HomeMy WebLinkAboutItem No. 3_ MUP 19-01, TTM 18-06, and ADR 16-25 405 S. 1st AveDATE: February 12, 2019
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Vanessa Quiroz, Associate Planner
SUBJECT: MINOR USE PERMIT NO. MUP 19-01, A TENTATIVE TRACT MAP NO.
TTM 18-06 (82513), AND SITE PLAN AND DESIGN REVIEW NO. ADR
16-25 FOR A NEW MIXED-USE DEVELOPMENT WITH A
CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (“CEQA”) AT 405 S. FIRST AVENUE
Recommendation: Adopt Resolution No. 2026
SUMMARY
The applicant, First Arch LLC., is requesting approval of Minor Use Permit No. MUP 19-
01, Tentative Tract Map No. TTM 18-06 (82513), and Site Plan and Design Review No.
ADR 16-25 for a mixed-use development that consists of 585 square feet of ground
floor retail with four (4) residential condominium units at 405 S. First Avenue. The
proposed development and subdivision are consistent with the City’s General Plan,
Development Code, and Subdivision Code. As an infill development project, the
proposed development qualifies for a Categorical Exemption under the California
Environmental Quality Act (CEQA) Section 15332. It is recommended that the Planning
Commission approve MUP 19-01, TTM 18-06 (82513), and ADR 16-25, subject to the
conditions listed in this staff report, and adopt Resolution No. 2026 – refer to
Attachment No. 1.
BACKGROUND
The subject property is an 8,346 square foot, interior lot, zoned Mixed Use (MU) with a
General Plan Land Use Designation of Mixed Use. The property is located along the S.
First Avenue commercial corridor just south of the Arcadia Downtown area between
Diamond Street and El Dorado Street. The site is surrounded by commercial properties
zoned Mixed-Use (MU) along S. First Ave and multiple-family residences to the west
zoned R-3 – High Density Residential Zone – refer Attachment No. 2 for an Aerial photo
with Zoning Information and Photos of the Subject Property and Vicinity. The site is
currently developed with two detached residential units that were built in 1925. The
Certificate of Demolition for the subject property was approved on June 25, 2015,
however the buildings have not yet been demolished.
Resolution No. 2026
MUP 19-01, TTM 18-06 (82513), & ADR 16-25
405 S. 1st Ave
February 12, 2019– Page 2 of 11
As part of the new development, a 10 foot dedication will be granted to the City for
sidewalk purposes. As a result, the size of the lot will go from 8,346 square feet to 7,796
square feet, but even at the reduced lot size, the proposed project still complies with all
the development standards and minimum density.
PROPOSAL
The proposed project consists of a three-story, Contemporary-style, mixed–use
development with four (4) residential units on the upper two floors and a 585 square foot
ground floor retail area that fronts S. First Avenue. Each residential unit is two-stories
tall with three (3) bedrooms and three (3) bathrooms. The sizes of the residential units
range from 1,601 to 1,700 square feet. Each unit will have a private balcony to comply
with the open space requirement – refer to Attachment No. 3 for the Proposed
Architectural Plans and Attachment No. 4 for the Tentative Tract Map.
The proposed mixed-use project is in compliance with the density of 30 dwelling units
per acre and maximum Floor Area Ratio (FAR) of 1.0 for nonresidential development. At
a size of 585 square feet, the retail spaces only equates to about 7% of the maximum
FAR permitted.
The parking lot area for both the residences and commercial space is located on the
ground level behind the retail unit with vehicular access from S. First Avenue. A total of
nine (9) parking spaces will be provided for the project: six (6) parking spaces for the
four (4) residential units, as 1.5 parking spaces are required for each residential unit,
and three (3) parking spaces for the 585 square foot retail space , as one (1) parking
space is required for every 200 square feet of retail space. While the commercial area is
designated for a retail business, it is possible that a small restaurant to occupy this
space as both uses have the same off -street parking requirement. The required guest
parking spaces for the residential uses may also be provided through the required
commercial parking. This was to provide flexibility since some of the small lots within the
Mixed-Use zone cannot comply with this requirement, and yet build a mixed-use project.
Figure 1. Proposed Site Plan/Ground floor
N
Resolution No. 2026
MUP 19-01, TTM 18-06 (82513), & ADR 16-25
405 S. 1st Ave
February 12, 2019– Page 3 of 11
Given that this site is narrow in width and only approximately 140 feet long, the lot does
not have sufficient space to accommodate an additional parking space without resulting
in an additional parking level or further reducing the size of the commercial space on the
ground floor which would be detrimental to the feasibility of the mixed-use project.
Therefore, the flexibility provided under the Code is warranted for this project. Thus, the
required guest parking space of one (1) guest parking space for every three (3)
residential units, will be provided through the designated commercial parking spaces.
Because the project only requires six (6) parking spaces for the residential units, the
parking distribution for the residential units shall be assigned under the recorded
Covenants, Conditions, and Restrictions (CC&Rs). Each parking space will be clearly
marked and enforced by the property manager.
The building has an overall height of 39’-0”, which does not exceed the maximum height
limit of 40’-0”. The project complies with all of the development standards. Since there
are exterior stairwells and an open deck less than 10 feet away from the properly line
along the northern side of the property, a fire rated wall is required by the California
Building Code to help prevent the spreading of fire to the adjacent building. At its
highest point, the wall will stand at approximately 23 feet in height to shield the open
deck and stairwells areas as required by Building Code. The wall will not be visible from
First Ave and will be attached to the building.
ANALYSIS
The Code requires a Minor Use Permit (MUP) for a mixed-use development within the
Mixed-use Zone. The purpose of the MUP is to ensure that the mixed-use project is
compatible with the surrounding uses and that it provides an active pedestrian
environment with commercial uses located along street frontages with development of
the ground floor to be limited to commercial uses. The goal of the MU Zoning is to
provide opportunities for commercial and residential mixed-use development that
integrate activity without creating conflict and activate the streetscape.
Since its initial submittal, the project went through multiple reviews and iteration to
ensure the project complied with Code and was deemed compatible with the
surrounding properties. Additionally, staff encouraged the property owner to work with
the owner next door at 401 S. First Avenue, to possibly utilize their existing driveway
that is located off of Diamond Street to provide ingress/egress onto the subject property
and create more commercial space along the street frontage to activate the streetscape,
but the owners were not receptive to this idea.
The proposed project respects the scale of the surrounding buildings and enhances the
commercial corridor along S. First Avenue. The mixed-use project provides additional
housing options and commercial use to create a vibrant area along First Avenue. The
project will also be compatible with the surrounding uses as there are two existing
mixed use development on First Avenue, and another new mixed use development that
is under construction just south of this site at 56 E. Duarte Road.
Resolution No. 2026
MUP 19-01, TTM 18-06 (82513), & ADR 16-25
405 S. 1st Ave
February 12, 2019– Page 4 of 11
In terms of the architectural design, the Contemporary-style building is the appropriate
style along this street as there are other modern style looking commercial bu ildings -
refer to the image below and Attachment No. 3. The design contains a mixture of
materials commonly found in the Contemporary style such as dark wooden panels,
metal awnings, and decorative metal designs as well as vertical and horizontal wall
planes. The design contains a wooden panel that emphasize s the front façade and
commercial unit, and helps to break up the visual mass of the building from the street
view that will create visual interest and texturing of the façade . The residential units on
the upper two floors consist of white and tan colored stucco with sections of wooden
panels along the sides to highly the architectural style. The project was designed to
activate the street frontage by orienting the retail store toward First Avenue to increase
connectivity to the street and enhance the pedestrian experience which is in keeping
with the City’s Design Guidelines and the goals and policies of the Arcadia General
Plan.
The proposal is to also subdivide the airspace through the Tentative Tract Map – refer
to Attachment No. 4 for the Tentative Tract Map. The proposed subdivision complies
with the subdivision regulations of the Arcadia Municipal Code and the State
Subdivision Map Act. The proposed mixed-use condominium 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.
Figure 2. Proposed front elevation
Figure 2. Color rendering of front and side elevations.
Resolution No. 2026
MUP 19-01, TTM 18-06 (82513), & ADR 16-25
405 S. 1st Ave
February 12, 2019– Page 5 of 11
FINDINGS
Minor Use Permit
Pursuant to Development Code Section 9107.09.050, a Minor Use Permit may be
approved for the mixed-use project if all of the following prerequisite conditions are
satisfied:
1. That the granting of such Minor Use Permit is consistent with the
comprehensive General Plan and any applicable specific plan.
Facts in Support of the Finding: Approval of the Minor Use Permit for a mixed-
use project in the MU zone is guided by the policies and vision of the Arcadia
General Plan to provide opportunities for retail commercial businesses and
residential uses along the S. First Ave commercial corridor. The mixed-use
project is consistent with the following General Plan goals and policies:
Land Use and Community Design Element and Housing 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.
Policy LU-6.5: Where mixed use is permitted, promote commercial uses
that are complementary to adjacent residential uses.
Policy LU-11: Promote an economically vibrant neighborhood with a mix of
residential and commercial uses along First Avenue
Policy H-2.5: Promote commercial/residential mixed use developments in
Downtown Arcadia and along First Avenue and Live Oak Avenue.
2. That, subject to the granting of a Minor Use Permit, the use proposed is
allowed within the applicable zone and complies with all other applicable
provisions of the Development Code and Municipal Code.
Facts in Support of the Finding: The zoning of the site is Mixed Use (MU) and
the Arcadia Development Code Section 9102.05.020 allows residential units
subject to a Minor Use Permit. The MU zone is intended to provide opportunities
for commercial and residential mixed-use development that integrate activity
without creating conflict. The proposed mixed-use development is in compliance
with the density requirements and all applicable development standards , as well
as the proposed uses within the commercial space. Therefore, the proposed use
will be in compliance all applicable provisions of the Development Code.
3. That the design, location, size, and operating characteristics of the
proposed activity will be compatible with the existing and future land uses
in the vicinity.
Resolution No. 2026
MUP 19-01, TTM 18-06 (82513), & ADR 16-25
405 S. 1st Ave
February 12, 2019– Page 6 of 11
Facts in Support of the Finding: The proposed mixed-use development will
provide for new opportunities along this corridor zoned for mixed-use
development. The mixed-use project will be harmonious with the existing
surrounding uses of both residential and commercial development as well as an
existing mixed-use development along S. First Ave. Therefore, the design,
location, scale, and operating characteristic of the mixed -use project will be
compatible with the existing and future land uses in the vicinity.
4. That the site is physically suitable in terms of its design, location, shape,
size, and operating characteristics of the proposed use in order to
accommodate the use, and all fences, landscaping, loading, parking
spaces, walls, yards, and other features required to adjust the use with the
land and uses in the neighborhood; streets and highways are adequate in
width and pavement type to accommodate public an emergency vehicle
(e.g., fire and medical) access; public protection, and provisions of utilities.
Facts in Support of the Finding: The mixed-use project complies with all
related zoning requirements as set fo rth in the Development Code and all
applicable regulations and requirements set forth by various City Departments.
The total number of parking spaces for this project complies with the City’s
parking requirements. The site can be adequately served by all the required
utilities and public services. Therefore, the project site is adequate in size and
shape to accommodate the proposed mixed-use development.
5. That the type, density, and intensity of use proposed will not adversely
affect the public convenience, health, interest, safety, or general welfare,
constitute a nuisance, or be materially injurious to the improvements,
persons, property, or uses in the vicinity and zone in which the property is
located.
Facts in Support of the Finding: The proposed mixed-use development will not
adversely affect the public convenience, health, interest, safety, or general
welfare of the surrounding properties and uses. The project does not require any
modifications and is in compliance with all of the development standards and
permitted uses in the Mixed-use zone. The construction of the mixed-use project
will meet all Building and Fire Codes, and all other applicable regulations.
Tentative Tract Map
The proposal for mixed-use condominium development requires that they be subdivided
through the Tentative Tract Map process – see Attachment No. 4 for the Tentative Tract
Map No. TTM 18-06 (82513). The proposed subdivision complies with the subdivision
regulations of the Arcadia Municipal Code and the State Subdivision Map Act, and the
California Regional Water Quality Control Board requirements. The following findings
are required for approval of a Tentative Tract Map:
Resolution No. 2026
MUP 19-01, TTM 18-06 (82513), & ADR 16-25
405 S. 1st Ave
February 12, 2019– Page 7 of 11
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: The proposed map and subdivision design are
in conformance with all of the provisions under the Subdivision Division of the
Development Code. The site is physically suitable for the type of development,
and the architectural design for the building respects the scale and character of
the S. First Avenue commercial corridor as well as the multifamily residences to
the west of this site. Approval of the proposed mixed-use development is
consistent with the Mixed-Use General Plan Land Use Designation and the
Mixed-use (MU) zoning of the site.
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 mixed-
use development. The Mixed-use (MU) zone allows both residential and
commercial uses on the site. Both uses are in compliance with the underlining
density and maximum floor area ratio requirements. The proposed mixed-use
project is in compliance with applicable development standards. There are no
physical impediments to the development of this site for residential and
commercial condominium development.
C. The design of the subdivision and the proposed improvements are not
likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat.
Facts in Support of the Finding: The proposed tentative tract map is for a
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 subd ivided. The construction
of the mixed-use project 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
Resolution No. 2026
MUP 19-01, TTM 18-06 (82513), & ADR 16-25
405 S. 1st Ave
February 12, 2019– Page 8 of 11
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. Moreover, a 10 feet dedication shall be provided to the City of
Arcadia for proper utilization of the parkway area for utilities and pedestrian
access. 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.
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. 2026
MUP 19-01, TTM 18-06 (82513), & ADR 16-25
405 S. 1st Ave
February 12, 2019– Page 9 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 (CE QA) 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 located within 300 feet of the subject property on January 31, 2019. As
of February 8, 2019, no comments were received regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission approve Minor Use Permit No. 19-01,
Tentative Tract Map No. TTM 18-06 (82315), and Site Plan and Design Review No.
ADR 16-25, subject to the following conditions, and find that the project is Categorically
Exempt from the California Environmental Quality Act (CEQ A), and adopt Resolution
No. 2026, 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
Minor Use Permit No. MUP 19-01, Tentative Tract Map No. TTM 18-06 (82513)
and Site Plan and Design Review No. ADR 16-25, subject to the approval of the
Planning & Community Development Administrator or designee.
2. A 10’-0” wide dedication from property line to property line along S. First Avenue
shall be granted to the City of Arcadia for sidewalk purposes to create a 40’-0”
wide right of way measured from the centerline of the street. The entire 10’-0” wide
parkway shall be sidewalk.
3. The applicant/property owner shall be required to pay a $100 Map fee and $25
Final Map Approval fee prior to the approval of the Tract Map.
4. Prior to the demolition of the existing structures, 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.
5. The applicant/property owner shall remove and replace the existing sidewalk, curb,
and gutter along S. First Ave from property line to property line.
6. The applicant/property owner shall construct a new sidewalk along S. First Avenue
from property line to property line.
7. The applicant/property owner shall construct the new driveway approach per the
City of Arcadia standard.
Resolution No. 2026
MUP 19-01, TTM 18-06 (82513), & ADR 16-25
405 S. 1st Ave
February 12, 2019– Page 10 of 11
8. The applicant/property owner shall submit a Grading Plan prepared by a registered
Civil Engineer subject to the approval of the City Engineer prior to the issuance of
a building permit.
9. The applicant/property owner shall submit a Low Impact Development (LID) Plan
for review and approval by the City Engineer prior to the issuance of a building
permit.
10. 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.
11. The applicant/property owner shall provide separate water and meters for specific
residential, commercial, and irrigation use. A backflow protection shall be installed
for irrigation and commercial services.
12. A Water Meter Clearance Application, filed with the Public Works Services
Department, shall be required prior to permit issuance.
13. 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 wate r services, if necessary, shall
be by the Developer, according to Public Works Services Department, Engineering
Division specifications.
14. The applicant/property owner shall utilize the existing sewer lateral if possible.
15. If any drainage fixture is lower than the elevation of the next upstream manhole
cover (461.79'), an approved type of backwater valve is required to be installed on
the sewer lateral behind the property line.
16. 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 .
17. A knox box shall be provided at an approved location. Knox switches shall be
provided for any automatic vehicular gates.
18. The building shall be fully fire sprinklered per the City of Arcadia Fire Department
Commercial Sprinkler Standard. The first floor commercial occupancies shall be
provided with a segregated system to ensure the remainder of the building is
protected during tenant improvements.
19. The applicant/property owner shall provide a minimum 2A:10BC fire extinguishers
in the basement garage level and on the first floor.
Resolution No. 2026
MUP 19-01, TTM 18-06 (82513), & ADR 16-25
405 S. 1st Ave
February 12, 2019– Page 11 of 11
20. The applicant/property owner shall install illuminated exit signage and emergency
lighting for the parking area.
21. 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 faciliti es, 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.
22. 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/o r 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.
23. Approval of MUP 19-01, TTM 18-06 (82513), and ADR 16-25 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 Minor Use Permit No. MUP 19-01, Tentative Tract Map No. TTM 18-
06 (82513), and Site Plan and Design Review No. ADR 16-25, state that the proposal
satisfies the requisite findings, and adopt the attached Resolution No. 2026 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.
Resolution No. 2026
MUP 19-01, TTM 18-06 (82513), & ADR 16-25
405 S. 1st Ave
February 12, 2019– Page 12 of 11
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 Minor Use Permit No. 19-01,
Tentative Tract Map No. TTM 18-06 (82513), and Site Plan and Design Review No.
ADR 16-25, 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 February 12, 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. 2026
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Proposed Architectural Plans
Attachment No. 4: Tentative Tract Map No. TTM 18-06 (82513)
Attachment No. 5: Preliminary Exemption Assessment
Attachment No. 1
Resolution No. 2026
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
Yes
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
MU
Number of Units:
MU
Property Characteristics
1925
896
0
QIAN,DAVY AND LU,NICOLE
Site Address:405 S 1ST AVE
Parcel Number:5779-001-019
N/A
Zoning:
General Plan:
Yes
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 25-Jan-2019
Page 1 of 1
Subject site at 405 S. 1st Avenue
Subject site at 405 S. 1st Avenue
Medical office at 409 S. 1st Avenue.
Commercial businesses to the South of the subject site.
Commercial businesses to the North of the subject site.
First Avenue Middle School to the North of the subject site.
Commercial businesses to the North-east of the subject site.
Mixed-use development at 308 S. 1st Avenue.
Commercial business across the street of the subject site.
Commercial business across the street of the subject site.
Commercial business across the street of the subject site.
Multi-family development to the West of the site.
Multi-family development to the West of the site.
Multi-family development to the West of the site.
Attachment No. 3
Proposed Architectural Plans
Attachment No. 3
Attachment No. 4
Tentative Tract Map No. TTM 18-06 (82513)
Attachment No. 4
Attachment No. 5
Preliminary Exemption Assessment
Attachment No. 5
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project: Minor Use Permit No. 19-01, Tentative Tract Map No. TTM 18-
06 (82513), and Site Plan and Design Review No. ADR 16-25
for a new mixed-use project.
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):
405 S. 1ST Ave between Diamond Street and El Dorado Street.
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name First Arch, LLC.
(2) Address 501 S. 1st Ave, Unit #F
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:
1/25/19
Staff:
Vanessa Quiroz, Associate Planner