HomeMy WebLinkAboutItem 1- MFADR 18-02 & TPM 18-02DATE: September 25, 2018
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Vanessa Quiroz, Assistant Planner
SUBJECT: APPROVING A MULTIFAMILY ARCHITECTURAL DESIGN REVIEW
AND A TENTATIVE PARCEL MAP WITH A CATEGORICAL EXEMPTION
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”)
FOR A THREE-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT
AT 121 BONITA STREET
Recommendation: Adopt Resolution No. 2021
SUMMARY
The applicant, Thomas Li of Prestige Design, Planning, and Development Inc., is
requesting approval of a Multifamily Architectural Design Review No. MFADR 18-02 and
Tentative Parcel Map No. TPM 18-02 (82300) for a three unit, residential condominium
development at 121 Bonita Street. The proposed development and subdivision are
consistent with the City’s General Plan, Development Code, and Subdivision Map Act.
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 TPM 18-02 (82300) and MFADR 18-02 subject
to the conditions listed in this staff report, and adopt Resolution No. 2021 – refer to
Attachment No. 1.
BACKGROUND
The subject property is an 8,000 square foot, interior lot, zoned R-3, High Density
Multifamily Residential. The General Plan Designation is HDR – High Density
Residential. The lot is located between S. 1st Avenue and S. 2nd Avenue along Bonita
Street. The property is surrounded by other multifamily residences that are also zoned
R-3 zone and is located near the Arcadia Downtown area along S. 1st Avenue – refer
Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the Subject
Property and Vicinity.
The site is developed with two residential units, and a detached garage. The residential
unit at the rear has an attached one-car garage that faces the alley at the rear. The
Certificate of Demolition for the subject property was approved on May 5, 2018 – 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 nor is it eligible for listing on the California Register.
Resolution No. 2021
TPM 18-02 (82300) & MFADR 18-02
121 Bonita Street
September 25, 2018 – Page 2 of 11
PROPOSAL
The applicant is proposing to construct a three unit, residential condominium
development with ground level garages - see Attachment No. 5 for the Proposed
Architectural Plans. The proposed development consists of a two-story, Spanish style,
townhome style building. Unit 1 is accessed from a pedestrian walkway from Bonita
Street. 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 three bedrooms, three bathrooms, and one (1) powder room. The
sizes of the units range between 1,628 square feet to 1,821 square feet. A total of 6
parking spaces are required for the residential units, two (2) parking spaces for guests,
and two (2) bicycle spaces. Each unit has their own separate enclosed garage. The two
(2) guest parking spaces and the two bicycle spaces are located at the rear of the lot
with access from the alley. The project meets the required parking per the Development
Code.
The new residences will have an overall building height of 27’-8”, 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.
ANALYSIS
The R-3 zone has a minimum density of one dwelling unit per 2,200 square feet of lot
area, and a maximum density of one unit per 1,450 square feet of lot area. This
calculates to a minimum of three units and a maximum of five units for the subject
property. The proposed three unit development is in compliance with the density
requirements.
The proposal for the three unit residential project to be condominium units requires that
they be subdivided through the Tentative Parcel Map process – see Attachment No. 4
for the Tentative Parcel Map. The proposed subdivision complies with the subdivision
Figure 1. Proposed Site Plan
Resolution No. 2021
TPM 18-02 (82300) & MFADR 18-02
121 Bonita Street
September 25, 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. 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 off-white colored stucco, bronze colored window frames, and
brown-gray blended multi-dimensional s-tile roofing material. In addition to the
thoughtfully placed features such as gabled roof features, gable end vent details,
wooden panel features, the design also includes arch entries, deeply recessed
windows, and spiral molding that highlight the Spanish style and enhances the quality of
the design, as shown below.
The front entrance of each residential unit is oriented towards a pedestrian walkway this
provides a good connectivity among the units and to the street which is in keeping with
the City’s Multifamily Design Guidelines and the goals and policies of the Arcadia
General Plan. Each unit will have ample private open space. Landscaping is provided
along the side property lines to help soften the appearance of the development from
neighboring properties as well as to provide screening.
The subject property is located near the Arcadia Downtown area. The proposed design
will enhance the pedestrian experience for resident of the development and adjacent
properties who frequent the shops and restaurants of the downtown area. The Spanish
style architecture will complement the recently approved three-unit Spanish style
development at 116 Bonita Street.
The proposed development will be consistent with the City’s General Plan, Multifamily
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. 2021
TPM 18-02 (82300) & MFADR 18-02
121 Bonita Street
September 25, 2018 – Page 4 of 11
Building Official, City Engineer, Planning & Community Development Administrator, Fire
Marshal, and Public Works Services Director, or their respective designees.
FINDINGS
Tentative Parcel Map
The proposal for three residential condominium units requires that they be subdivided
through the Tentative Parcel Map process – see Attachment No. 4 for the Tentative
Parcel Map No. TPM 18-02 (82300). The proposed subdivision complies with the
subdivision regulations of the Arcadia Municipal Code and the State Subdivision Map
Act, and will not violate any requirements of the California Regional Water Quality
Control Board. The following findings are required for approval of a Tentative Parcel
Map:
A. The proposed map, subdivision design, and improvements are consistent
with the General Plan, any applicable specific plan, and the Subdivisions
Division of the Development Code.
Facts in Support of the Finding: Approval of a three unit residential
condominium development is consistent with the High Density Residential
General Plan Land Use Designation and the R-3 zoning of the site. The High
Density Residential designation is intended to accommodate higher-density
attached housing types for both renter and owner households within a
neighborhood context. The R-3 zone is intended to provide areas for a variety of
medium- to high-density residential development including townhomes and
condominiums. The proposed three unit residential condominium development is
in conformance with the City’s 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 is compatible with 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
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.
Resolution No. 2021
TPM 18-02 (82300) & MFADR 18-02
121 Bonita Street
September 25, 2018 – Page 5 of 11
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
multifamily development. The R-3 zone has a minimum density of one dwelling
unit per 2,200 square feet of lot area, and a maximum density of one unit per
1,450 square feet of lot area. This calculates to a minimum of three units and a
maximum of five units for the subject property. The proposed three unit
development is in compliance with the density requirements. There are no
physical impediments to the development of this site for residential
condominiums.
C. The design of the subdivision and the proposed improvements are not
likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat.
Facts in Support of the Finding: The proposed tentative parcel map is for a
minor subdivision of an infill site. There is no protected aquatic or wildlife habitat
on the subject property. 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 three multifamily 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.
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 parcel map, there are no such easements on
the subject property.
Resolution No. 2021
TPM 18-02 (82300) & MFADR 18-02
121 Bonita Street
September 25, 2018 – Page 6 of 11
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.
Architectural Design Review
The massing, scale, quality of the design of the proposed development, and the
proposed landscaping are compatible to the surrounding multifamily developments.
The Spanish style architecture will complement the newer development along this
portion of Bonita Street. The proposal is consistent with the City’s Multifamily
Residential Design Guidelines.
All City requirements regarding disabled access and facilities, occupancy limits, building
safety, health code compliance, emergency equipment, environmental regulation
compliance, and parking and site design shall be complied with by the property
owner/applicant to the satisfaction of the Building Official, City Engineer, Planning &
Community Development Administrator, Fire Marshal, and Public Works Services
Director, or their respective designees.
ENVIRONMENTAL ASSESSMENT
It has been determined that the 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
Resolution No. 2021
TPM 18-02 (82300) & MFADR 18-02
121 Bonita Street
September 25, 2018 – Page 7 of 11
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 September 13, 2018.
As of September 20, 2018, no comments were received regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission approve Multifamily Architectural
Design Review No. MFADR 18-02 and Tentative Parcel Map No. TPM 18-02 (82300),
subject to the following conditions, and find that the project is Categorically Exempt from
the California Environmental Quality Act (CEQA), and adopt Resolution No. 2021,
subject to the following conditions of approval:
1. On the final landscape plans, the landscaping area in front of the driveway along
easterly property line shall be limited to low planting landscaping and ground
covers and the plants shall not exceed 2’-0” in height.
2. The applicant/property owner shall plat one 36-inch box Crape Myrtle along the
City’s right-of-away. The location shall be determined by the Public Works Service
Director 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 Parcel Map.
4. The applicant/property owner shall remove and replace the existing curb and
gutter along Bonita Street from property line to property line.
5. The applicant/property owner shall construct a new sidewalk along Bonita Street
from property line to property line.
6. The applicant/property owner shall remove and replace the existing shared
driveway approach per the City Standard Plan 801-1.
7. The applicant/property owner shall remove and replace the asphalt alley and
concrete ribbon gutter from property line to property lined along the alley frontage.
8. 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.
9. 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.
Resolution No. 2021
TPM 18-02 (82300) & MFADR 18-02
121 Bonita Street
September 25, 2018 – Page 8 of 11
10. The applicant/property owner shall separate the fire service from the domestic
water service with an approved back flow prevention device.
11. A Water Meter Application, filed with the Public Works Services Department, shall
be required prior to permit issuance.
12. New water service installation shall be by the applicant/property owner. Installation
shall be according to the specifications of the Public Works Services Department,
and Engineering Division. Abandonment of existing water services, if necessary,
shall be by the Developer, according to Public Works Services Department,
Engineering Division specifications.
13. The applicant/property owner shall utilize the existing sewer lateral if possible.
14. If any drainage fixture is lower than the elevation of the next upstream manhole
cover (475.98’), an approved type of backwater valve is required to be installed on
the sewer lateral behind the property line.
15. The project shall comply with the current California Building Code and the Arcadia
Multifamily Standards to the satisfaction of the City Building Official or designee.
16. 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.
17. The applicant/property owner shall defend, indemnify, and hold harmless the City
of Arcadia and its officials, officers, employees, and agents from and against any
claim, action, or proceeding against the City of Arcadia, its officials, officers,
employees or agents to attack, set aside, void, or annul any approval or conditional
approval of the City of Arcadia concerning this project and/or land use decision,
including but not limited to any approval or conditional approval of the City Council,
Planning Commission, or City Staff, which action is brought within the time period
provided for in Government Code Section 66499.37 or other provision of law
applicable to this project or decision. The City shall promptly notify the applicant of
any claim, action, or proceeding concerning the project and/or land use decision
and the City shall cooperate fully in the defense of the matter. The City reserves
the right, at its own option, to choose its own attorney to represent the City, its
officials, officers, employees, and agents in the defense of the matter.
18. Approval MFADR 18-02 and TPM 18-02 (82300) 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
Resolution No. 2021
TPM 18-02 (82300) & MFADR 18-02
121 Bonita Street
September 25, 2018 – Page 9 of 11
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 Multifamily Architectural Design Review No. MFADR 18-02 and
Tentative Parcel Map No. TPM 18-02 (82300), state that the proposal satisfies the
requisite findings, and adopt the attached Resolution No. 2021 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 Multifamily Architectural Design
Review No. MFADR 18-02 and Tentative Parcel Map No. TPM 18-02 (82300) 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 September 25, 2018, Planning Commission Meeting,
please contact Assistant Planner, Vanessa Quiroz at (626)574-5422, or
VQuiroz@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2021
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Historical Report, dated March 2, 2018
Attachment No. 4: Tentative Parcel Map No. TPM 18-02 (82300)
Attachment No. 5: Architectural Plans
Attachment No. 6: Preliminary Exemption Assessment
$WWDFKPHQW1R
5HVROXWLRQ1R
$WWDFKPHQW1R
$WWDFKPHQW1R
$HULDO3KRWRZLWK=RQLQJ,QIRUPDWLRQ
DQG3KRWRVRIWKH6XEMHFW3URSHUWLHV
DQG9LFLQLW\
$WWDFKPHQW1R
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.):
R-3
Number of Units:
HDR
Property Characteristics
1,107
2
121 BONITA LLC C/O ANNIE M CHAN
Site Address:121 BONITA ST
Parcel Number: 5773-017-007
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 19-Sep-2018
Page 1 of 1
Subject Site: 121 and 121 ½ Bonita Street
Adjacent property to the East: 125 Bonita Street
Adjacent property to the East: 133 Bonita Street
Property to the South: 130 Bonita Street
Property to the South: 124 Bonita Street
Property to the South: 126 Bonita Street
Property to the South: 116 Bonita Street (New development)
Property to the South: 120 Bonita Street
Adjacent property to the West: 113 Bonita Street
Adjacent property to the West: 119 Bonita Street
Downtown Arcadia along S. 1st Avenue
Downtown Arcadia along S. 1st Avenue
$WWDFKPHQW1R
+LVWRULFDO5HSRUWGDWHG0DUFK
$WWDFKPHQW1R
$WWDFKPHQW1R
7HQWDWLYH3DUFHO0DS1R730
$WWDFKPHQW1R
$WWDFKPHQW1R
3URSRVHG$UFKLWHFWXUDO3ODQV
$WWDFKPHQW1R
$WWDFKPHQW1R
3UHOLPLQDU\([HPSWLRQ$VVHVVPHQW
$WWDFKPHQW1R
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project: Tentative Parcel Map No. TPM 18-02 (82300) and Multiple
Family Architectural Design Review No. MFADR 18-02 for a
three-unit residential condominium development
2. Project Location – Identify street
address and cross streets or
attach a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
121 Bonita Street (between S. 1st Avenue and S. 2ND Avenue)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Thomas Li (Prestige Design, Planning,
and Development Inc.,)
(2) Address P.O. Box 660866
Arcadia, CA 91066
4. Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental
assessment because:
a. The proposed action does not constitute a project under CEQA.
b. The project is a Ministerial Project.
c. The project is an Emergency Project.
d. The project constitutes a feasibility or planning study.
e. The project is categorically exempt.
Applicable Exemption Class: 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:
9/11/18
Staff:
Vanessa Quiroz