality of the site and area
Las Tunas Mixed-Use Project Concluding Thought