HomeMy WebLinkAboutItem No. 2 - TTM 17-07 and ADR 17-01, 11700 Goldring RoadDATE: December 12, 2017
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Jordan Chamberlin, Associate Planner
SUBJECT: RESOLUTION NO. 2006 – APPROVING TENTATIVE TRACT MAP NO.
TTM 17-07 (77169) AND ARCHITECTURAL DESIGN REVIEW NO. ADR
17-01 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) TO COMBINE 10 LEGAL
LOTS INTO ONE LOT FOR A NEW, TWO-STORY 16,360 SQUARE-
FOOT INDUSTRIAL BUILDING AT 11700 GOLDRING ROAD (APNS:
8532-018-005 and 8532-018-011)
Recommendation: Adopt Resolution No. 2006
SUMMARY
The applicant, Leo Wu of Archfield Inc. Architects, is requesting approval of Tentative
Tract Map No. TTM 17-07 (77169) and Architectural Design Review No. ADR 17-01, to
combine 10 legal lots that exists on the subject properties into one lot to accommodate
a new, two-story 16,360 square-foot industrial building with incidental office space at
11700 Goldring Road. The proposed development and Tentative Tract Map are
consistent with the City’s General Plan, Development Code, and Subdivision Code. As
minor alterations in land use limitations and an in-fill 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 17-07 (77169) and ADR 17-01, subject to the
conditions listed in this staff report, and adopt Resolution No. 2006 – see Attachment
No. 1.
BACKGROUND
The subject property is located in the southeast portion of the City at the city limit
between Arcadia and the City of El Monte. It is comprised of 10 legal lots located on two
adjacent parcels. Each lot is roughly 3,335 square feet for a combined lot area of
32,725 square feet (.75 acres). The site is currently vacant and only the slab
foundations of a demolished building remain. The General Plan Land Use Designation
is Industrial. The zoning of the property is M-1. The property is surrounded by other M-1
zoned properties within the City of Arcadia and the City of El Monte – refer to
Attachment No. 2 for an Aerial Photo with Zoning Information and Photos of the Subject
Properties and Vicinity.
Resolution No. 2006 – TTM 17-07 (77169) & ADR 17-01
11700 Goldring Road
December 12, 2017 – Page 2 of 9
PROPOSAL
The applicant is proposing to consolidate the 10 legal lots into one to accommodate the
construction of a new industrial building that will be occupied by a cosmetic raw material
distributor that wholesales personal care products – refer to Attachment No. 3 for the
Tentative Tract Map and Attachment No. 4 for the Proposed Architectural Plans. The
proposed development consists of 16,630 square foot, two story, Contemporary style
building. The warehouse space will occupy 11,210 square feet of the building, the
remaining 5,150 square feet with be used as office that occupies the second floor and a
portion of the ground floor. There will be 29 parking spaces provided in two surface
parking lots which can be accessed from Goldring Road and Randolph Street. Two
loading docks and one loading zone area will be provided with access from Randolph
Street.
The M-1 zone has a Floor Area Ratio (FAR) of 0.5 which allows for a maximum floor
area of 16,363 square feet for the subject site. The proposed 16,360 square foot
industrial building is in compliance with the FAR.
The new building will have an overall building height of 33’-7”, and will be setback 75’-0”
from the front property line along Goldring Road which complies with the required 10’-0”
front yard setback for the M-1 zone. All other Zoning Code requirements will be satisfied
by the proposed design.
ANALYSIS
The proposed Tentative Tract Map complies with the subdivision
regulations of the Arcadia Municipal Code and the 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 Contemporary and it is
very similar in appearance to the other industrial and business
Figure 1. Proposed Site Plan
Figure 2. Existing lots
Resolution No. 2006 – TTM 17-07 (77169) & ADR 17-01
11700 Goldring Road
December 12, 2017 – Page 3 of 9
park buildings within this area.
The proposed development is a well thought-out design. It is of concrete tilt-up
construction. The front entrance is oriented towards Goldring Road and is accentuated
by a wide, stainless steel awning and storefront windows on the first and second story.
New landscaping is proposed in the parking lot areas and along Goldring Road and
Randolph Street to help screen the parking lot. Wall articulation and two
complementary, tan stucco colors help break up the massing of the structure. An accent
color is provided in the recesses around the windows and some doors for additional
interest, as shown below.
The proposed development will be consistent with the City’s General Plan, Commercial-
Industrial 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 to consolidate the 10 legal lots into one requires that they be combined
through the Tentative Tract Map process – see Attachment No. 3 for the Tentative Tract
Map No. 17-07 (77169). 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.
The Development Standards in the M-1 zone require each lot have a minimum
lot area of 15,000 square feet and a maximum FAR of 0.5. The proposal to
consolidate the 10 legal lots into one to create a 32,725 square foot lot and
construct a 16,360 square foot industrial building is in compliance with the FAR
and consistent with the M-1 development standards. The General Plan Land Use
Figure 3. Front elevation along Goldring Road
Resolution No. 2006 – TTM 17-07 (77169) & ADR 17-01
11700 Goldring Road
December 12, 2017 – Page 4 of 9
Designation for the subject site is Industrial which allows for an array of
warehouse, distribution, manufacturing, and assembly uses in appropriate
locations. The subject site is currently vacant. The proposal will allow for a new
industrial building to be constructed that will be occupied by a new wholesale
business. The proposed wholesale business is consistent with the Industrial Land
Use Designation and will also create new employment opportunities in the City
and additional tax revenues. 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-1.4: Encourage the gradual redevelopment of incompatible,
ineffective, and/or undesirable land uses.
• Policy LU-7.3: Require quality industrial development that includes visually
appealing architectural design, site design, scale and massing, and
landscaping design features consistent with the City’s ordinance.
Economic Development Element
• Goal ED-1: A mix of land uses and development incentives that work to
retain existing business and attract new enterprises that generate tax
revenues and high-quality jobs
• Goal ED-3: A strong commercial and industrial economic base
B. The site is physically suitable for the type and proposed density of
development.
The site is physically suitable for the new industrial building. The M-1 zone has a
Floor Area Ratio (FAR) of 0.5 which allows for a maximum floor area of 16,363
square feet for the subject site. The proposed 16,360 square feet industrial
building is in compliance with the FAR, and the proposed project complies with
the required parking as well as all the other zoning regulations
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.
The proposed project is 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.
Resolution No. 2006 – TTM 17-07 (77169) & ADR 17-01
11700 Goldring Road
December 12, 2017 – Page 5 of 9
D. The design of the subdivision or type of improvements is not likely to
cause serious public health or safety problems.
The proposal is to consolidate the 10 small legal lots into one large lot to
accommodate the new development. The construction of the 16,360 square foot
industrial building is being done in compliance with Building and Fire Codes and
all other applicable regulations. The proposed 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).
The proposed design of the subdivision or the type of improvements does not
conflict with any 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.
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.
The proposed 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.
The design of the proposed subdivision complies with the M-1 (Light Industrial)
Development Standards of the City’s Development Code. All the improvements
required for the site will comply with the regulations in the City’s Development
Code.
Resolution No. 2006 – TTM 17-07 (77169) & ADR 17-01
11700 Goldring Road
December 12, 2017 – Page 6 of 9
Architectural Design Review
The massing, scale, quality of the design of the proposed development, quality of
design, and the proposed landscaping is consistent or superior to that of other
developments in the area. The Contemporary style will complement the other newer
developments along Goldring Road. The proposal is consistent with the City’s
Commercial and Industrial 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, Development
Services Director, Fire Marshal, and Public Works Services Director, or their respective
designees.
ENVIRONMENTAL ASSESSMENT
If it is determined that no significant physical alterations to the site is necessary, then
this project, as a minor alteration in land use limitations and construction of an in-fill
development project, qualifies as a Class 5 and 32 Categorical Exemption per the
provisions of the California Environmental Quality Act (CEQA) pursuant to Section
15305 and 15332 of the CEQA Guidelines. Refer to Attachment No. 5 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 that are located within 300 feet of the subject property on November 30,
2017. As of December 7, 2017, staff did not receive any comments or concerns regarding
this project.
RECOMMENDATION
It is recommended that the Planning Commission approve Tentative Tract Map No.
TTM 17-07 (77169) and Architectural Design Review No. ADR 17-01, subject to the
following conditions, and find that the project is Categorically Exempt from the California
Environmental Quality Act (CEQA), and adopt Resolution No. 2006:
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
TTM 17-07 (77169) and ADR 17-01, subject to the approval of the Development
Services Director, or designee.
2. 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 Development Services Director, or designee.
3. The owner/applicant shall remove and replace the existing curb, gutter, and
sidewalk along Goldring Road from property line to property line.
Resolution No. 2006 – TTM 17-07 (77169) & ADR 17-01
11700 Goldring Road
December 12, 2017 – Page 7 of 9
4. The owner/applicant shall remove and replace the existing curb and gutter along
Randolph Street from property line to property line.
5. The owner/applicant shall construct new driveway approaches per the City of
Arcadia standard.
6. The owner/applicant shall dedicate five feet along Goldring Road to the City of
Arcadia from property line to property line for streets and highway purposes to
create in a 30’-0” wide right-of-way measured from the centerline of the street..
7. A Final Map Application shall be filed and approved by the City prior to the
issuance of a building permit. The applicant/property owner shall pay the following
fees prior to the approval of the Final Map: Map fee of $100 and Final approval fee
of $25 for a total of $125.
8. Prior to approval of the Final Map, the owner/applicant shall submit to the City
Engineer for approval a separate demolition and erosion control plan prepared by
a registered civil engineer.
9. The owner/applicant shall provide calculations prepared by a licensed Civil or
Mechanical Engineer to verify the required water service size prior to the issuance
of a building permit.
10. A separate water service lateral and meter shall be required for the structure and
irrigation uses. Backflow protection shall be an approved reduced backflow
preventer.
11. A Water Meter Clearance Application, filed with the Public Works Services
Department, shall be required prior to issuance of a building permit.
12. New water service installation shall be by the owner/applicant. 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.
13. The owner/applicant shall utilize the existing sewer lateral if possible.
14. If any drainage fixture is lower than the elevation of the next upstream manhole
cover (815MH013), an approved type of backwater valve is required to be installed
on the sewer lateral behind the property line.
15. The owner/applicant shall plant two (2), 36” box Evergreen Pear trees in parkway
area along Goldring Road. Irrigation shall be provided to the trees. The planting
location of the trees shall be subject to review and approval by Public Works
Services Director, or designee.
16. The owner/applicant 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.
17. Fire protection requirements shall be as stipulated by the Arcadia Fire Department
and conform to Arcadia Standard Plan. A separate fire service with Double Check
Detector Assembly (DCDA) shall be installed for each fire service required.
Resolution No. 2006 – TTM 17-07 (77169) & ADR 17-01
11700 Goldring Road
December 12, 2017 – Page 8 of 9
18. The new structure shall be fully fire sprinklered per the City of Arcadia Fire
Department Commercial Sprinkler Standard.
19. The owner/applicant shall submit a high piled combustible storage permit which is
subject to review and approval by the Fire Marshal, or designee, prior to a
certificate of occupancy being issued.
20. Knox boxes with keys shall be provided for access to restricted areas. .
21. The project shall comply with the current California Building Code.
22. 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, environmental regulation compliance, including National Pollutant
Discharge Elimination System (NPDES) measures to the satisfaction of the
Building Official, Fire Marshal, Public Works Services Director, City Engineer, 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 owner/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.
24. Approval of TTM 17-07 (77169) and ADR 17-01 shall not take effect unless on or
before 30 calendar days after the Planning Commission adoption of the
Resolution, the applicant and 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 17-07 (77169) and Architectural Design
Review No. ADR 17-01, state that the proposal satisfies the requisite findings, and
adopt the attached Resolution No. 2006 that incorporates the requisite environmental,
Resolution No. 2006 – TTM 17-07 (77169) & ADR 17-01
11700 Goldring Road
December 12, 2017 – Page 9 of 9
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 17-07
(77169) and Architectural Design Review No. ADR 17-01, 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 December 12, 2017, 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. 2006
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Tentative Tract Map No. TTM 17-07 (77169)
Attachment No. 4: Proposed Architectural Plans
Attachment No. 5: Preliminary Exemption Assessment
Attachment No. 1
Attachment No. 1
Resolution No. 2006
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
Yes
N/A
Property Characteristics
Zoning: M-1
General Plan: I
Lot Area (sq ft): 32,725
Main Structure / Unit (sq. ft.):
Year Built:
Number of Units: 0
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: 11700 Goldring Road
Parcel Numbers: 8532-018-005 and 8532-018-011
Property Owner(s): KLYT LLC C/O TRUDI LEUNG
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 07-Dec-2017
Page 1 of 1
Photo of the subject property, 11700 Goldring Road, from Goldring Road (APN Nos. 8532 -018-005 and 8532-018-011)
Photo of the subject property, 11700 Goldring Road, from Randolph Street (APN Nos. 8532-018-005 and 8532-018-011)
Photo of neighboring property to the northwest, 11639 Goldring Road
Photo of neighboring property to the north, 11688 Clark Street
Photo of neighboring property to the northeast, 11725 Goldring Road
Photo of neighboring property to the east, 11728 Goldring Road
Photo of neighboring property to the west, 11680 Goldring Road
Attachment No. 3
Attachment No. 3
Tentative Tract Map No. TTM 17-07
(77169)
Attachment No. 4
Attachment No. 4
Proposed Architectural Plans
WAREHOUSESheet TitlePROJECT:DrawnScaleDateSheetFILE NO.BEN LUNDGREN AND ASSOCIATESPREPARED BY: 1" = 10' - 0"B.L. 11700 GOLDRING ROADSAN MARINO, CALIFORNIA 911082605 FAIRFIELD PLACETEL: (626) 535-9544 FAX: (626) 535-9534REVISIONS: L - 1 ARCADIA, CALIFORNIA3122PLANT LEGEND1" = 10'-0"NORTHCONCEPTUALPLANTING PLAN 3 - 07 - 17VICINITY MAPCONCRETE PAVERS:"OLSEN" 12 X 12 SLATE COLOR.DIAGONAL STACKED BOND16" X 16" DIAGONAL SLATETILE11 - 01 - 17
Attachment No. 5
Attachment No. 5
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 17-07 (77169) and Architectural
Design Review No. ADR 17-01, to combine 10 legal lots that
exists on the subject properties into one lot to accommodate a
new, two-story 16,360 square-foot industrial building with
incidental office space
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):
11700 Goldring Road APNS: 8532-018-005 and 8532-018-011
(between Peck Road and Kardashian Avenue)
3. Entity or person undertaking
project:
A.
B. Other (Private) Archfield Inc. Architects
(1) Name Leo Wu
(2) Address 1500 Garfield Avenue
San Marino, CA 91108
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: Section 15305 and 15332 (Class 5 and 32, minor
alteration in land use limitations and construction of
an in-fill development project)
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: November 13, 2017 Staff: Jordan Chamberlin, Associate Planner