HomeMy WebLinkAboutItem 2_MFADR 16-17 & TTM 18-01, 1027 ArcadiaDATE: August 14, 2018
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Jordan Chamberlin, Associate Planner
SUBJECT: MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW AND A TRACT
MAP FOR A SIX UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT
AND THE REMOVAL OF TWO HEALTHY PROTECTED TREES WITH A
CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (“CEQA”) AT 1027 ARCADIA
AVENUE
Recommendation: Adopt Resolution No. 2020
SUMMARY
The applicant, Thomas Song of SYS Development, Inc, is requesting approval of
Tentative Tract Map No. TTM 18-01 (73913), Multiple Family Architectural Design
Review No. MFADR 16-17, and Healthy Protected Tree Removal Permit No. TRH 18-12
for a six unit, residential condominium development at 1027 Arcadia Avenue. The
proposed development, subdivision, and tree removals 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). It is recommended that the Planning
Commission approve TTM 18-02 (73913), MFADR 16-17, and TRH 18-12 subject to the
conditions listed in this staff report, and adopt Resolution No. 2020 – refer to
Attachment No. 1.
BACKGROUND
The subject property is an 11,400 square foot, interior lot, zoned R-3, High Density
Multiple Family Residential. The General Plan Designation is HDR – High Density
Residential. The property is surrounded by other multiple family residences also zoned
R-3 zone – refer Attachment No. 2 for an Aerial photo with Zoning Information and
Photos of the Subject Property and Vicinity.
The site was developed with a three-unit, one-and-two story multiple family residence
and a detached garage that were built in 1951. The Certificate of Demolition for the
subject property was approved on August 5, 2014 – refer to Attachment No. 3 for the
Historical Report. Based on the evaluation by an Architectural Historian, the property did
not meet any of the requirements for recognition as a historical resource or eligibility for
listing on the California Register. The structures were demolished in October 2014.
Resolution No. 2020
TTM 18-01 (73913), MFADR 16-17, & TRH 18-12
1027 Arcadia Avenue
August 14, 2018 – Page 2 of 11
PROPOSAL
The applicant is proposing to construct a six unit, residential condominium development
with a subterranean parking garage - see Attachment No. 4 for the Tentative Tract Map
and Attachment No. 5 for the Proposed Architectural Plans. The proposed development
consists of a two story, Spanish style, townhome building. Unit 1 is accessed from a
pedestrian walkway from Arcadia Avenue. The rest of the units can be accessed from
the pedestrian walkway located along the easterly side property line, as shown in Figure
1.
Each unit consists of four bedrooms, three bathrooms, and approximately 1,800 square
feet of living area. A total of 12 parking spaces for residents and three (3) parking
spaces for guests will be provided in the subterranean parking garage, which meets the
required parking per the Development Code.
The new residences will have an overall building height of 27’-10”, where a maximum of
30’-0” is allowed. The building will be set back 25’-0” from the front property line, which
complies with the required 25’-0” front yard setback for the R-3 zone. All other
Development Code requirements will be satisfied by the proposed design.
The applicant is also requesting approval of a Healthy Protected Tree Removal Permit
to allow the removal of two Chinese Elm trees located in the front yard and easterly side
yard setback.
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 five units and a maximum of seven units for the subject
property. The proposed six unit development is in compliance with the density
requirements.
The proposal for the six unit residential project to be condominium units requires that
they be subdivided through the Tentative Tract Map process – see Attachment No. 4 for
the Tentative Tract Map. The proposed subdivision complies with the subdivision
Figure 1. Proposed Site Plan
Resolution No. 2020
TTM 18-01 (73913), MFADR 16-17, & TRH 18-12
1027 Arcadia Avenue
August 14, 2018 – Page 3 of 11
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 and the
request to remove two healthy protected trees. The architectural style of the
development is described as Spanish – 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, brown fiberglass framed windows, and terracotta color,
multidimensional s-tile roofing. Thoughtfully placed gabled roof features, gable end vent
details, brown wood window trim, and wood shutters, highlight the Spanish style.
Pedestrian walkways provide good connectivity among the units and to the street. The
front entrance of each residential unit is oriented towards the pedestrian walkway along
the easterly side property line 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.
There are two healthy Chinese Elm trees on the subject property; one is located in the
front yard setback area and one is located in the easterly side yard setback area – refer
to Attachment No. 6 for the Arborist Report. Both trees are located only two feet away
from the proposed new subterranean garage and building walls. According to the
certified arborist’s report, the excavation required to construct the subterranean garage
as well as the new building walls will have significant impacts to the root systems and
canopies of both trees. For the tree located in the front yard setback, the certified
arborist estimates that 50% of the root system and 50% of the canopy will negatively be
impacted by the construction. For the tree located in the easterly side yard setback,
approximately 60% of the root system and 60% of the canopy will negatively impacted
by the construction. Chinese Elm trees have a large root system that grows close to the
surface and can be invasive, lifting paved surfaces and clogging or cracking drainage
Figure 2. Proposed front elevation
Resolution No. 2020
TTM 18-01 (73913), MFADR 16-17, & TRH 18-12
1027 Arcadia Avenue
August 14, 2018 – Page 4 of 11
lines. The subterranean garage would need to be located more than 20 feet away from
the trees and the new building walls would need to be located more than 20 to 25 feet
away from the subject trees in order for the construction to not impact the two trees.
This could result in the loss of one or more units which could result in the proposal not
meeting the minimum density and would it have significant impacts to the overall site
plan and design. Even at this distance, there are still concerns that the trees may not
survive because of other improvements that may impact the trees. Staff agrees with the
certified arborist’s recommendation to remove and replace the trees with two, 36-inch
box trees, within the front yard area, outside of the subterranean parking structure. Staff
is requiring that one of the trees shall be a Coast Live Oak tree as it is a native tree that
will be protected. The arborist’s recommendation has been included as a condition of
approval.
With the approval of the Healthy Protected Tree Removal Permit, the proposed
development will be consistent with the City’s General Plan, Multiple Family Residential
Design Guidelines, Development and Subdivision Codes, and the State Subdivision
Map Act. The proposed plans have been reviewed by the various City Departments,
and all City requirements shall be complied with to the satisfaction of the 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 for six residential condominium units requires that they be subdivided
through the Tentative Tract Map process – see Attachment No. 4 for the Tentative Tract
Map No. TTM 18-01 (73913). 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 of a six unit residential condominium
development is consistent with the High Density Residential General Plan Land
Use Designation and the R-3 zoning of the site. The High Density Residential
designation is intended to accommodate higher-density attached housing types
for both renter and owner households within a neighborhood context. The R-3
zone is intended to provide areas for a variety of medium- to high-density
residential development including townhomes and condominiums. The proposed
six unit residential condominium development is in conformance with the General
Plan and Development Code. The site is physically suitable for the type of
development, and the approval of the architectural design for the building
respects the scale and character of the existing neighborhood. The proposal will
not adversely affect the comprehensive General Plan and is consistent with the
following General Plan goals and policies:
Resolution No. 2020
TTM 18-01 (73913), MFADR 16-17, & TRH 18-12
1027 Arcadia Avenue
August 14, 2018 – Page 5 of 11
Land Use and Community Design Element
x 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.
x Goal LU-4: High-quality and attractive multifamily residential
neighborhoods that provide ownership and rental opportunities for people
in all stages of life.
x Policy LU-4.1: Require that new multifamily residential development be
visually and functionally integrated and consistent in scale, mass, and
character with structures in the surrounding neighborhood.
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 minimum of five units
and a maximum of seven units for the subject property. The proposed six 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 site is currently vacant. All biological
resources were analyzed under the arborist report; therefore, the removal of the
two healthy Chinese Elm trees to accommodate the new development will not be
detrimental to the environment, as the owner will be required to plant two new
trees on the subject site. Therefore, the subdivision of the lot and the proposed
improvement 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 for condominium
purposes. No portion of the land will be physically subdivided. The construction
of the six, multiple family residential units will meet all Building and Fire Codes,
all other applicable regulations, and will not cause any public health or safety
problems. Therefore, the proposed project and subdivision will not cause any
serious public health or safety problems.
Resolution No. 2020
TTM 18-01 (73913), MFADR 16-17, & TRH 18-12
1027 Arcadia Avenue
August 14, 2018 – Page 6 of 11
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 site design, subdivision, 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. Based on the tentative tract map, there are no such easements on
the subject property.
F. The discharge of sewage from the proposed subdivision into the
community sewer system will not result in violation of existing
requirements specified by the California Regional Water Quality Control
Board.
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, which 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 is unable
to make any of the above mentioned findings.
ENVIRONMENTAL ASSESSMENT
Resolution No. 2020
TTM 18-01 (73913), MFADR 16-17, & TRH 18-12
1027 Arcadia Avenue
August 14, 2018 – Page 7 of 11
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) Guidelines. 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 on August 2, 2018. As of
August 9, 2018, no comments were received regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission approve Tentative Tract Map No.
TTM 18-01 (73913), Multiple Family Architectural Design Review No. MFADR 16-17,
and Healthy Protected Tree Removal Permit No. TRH 18-12, subject to the following
conditions, and find that the project is Categorically Exempt from the California
Environmental Quality Act (CEQA), and adopt Resolution No. 2020, subject to the
following conditions of approval:
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
Tentative Tract Map No. TTM 18-01 (73913), Multiple Family Architectural Design
Review No. MFADR 16-17, and Healthy Protected Tree Removal Permit No. TRH
18-12, subject to the approval of the Planning & Community Development
Administrator or designee.
2. On the plans submitted for plan-check in Building Services, the backflow
prevention device and transformer shall be screened from public view by a solid
wall and/or landscaping. The proposed landscaping, placement and height of the
wall shall be subject to review and approval by the Planning & Community
Development Administrator, or designee.
3. Prior to submitting plans to plan check in Building Services, the shutter color shall
be revised. The new color shall be subject to review and approval by the Planning
& Community Development Administrator, or designee.
4. Two (2), 36-inch box trees shall be planted in the front yard area prior to issuance
of a Certificate of Occupancy from Building Services. One of the trees shall be a
Coast Live Oak tree. The specific location must be shown on the final landscape
plans prior to issuance of a building permit.
5. On the final landscape plans that are submitted to Building Services for plan-
check, the Sweet Bay trees shall be distributed along the entire easterly and
westerly side property lines to provide proper screening to the adjacent neighbors.
Resolution No. 2020
TTM 18-01 (73913), MFADR 16-17, & TRH 18-12
1027 Arcadia Avenue
August 14, 2018 – Page 8 of 11
6. 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.
7. Prior to the demolition of the existing structures, the applicant/property owner shall
submit to the City Engineer for approval a separate demolition and erosion control
plan prepared by a registered civil engineer.
8. The applicant/property owner shall remove and replace the existing curb and
gutter along Arcadia Avenue from property line to property line.
9. The applicant/property owner shall construct a new sidewalk along Arcadia
Avenue from property line to property line.
10. The applicant/property owner shall construct the new driveway approach per the
City of Arcadia standard.
11. 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.
12. The applicant/property owner shall submit a Low Impact Development (LID) Plan
for review and approval by the City Engineer prior to the issuance of a building
permit.
13. 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.
14. 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.
15. If fire suppression is common to the complex, a separate fire service with Double
Check Detector Assembly (DCDA) shall be provided to the satisfaction of the City
Fire Marshal or designee.
16. 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.
17. The applicant/property owner shall provide separate water service and meter for
common area landscaping irrigation.
18. A Water Meter Clearance Application, filed with the Public Works Services
Department, shall be required prior to permit issuance.
19. 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
Resolution No. 2020
TTM 18-01 (73913), MFADR 16-17, & TRH 18-12
1027 Arcadia Avenue
August 14, 2018 – Page 9 of 11
be by the Developer, according to Public Works Services Department, Engineering
Division specifications.
20. The applicant/property owner shall utilize the existing sewer lateral if possible.
21. If any drainage fixture is lower than the elevation of the next upstream manhole
cover (517.98), an approved type of backwater valve is required to be installed on
the sewer lateral behind the property line.
22. One (1), 36-inch box Camphor tree shall be planted in the parkway area. The
location shall be subject to review and approval by Public Works Services Director
or designee.
23. The project shall comply with the current California Building Code including
Chapter 11A Residential Accessibility Standards and with the Arcadia Multi-Family
Standards to the satisfaction of the City Building Official or designee.
24. The applicant/property owner shall provide a knox box with keys for access to
restricted areas. The automatic driveway gate shall be provided with a knox switch.
25. 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.
26. The applicant/property owner shall provide a minimum 2A:10BC fire extinguishers
in the basement garage level and on the first floor.
27. The applicant/property owner shall provide illuminated exit signage and emergency
lighting in the basement garage area.
28. The applicant/property owner shall comply with all City requirements regarding
building safety, fire prevention, detection, suppression, emergency access, public
right-of-way improvements, parking, water supply and water facilities, sewer
facilities, trash reduction and recycling requirements, and National Pollutant
Discharge Elimination System (NPDES) measures to the satisfaction of the
Building Official, Fire Marshal, Public Works Services Director, and Planning &
Community Development Administrator. Compliance with these requirements is to
be determined by having fully detailed construction plans submitted for plan check
review and approval by the foregoing City officials and employees.
29. The applicant/property owner shall defend, indemnify, and hold harmless the City
of Arcadia and its officials, officers, employees, and agents from and against any
claim, action, or proceeding against the City of Arcadia, its officials, officers,
employees or agents to attack, set aside, void, or annul any approval or conditional
approval of the City of Arcadia concerning this project and/or land use decision,
including but not limited to any approval or conditional approval of the City Council,
Planning Commission, or City Staff, which action is brought within the time period
provided for in Government Code Section 66499.37 or other provision of law
applicable to this project or decision. The City shall promptly notify the applicant of
Resolution No. 2020
TTM 18-01 (73913), MFADR 16-17, & TRH 18-12
1027 Arcadia Avenue
August 14, 2018 – Page 10 of 11
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.
30. Approval TTM 18-02 (73913), MFADR 16-17, and TRH 18-12 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 18-01 (73913), Multiple Family
Architectural Design Review No. MFADR 16-17, and Healthy Protected Tree Removal
Permit No. TRH 18-12, state that the proposal satisfies the requisite findings, and adopt
the attached Resolution No. 2020 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 18-01
(73913), Multiple Family Architectural Design Review No. MFADR 16-17, and Healthy
Protected Tree Removal Permit No. TRH 18-12, and direct staff to prepare a resolution
for adoption at the next meeting that incorporates the Commission’s decision and
specific findings.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the August 14, 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. 2020
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Resolution No. 2020
TTM 18-01 (73913), MFADR 16-17, & TRH 18-12
1027 Arcadia Avenue
August 14, 2018 – Page 11 of 11
Attachment No. 3: Historical Report, dated July 2014
Attachment No. 4: Tentative Tract Map No. TTM 18-02 (73913)
Attachment No. 5: Proposed Architectural Plans
Attachment No. 6: Arborist Report, dated June 28, 2018
Attachment No. 7: Preliminary Exemption Assessment
Attachment No. 1
Attachment No. 1
Resolution No. 2020
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): 11,400
Main Structure / Unit (sq. ft.): 2,270
Year Built: 1951
Number of Units: 3
Overlays
Architectural Design Overlay: N/A
Downtown Overlay: N/A
Downtown Parking Overlay: N/A
Parking Overlay: N/A
Racetrack Event Overlay: N/A
Residential Flex Overlay: N/A
Special Height Overlay: N/A
Site Address: 1027 ARCADIA AVE
Parcel Number: 5783-003-012
Property Owner(s): EASTAR DEVELOPMENT INC
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 01-Aug-2018
Page 1 of 1
View of the subject property, 1027 Arcadia Avenue
View of the neighboring property to the west, 1031 and 1037 Arcadia Avenue
View of the neighboring property to the east, 1015 Arcadia Avenue
View of neighboring property to the southwest, 1018 Arcadia Avenue
View of neighboring property to the south, 1012 Arcadia Avenue
View of neighboring property to the southwest, 1032 Arcadia Avenue
Attachment No. 3
Attachment No. 3
Historical Report
Attachment No. 4
Attachment No. 4
Tentative Tract Map No. TTM 18-02
(73913)
Attachment No. 5
Attachment No. 5
Proposed Architectural Plans
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Attachment No. 7
Attachment No. 7
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 18-01 (73913), Multiple Family
Architectural Design Review No. MFADR 16-17, and Healthy
Protected Tree Removal Permit No. TRH 18-12 for a six unit,
residential condominium development
2. Project Location – Identify street
address and cross streets or
attach a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
1027 Arcadia Avenue (between S. Sunset Avenue and S.
Golden West Avenue)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Thomas Song of SYS Development Inc.
(2) Address 3051 Stoneley Drive
Pasadena, CA 91107
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:
July 27, 2018
Staff:
Jordan Chamberlin, Associate Planner