HomeMy WebLinkAboutItem 1- MFADR 17-08 and TTM 18-02DATE: July 10, 2018
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Jordan Chamberlin, Associate Planner
SUBJECT: APPROVING TENTATIVE TRACT MAP NO. TTM 18-02 (74697) AND
MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR
17-08 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR AN EIGHT UNIT
RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 22 AND 26 E.
COLORADO BOULEVARD
Recommendation: Adopt Resolution No. 2018
SUMMARY
The applicant, Philip Chan of PDS Studio, Inc., is requesting approval of Tentative Tract
Map No. TTM 18-02 (74697) and Multiple Family Architectural Design Review No.
MFADR 17-08, for an eight unit, residential condominium development. The approval
will also combine the two legal lots into one lot to accommodate the new development
at 22 and 26 E. Colorado Boulevard. The proposed development and subdivision are
consistent with the City’s General Plan, Development Code, and Subdivision Code. As
an infill development project, the proposed development qualifies for a Categorical
Exemption under the California Environmental Quality Act (CEQA), as discussed later in
the staff report. It is recommended that the Planning Commission approve TTM 18-02
(74697) and MFADR 17-08, subject to the conditions listed in this staff report, and adopt
Resolution No. 2018 – see Attachment No. 1.
BACKGROUND
The subject property is comprised of two interior lots zoned R-3, High Density Multiple
Family Residential. Each lot is approximately 7,384 square feet for a combined square
footage of 14,767 square feet. The General Plan Designation for both lots is HDR –
High Density Residential. Other R-3 zone properties are located to the north, east, and
west and Commercial-Manufacturing (CM) zoned properties to the south.
The property at 22 E. Colorado Boulevard currently has a five unit, one-and-two story,
multiple family residence that was built in 1957. The property next door at 26 E.
Colorado Boulevard has a two unit, one-and-a-half story multiple family residence that
was built in 1906. Both properties have detached garages located along the rear
property line which have access from the adjacent alley – refer Attachment No. 2 for an
Aerial photo with Zoning Information and Photos of the Subject Property and Vicinity.
Resolution No. 2018 – TTM 18-02 (74697) and MFADR 17-08
22 and 26 E. Colorado Boulevard
July 10, 2018 – Page 2 of 10
Certificates of Demolition (COD) for the subject properties were approved in May 2016
– see Attachment No. 3 for the Historical Reports. Based on the evaluation by an
Architectural Historian, the properties do not meet any of the minimum requirements for
recognition as historical resources nor are eligible for listing on the California Register
because the residences are modest examples of a common type and style and have not
been associated with any significant events or persons. The reason the CODs were
approved a couple of years ago is because it was for another project that never went
forward.
PROPOSAL
The applicant is proposing to demolish the existing structures , combine the two lots into
one lot, and construct an eight unit, residential condominium development with surface
parking - see Attachment No. 4 for the Tentative Tract Map and Attachment No. 5 for
the Proposed Architectural Plans. The proposed development consists of four, three
story, Traditional style, townhome buildings. Units 1 and 5 are accessed from a
pedestrian walkway from E. Colorado Boulevard. The rest of the units can be accessed
from the pedestrian walkways located along the east and west property lines, as shown
in Figure 1. Direct access to each unit is also provided from the associated attached
garages.
Each unit consists of three bedrooms, two-and-a-half or three bathrooms, and
approximately 1,550 square feet of living area. A total of 16 garage parking spaces for
residents and four guest parking spaces will be provided at grade, which meets the
required parking per the Development Code.
The new residences will have an overall building height of 33’-0”, where a maximum of
33’-0” is allowed with a pitched roof. The building will be setback 25’-0” from the front
property line, which complies with the required 25’-0” front yard setback for the R-3
zone. All other Development Code requirements will be satisfied by the proposed
design.
Figure 1. Proposed Site Plan
Resolution No. 2018 – TTM 18-02 (74697) and MFADR 17-08
22 and 26 E. Colorado Boulevard
July 10, 2018 – Page 3 of 10
ANALYSIS
The R-3 zone has a minimum density of one dwelling unit per 2,200 square feet of lot
area, and a maximum density of one unit per 1,450 square feet of lot area. This
calculates to a minimum of six units and a maximum of 10 units for the subject property.
The proposed eight unit development is in compliance with the density requirements.
The proposal requires that the two lots be combined into one lot to accommodate the
new development, and a condo plan with the Tentative Tract Map process – see
Attachment No. 4 for the Tentative Tract Map. The proposed subdivision for the
condominiums complies with the subdivision regulations of the Arcadia Municipal Code
and the State Subdivision Map Act, and will not violate any requirements of a California
Regional Water Quality Control Board.
Concurrent with the subdivision application, the Planning Commission is to approve,
conditionally approve, or deny the architectural design of the proposed project. The
architectural style of the development is described as Traditional – see Attachment No.
5. The proposed development is a well thought-out design. The exterior of the buildings
will be finished with smooth white stucco, white horizontal and vertical siding, black vinyl
framed windows, brown stone veneer, and charcoal color, multidimensional concrete tile
roofing. Thoughtfully placed gabled roof features, white window trim, decorative wall
moldings, black wood shutters, and balconies highlight the Traditional style. Pedestrian
walkways provide good connectivity among the units and to the street. The front
entrance of each residential unit is oriented towards a pedestrian walkway which is in
keeping with the City’s Design Guidelines and the goals and policies of the Arcadia
General Plan. Each unit will have ample private open space in the form of patios.
Landscaping is provided along the side property lines to help soften the appearance of
the development from neighboring properties.
The proposed development will be consistent with th e City’s General Plan, Multiple
Family Residential Design Guidelines, Development and Subdivision Codes, and the
State Subdivision Map Act. The proposed plans have been reviewed by the various City
Departments, and all City requirements shall be complied with to the satisfaction of the
Figure 2. Proposed front elevation
Resolution No. 2018 – TTM 18-02 (74697) and MFADR 17-08
22 and 26 E. Colorado Boulevard
July 10, 2018 – Page 4 of 10
Building Official, City Engineer, Planning & Community Development Administrator, Fire
Marshal, and Public Works Services Director, or their respective designees.
FINDINGS
Tentative Tract Map
The proposal to combine two lots into one lot and to subdivide the airspace for eight
residential condominium units requires a subdivision through the Tentative Tract Map
process – see Attachment No. 4 for the Tentative Tract Map No. TTM 18-02 (74697).
The proposed subdivision complies with the subdivision regulations of the Arcadia
Municipal Code and the State Subdivision Map Act, and will not violate any
requirements of the California Regional Water Quality Control Board. The following
findings are required for approval of a Tentative TRACT Map:
A. The proposed map, subdivision design, and improvements are consistent
with the General Plan, any applicable specific plan, and the Subdivisions
Division of the Development Code.
Facts in Support of the Finding: Approval to combine two lots into one lot and
to subdivide the airspace for an eight unit residential condominium development
is consistent with the High Density Residential General Plan Land Use
Designation and the R-3 –zoning of the site. The lot standards for the R-3 zone
require new lots to have minimum area of 10,000 square feet, a minimum lot
width of 100 feet at the front property line and the front setback line, and a
minimum lot depth of 100 feet. The proposed lot will be 100.1 feet wide at the
front property line and front setback line, have a lot depth of 147.63 feet, and a
total lot size of 14,767, all of which is consistent with the lot standards for R-3
zone.
The High Density Residential designation is intended to accommodate higher-
density attached housing types for both renter and owner households within a
neighborhood context. The R-3 zone is intended to provide areas for a variety of
medium- to high-density residential development including townhomes and
condominiums. The site is physically suitable for the type of development, and
the approval of the architectural design for the building respects the scale and
character of the existing neighborhood. The proposal will not adversely affect the
comprehensive General Plan and is consistent with the following General Plan
goals and policies:
Land Use and Community Design Element
Policy LU-1.1: Promote new infill and redevelopment projects that are
consistent with the City’s land use and compatible with surrounding
existing uses.
Goal LU-4: High-quality and attractive multifamily residential
neighborhoods that provide ownership and rental opportunities for people
in all stages of life.
Resolution No. 2018 – TTM 18-02 (74697) and MFADR 17-08
22 and 26 E. Colorado Boulevard
July 10, 2018 – Page 5 of 10
Policy LU-4.1: Require that new multifamily residential development be
visually and functionally integrated and consistent in scale, mass, and
character with structures in the surrounding neighbo rhood.
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 for the new
multiple family development. The R-3 zone has a minimum density of one
dwelling unit per 2,200 square feet of lot area, and a maximum density of one
unit per 1,450 square feet of lot area. This calculates to a mi nimum of six units
and a maximum of 10 units for the subject property. The proposed eight unit
development is in compliance with the density requirements. There are no
physical impediments to the development of this site for residential
condominiums.
C. The design of the subdivision and the proposed improvements are not
likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat.
Facts in Support of the Finding: The proposed Tentative Tract Map to
consolidate the two existing lots into one lot and to subdivide the air space for the
eight condominium units is a minor subdivision of an infill site within an urbanized
area; therefore it will not cause substantial environmental damage or
substantially and avoidably injure fish or wildlife or their habitat.
D. The design of the subdivision or type of improvements is not likely to
cause serious public health or safety problems.
Facts in Support of the Finding: The proposed subdivision is to consolidate the
two existing lots into one lot and to subdivide the air space for the eight units for
condominium purposes. The construction of the eight, multiple family residential
units are being done in compliance with Building and Fire Codes and all other
applicable regulations. The Project meets all health and safety requirements, and
will not cause any public health or safety problems.
E. The design of the subdivision or the type of improvements will not conflict
with easements acquired by the public at large for access through or use
of, property within the proposed subdivision (This finding shall apply only
to easements of record or to easements established by judgement of a
court of competent jurisdiction and no authority is hereby granted to a
legislative body to determine that the public at large has acquired
easements for access through or use of property within the proposed
subdivision).
Facts in Support of the Finding: The proposed design of the subdivision or the
type of improvements does not conflict with a ny easements acquired by the
public at large for access through or use of, property within the proposed
Resolution No. 2018 – TTM 18-02 (74697) and MFADR 17-08
22 and 26 E. Colorado Boulevard
July 10, 2018 – Page 6 of 10
subdivision. Based on the tentative tract map, there are no easements on the
subject properties.
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 will adequately
serve the new development, and the requirements of the California Regional
Water Quality Control Board will be satisfied.
G. The design of the subdivision provides, to the extent feasible, passive or
natural heating and cooling opportunities.
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 site and each unit will comply with the regulations in the City’s
Development Code.
The proposed subdivision should not be approved if the Planning Commission finds that
any of the findings for denial listed at the end of this staff report are applicable.
Architectural Design Review
The massing, scale, quality of the design of the proposed development, and the
proposed landscaping is consistent or superior to that of other developments in the
area. The Traditional style will complement the other newer developments along E.
Colorado Boulevard. The proposal is consistent with the City’s Multiple Family
Residential Design Guidelines.
All City requirements regarding disabled access and facilities, occupancy limits, building
safety, health code compliance, emergency equipment, environmental regulation
compliance, and parking and site design shall be complied with by the property
owner/applicant to the satisfaction of the Building Official, City Engineer, Planning &
Community Development Administrator, Fire Marshal, and Public Works Services
Director, or their respective designees.
Resolution No. 2018 – TTM 18-02 (74697) and MFADR 17-08
22 and 26 E. Colorado Boulevard
July 10, 2018 – Page 7 of 10
ENVIRONMENTAL ASSESSMENT
It has been determined that the project site is less than five (5) acres; the project site
has no value as habitat for endangered, rare or threatened species; the proposed
project will not have any significant effects upon the environment, and the site can be
adequately served by all the required utilities and public services. Therefore, the project
is exempt under Class 32 (In-Fill Development Projects) pursuant to Section 15332 of
the State California Environmental Quality Act (CEQA) Guide lines. Refer to Attachment
No. 6 for the Preliminary Exemption Assessment.
PUBLIC NOTICE/COMMENTS
A public hearing notice for this item was published in Arcadia Weekly and mailed to the
property owners located within 300 feet of the subject property and the current tenants
of the 22 and 26 E. Colorado Boulevard on June 28, 2018. As of July 3, 2018, no
comments were received regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission approve Tentative Tract Map No.
TTM 18-02 (74697) and Multiple Family Architectural Design Review No. MFADR 17-
08, subject to the following conditions, and find that the project is Categorically Exempt
from the California Environmental Quality Act (CEQA), and adopt Resolution No. 2018,
subject to the following conditions of approval:
1. On the plans submitted for plan-check in Building Services, the backflow
prevention device shall be screened from public view by a solid wall and
landscaping. The placement and height of the wall shall be subject to review and
approval by the Planning & Community Development Administrator, or designee.
2. The project shall be developed and maintained by the applicant/property owner in
a manner that is consistent with the plans submitted and conditionally approved for
TTM 18-02 (74697) and MFADR 17-08, subject to the approval of the Planning &
Community Development Administrator or designee.
3. The applicant/property owner shall be required to pay a $100 Map fee and $25
Final Map Approval fee prior to the approval of the Tract Map.
4. Prior to the demolition of the existing structures, t he applicant/property owner shall
submit to the City Engineer for approval a separate demolition and erosion c ontrol
plan prepared by a registered civil engineer.
5. The applicant/property owner shall remove and replace the existing curb and gutter
along E. Colorado Boulevard from property line to property line.
6. The applicant/property owner shall remove and replace t he existing sidewalk along
E. Colorado Boulevard from property line to property line.
7. The applicant/property owner shall construct the new driveway approach per the
City of Arcadia standard.
Resolution No. 2018 – TTM 18-02 (74697) and MFADR 17-08
22 and 26 E. Colorado Boulevard
July 10, 2018 – Page 8 of 10
8. The applicant/property owner shall submit a Grading Plan prepared by a registered
civil engineer subject to the approval of the City Engineer prior to the issuance of a
building permit.
9. The applicant/ property owner shall submit water calculations to the Public Works
Services Department to determine the total combined maximum domestic and fire
demand and to verify the required water service size requirements.
10. This development shall be served by a common domestic water meter and service
capable of supplying sufficient water to meet all domestic and fire suppression
needs of the total number of units to the satisfaction of the Public Works Services
Director or designee.
11. If fire suppression is common to the complex, a separate fire service shall be
provided to the satisfaction of the City Fire Marshal or designee.
12. If the water service is to be used to supply both domestic water and fire sprinklers
for each unit, the applicant/property owner shall separate the fire service from the
domestic water service with an approved back flow prevention device.
13. The applicant/property owner shall provide separate water service and meter for
common area landscaping irrigation.
14. A Water Meter Clearance Application, filed with the Public Works Services
Department, shall be required prior to permit issuance.
15. New water service installation shall be by the applicant/property owner. Installation
shall be according to the specifications of the Public Works Services Department,
Engineering Division. Abandonment of existing water services, if necessary, shall
be by the Developer, according to Public Works Services Department, Engineering
Division specifications.
16. The applicant/property owner shall utilize the existing sewer lateral if possible.
17. If any drainage fixture is lower than the elevation of the next upstream manh ole
cover (509.32’), an approved type of backwater valve is required to be installed on
the sewer lateral behind the property line.
18. The applicant/property owner shall integrate low impact development (LID)
strategies into the site design. These strategies include using infiltration trenches,
bio-retention planter boxes, roof drains connected to a landscaped area, pervious
concrete/paver, etc.
19. The project shall comply with the current California Building Code and with the
Arcadia Multi-Family Standards to the satisfaction of the City Building Official or
designee.
20. The applicant/property owner shall provide a knox switch at the proposed driveway
gate.
21. The applicant/property owner shall install an automatic sprinkler system per the
City of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler
Standard prior to obtaining final occupancy.
22. The applicant/property owner shall comply with all City requirements regarding
building safety, fire prevention, detection, suppression, emergency access, public
right-of-way improvements, parking, water supply and water facilities, sewer
Resolution No. 2018 – TTM 18-02 (74697) and MFADR 17-08
22 and 26 E. Colorado Boulevard
July 10, 2018 – Page 9 of 10
facilities, trash reduction and recycling requirements, and National Pollutant
Discharge Elimination System (NPDES) measures to the satisfaction of the
Building Official, Fire Marshal, Public Works Services Director, and Planning &
Community Development Administrator. Compliance with these requirements is to
be determined by having fully detailed construction plans submitted for plan check
review and approval by the foregoing City officials and employees.
23. The applicant/property owner shall defend, indemnify, and hold harmless the City
of Arcadia and its officials, officers, employees, and agents from and against any
claim, action, or proceeding against the City of Arcadia, its officials, officers,
employees or agents to attack, set aside, void, or annul any approval or cond itional
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 per iod
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.
24. Approval of TTM 18-02 (74697) and MFADR 17-08 shall not take effect unless on
or before 30 calendar days after the Planning Commission adoption of the
Resolution, the applicant and property owner have executed and filed with the
Planning & Community Development Administrator or designee an Acceptance
Form available from the Development Services Department to indicate awareness
and acceptance of these conditions of approval.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this project, the Commission should
move to approve Tentative Tract Map No. TTM 18-02 (74697) and Multiple Family
Architectural Design Review No. MFADR 17-08, state that the proposal satisfies the
requisite findings, and adopt the attached Resolution No. 2018 that incorporates the
requisite environmental, subdivision, and architectural design review findings, and the
conditions of approval as presented in this staff report, or as modified by the
Commission.
Denial
If the Planning Commission is to deny this project, the Commission should state the
specific findings that the proposal does not satisfy based on the evidence presented
with specific reasons for denial, and move to deny Tentative Tract Map No. TTM 18-02
(74697) and Multiple Family Architectural Design Review No. MFADR 17-08, and direct
staff to prepare a resolution for adoption at the next meeting that incorporates the
Commission’s decision and specific findings.
Resolution No. 2018 – TTM 18-02 (74697) and MFADR 17-08
22 and 26 E. Colorado Boulevard
July 10, 2018 – Page 10 of 10
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the July 10, 2018, Planning Commission Meeting, please
contact Associate Planner, Jordan Chamberlin at (626) 821-4334, or
JChamberlin@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2018
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Historical Report
Attachment No. 4: Tentative Tract Map No. TTM 18-02 (74697)
Attachment No. 5: Proposed Architectural Plans
Attachment No. 6: Preliminary Exemption Assessment
Attachment No. 1
Attachment No. 1
Resolution No. 2018
Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information and
Photos of the Subject Property and Vicinity
N/A
N/A N/A
N/A
N/A
Property Characteristics
Zoning: R-3
General Plan: HDR
Lot Area (sq ft): 14,767
Main Structure / Unit (sq. ft.): 5,187 total
Year Built: 1906 & 1957
Number of Units: 7
Overlays
Architectural Design Overlay: N/A
Downtown Overlay: N/A
Downtown Parking Overlay: N/A
Parking Overlay: N/A
Racetrack Event Overlay: N/A
Residential Flex Overlay: N/A
Special Height Overlay: N/A
Site Address: 22 & 26 E COLORADO BLVD
Parcel Number: 5773-002-026,-027
Property Owner(s): VIENNA GARDENS LLC
Selected parcel highlighted
Parcel location within City of Arcadia
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 27-Jun-2018
Page 1 of 1
View of the subject property, 22 E. Colorado Boulevard, from E. Colorado Boulevard
View of the subject property, 26 E. Colorado Boulevard, from E. Colorado Boulevard
View of the rear of 22 E. Colorado Boulevard from the alley
View of the rear of 26 E. Colorado Boulevard from the alley
View of the rear alley looking east
View of neighboring property to the north, 21 E. Colorado Boulevard
View of neighboring property to the north, 31 E. Colorado Boulevard
View of neighboring property to the northeast, 33 E. Colorado Boulevard
View of neighboring property to the east, 30 E. Colorado Boulevard
View of neighboring property to the west, 18 E. Colorado Boulevard
View of neighboring property to the northwest, 15 E. Colorado Boulevard
Attachment No. 3
Attachment No. 3
Historical Reports
Attachment No. 4
Attachment No. 4
Tentative Tract Map No. TTM 18-02
(74697)
Attachment No. 5
Attachment No. 5
Proposed Architectural Plans
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Attachment No. 6
Attachment No. 6
Preliminary Exemption Assessment
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
1. Name or description of project: Tentative Tract Map No. TTM 18-02 (74697) and Multiple
Family Architectural Design Review No. MFADR 17-08, for an
eight unit, residential condominium development and to
combine the two existing lots into one lot
2. Project Location – Identify street
address and cross streets or
attach a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
22 and 26 E. Colorado Boulevard (between N. Santa Anita
Avenue and N. 1st Avenue)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Philip Chan of PDS Studio, Inc
(2) Address 711 S 1st Avenue
Arcadia, CA 91006
4. Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental
assessment because:
a. The proposed action does not constitute a project under CEQA.
b. The project is a Ministerial Project.
c. The project is an Emergency Project.
d. The project constitutes a feasibility or planning study.
e. The project is categorically exempt.
Applicable Exemption Class: 15332 – Class 32 (Infill Development)
f. The project is statutorily exempt.
Applicable Exemption:
g. The project is otherwise
exempt on the following basis:
h. The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date:
June 14, 2018
Staff:
Jordan Chamberlin, Associate Planner