HomeMy WebLinkAboutItem 1- MFADR 17-09 & TPM 18-03
DATE: January 8, 2019
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Vanessa Quiroz, Associate 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 1028 W. DUARTE ROAD
Recommendation: Adopt Resolution No. 2023
SUMMARY
The applicant, Philip Chan of PDS Studio, Inc., is requesting approval of a Multifamily
Architectural Design Review No. MFADR 17-09 and Tentative Parcel Map No. TPM 18-
03 (82357) for a three unit, multifamily residential condominium development at 1028
W. Duarte Road. 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 MFADR 17-09 and TPM 18-03 (82357) subject to the
conditions listed in this staff report, and adopt Resolution No. 2023 – refer to
Attachment No. 1.
BACKGROUND
The subject property is a 7,380 square foot, interior lot, zoned R-3, High Density
Multifamily Residential. The General Plan Designation is HDR – High Density
Residential. The lot is located about five houses East of the S. Sunset Blvd. and W.
Duarte Road intersection. The property is surrounded by multifamily residences to the
North, East, and South with a single-family residences to the West that are also zoned
R-3 zone – refer Attachment No. 2 for an Aerial photo with Zoning Information and
Photos of the Subject Property and Vicinity.
MFADR 17-09 & TPM 18-03 (82357)
1028 W. Duarte Road
January 8, 2019 – Page 2 of 11
The site is developed with a single-family residence with an attached one-car garage.
The Certificate of Demolition for the subject property was approved on November 11,
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.
PROPOSAL
The applicant is proposing to construct a three-unit, residential condominium
development, each with a two-car garage – refer to Attachment No. 5 for the proposed
Architectural Plans. The proposed development consists of two buildings. The front
building, Unit A, is a two-story building, while the second building to the rear consists of
two units, Unit B and C, and is three-stories tall. The architectural style of the building is
Spanish. 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.
Unit A is approximately 1,500 square feet in area and consists of three (3) bedrooms
and three (3) full baths. Units B and C are slightly larger at approximately 1,515 square
feet in area, and each unit consists of three (3) bedrooms and four (4) full baths. Each
unit has their own attached enclosed garage. All of the garages slightly exceed the
minimum width dimensions required per Code by a foot with a width of 19 feet instead
of 18 feet. As a result, each garage is 19’ x 19’ in area rather than the minimum
dimensions of 18’ x 19’. Additionally, the garages for Units B and C contain extra space
Figure 1. Proposed Site Plan
MFADR 17-09 & TPM 18-03 (82357)
1028 W. Duarte Road
January 8, 2019 – Page 3 of 11
that can be utilized for storage. The site will also have two (2) guest parking spaces,
and a bike rack for two (2) spaces.
The two-story building has an overall building height of 26’-2” and the three-story
building has an overall height of 33’-0”. A maximum of 33’-0” is allowed with a pitched
roof in the R-3 zone. All other Development Code requirements are satisfied by the
proposed design.
ANALYSIS
The proposal to subdivide the airspace for three units require a subdivision through the
Tentative Parcel Map process. The applicant is requesting to subdivide the airspace –
see Attachment No. 4 for the Tentative Parcel Map. 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 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 desert beige colored stucco, light brown colored window frames,
and blended light brown multi-dimensional s-tile roofing material. The design includes
thoughtfully placed features such as concrete window grilles, gable end vent details,
wooden window panels that elevate the selected Spanish architectural style.
The entrance of Unit A is oriented towards the street to promote connectivity which is in
keeping with the City’s Multifamily Design Guidelines and the goals and policies of the
MFADR 17-09 & TPM 18-03 (82357)
1028 W. Duarte Road
January 8, 2019 – Page 4 of 11
Arcadia General Plan. Each unit will have ample private open space with more than the
minimum requirement of 100 square feet per the Development Code. Landscaping is
proposed in the front yard area, the side property, and along the rear to help soften the
appearance of the development from neighboring properties as well as to provide
screening.
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
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 18-03 (82357). 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:
MFADR 17-09 & TPM 18-03 (82357)
1028 W. Duarte Road
January 8, 2019 – Page 5 of 11
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.
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
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
condominium purposes on 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
for the three multifamily residential units will meet all Building and Fire Codes
requirements, 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.
MFADR 17-09 & TPM 18-03 (82357)
1028 W. Duarte Road
January 8, 2019 – 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 parcel 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.
MFADR 17-09 & TPM 18-03 (82357)
1028 W. Duarte Road
January 8, 2019 – Page 7 of 11
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 existing older multifamily
developments to the North and East as well as the existing single-family residential
units to the West as the design maintains a low-profile similar to the older building in the
area. The proposal is consistent with the City’s Multifamily Residential Design
Guidelines. The project has been strategically laid out to be considerate of the
surrounding properties by placing the two-story building at the front of the site to
maintain a similar building profile as the existing older two-story, multi-family
developments to the North and East, and to help minimize the visual impact to the
single-story residence to the West. The three-story building is proposed at the rear
which is beyond the active rear yard area of the single-family home to the West and is
positioned next to the parking area of the multifamily development to the South.
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
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 December 24, 2018.
As of January 3, 2019, no comments were received regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission approve Multifamily Architectural
Design Review No. MFADR 17-09 and Tentative Parcel Map No. TPM 18-03 (82357),
subject to the following conditions, and find that the project is Categorically Exempt from
the California Environmental Quality Act (CEQA), and adopt Resolution No. 2023,
subject to the following conditions of approval:
MFADR 17-09 & TPM 18-03 (82357)
1028 W. Duarte Road
January 8, 2019 – Page 8 of 11
1. 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 Final Parcel Map.
2. Prior to the issuance of a building permit, the applicant/property owner shall
submit a separate demolition and erosion control plan prepared by a registered
Civil Engineer that shall be subject to review and the approval of the City
Engineer.
3. Prior to the approval of the Final Parcel Map, the applicant/property owner shall
either construct or post security for all public improvements to be shown on the
Final Parcel Map 82357 and the following item(s);
a) The applicant/property owner shall remove and replace the existing
sidewalk, curb and gutter along the property frontage of Duarte Road.
b) The applicant/property owner shall coordinate with Public Works Services
on replacement of street trees.
c) The applicant/property owner shall remove and replace the existing
driveway approaches with ADA access around approach. The driveway
approach shall be 1’ from the property line to top of x.
4. Prior to the approval of the Grading Plan, the applicant/property owner shall
place the sump pump discharge outlet pipe within property line frontage.
5. Prior to the issuance of a building permit, the applicant/property owner shall
submit a Grading Plan prepared by a registered Civil Engineer that shall be
subject to the review and approval of the City Engineer.
6. Prior to the issuance of a building permit, the applicant/property owner shall
submit a Standard Urban Stormwater Mitigation Plan that shall be subject to the
review and approval of the City Engineer.
7. The applicant/property owner shall file a water service application with the East
Pasadena Water Company. The installation of a new water service shall be
according to the specification of the East Pasadena Water Company.
8. The applicant/property owner shall obtain an Encroachment Permit from the City
of Arcadia Engineer Services prior to the commencement of any construction
work within the city-right-away.
9. The project shall be subject to Low Impact Development (LID) requirements. A
LID Plan shall be submitted for the review and approval of the City Engineer
prior to the issuance of a building permit.
10. The applicant/property owner shall comply with all fire protection requirements
as stipulated by the Arcadia Fire Department and shall be conformed to the
Arcadia Standard Plan.
11. The applicant/property owner shall separate the fire service from the domestic
water service with an approved back flow prevention device.
12. The applicant/property owner shall utilize the existing sewer lateral if possible.
MFADR 17-09 & TPM 18-03 (82357)
1028 W. Duarte Road
January 8, 2019 – Page 9 of 11
13. All condominium units shall require a separate water service. A meter shall be
provided for common landscape irrigation.
14. If any drainage fixture is lower than the elevation of the next upstream manhole
cover (506.82’), 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 of MFADR 17-09 and TPM 18-03 (82357) 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.
MFADR 17-09 & TPM 18-03 (82357)
1028 W. Duarte Road
January 8, 2019 – Page 10 of 11
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 17-09 and
Tentative Parcel Map No. TPM 18-03 (82357), state that the proposal satisfies the
requisite findings, and adopt the attached Resolution No. 2023 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 17-09 and Tentative Parcel Map No. TPM 18-03 (82357) 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 January 8, 2019, Planning Commission Meeting,
please contact Associate Planner, Vanessa Quiroz at (626) 574-5422, or
VQuiroz@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2023
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Historical Report, dated October 8, 2018
Attachment No. 4: Tentative Parcel Map No. TPM 18-03 (82357)
Attachment No. 5: Architectural Plans
Attachment No. 6: Preliminary Exemption Assessment
Attachment No. 1
Resolution No. 2023
Attachment No. 1
Attachment No. 2
Aerial Photo with Zoning Information
and Photos of the Subject Properties
and Vicinity
Attachment No. 2
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
1947
1,078
1
ZHANG,WENHUA
Site Address:1028 W DUARTE RD
Parcel Number:5383-001-005
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 26-Nov-2018
Page 1 of 1
Apartment complex on the North-East corner of S. Sunset Blvd. and W. Duarte Road.
Apartment complex across the street at 1033 W. Duarte Road.
Apartment complex across the street at 1031 W. Duarte Road.
Apartment complex across the street at 1023 W. Duarte Road.
Apartment complex to the East at 1022 W. Duarte Road.
Apartment complex across the street at 1011 W. Duarte Road.
Apartment complex to the East at 1012 W. Duarte Road.
Subject site at 1028 W. Duarte Road.
Single Family residence to the West at 1032 W. Duarte Road.
Single Family residence to the West at 1038 W. Duarte Road.
Attachment No. 3
Historical Report, dated October 8, 2018
Attachment No. 3
Attachment No. 4
Tentative Parcel Map No. TPM 18-03 (82357)
Attachment No. 4
Attachment No. 5
Proposed Architectural Plans
Attachment No. 5
Attachment No. 6
Preliminary Exemption Assessment
Attachment No. 6
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project: Multiple Family Architectural Design Review No. MFADR 17-09
and Tentative Parcel Map No. TPM 18-03 (82357) and 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):
1028 W. Duarte Road (The lot is located near the South-East
corner of S. Sunset Blvd. and W. Duarte Road.)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Philip Chan, 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:
11/21/18
Staff:
Vanessa Quiroz, Assistant Planner