HomeMy WebLinkAbout2024RESOLUTION NO. 2024
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING SITE PLAN AND DESIGN
REVIEW NO. ADR 18-03 AND A CATEGORICAL EXEMPTION UNDER
THE CALIFORNIIA ENVIRONMENTAL QUALITY ACT ("CEQA") FOR A
FOUR-STORY COMMERCIAL DEVELOPMENT AND PARKING
STRUCTURE AT 288 N. SANTA ANITA AVENUE
WHEREAS, on April 3, 2018, an application for Site Plan and Design Review No
ADR 18-03 was filed by Scales Lab Architects ("Applicant") to build a new four-story
commercial building with 7,160 square feet of ground floor restaurant, parking on the
second and third story, and 14,000 square feet of medical office and 10,000 square feet
of general office on the fourth floor, and 3,455 square foot open roof deck at 288 N.
Santa Anita Avenue (the 'Project'); and
WHEREAS, on January 21, 2019, Planning Services completed an
environmental assessment for the Project in accordance with the California
Environmental Quality Act ("CEQA") and determined that the Project is exempt under
CEQA Section 15061(b)(3) of the CEQA Guidelines (Review for Exemption) because
the Project has no potential to cause a significant effect on the environment, and
qualifies as a Class 32 Categorical Exemption as an in -fill development project per
CEQA Section 15332; and
WHEREAS, on February 12, 2019, a duly noticed public hearing was held before
the Planning Commission on said application, at which time all interested persons were
given full opportunity to be heard and to present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, HEREBY RESOLVES AS FOLLOWS:
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SECTION 1. The factual data submitted by the Community Development
Division in the staff report dated February 12, 2018 are true and correct.
SECTION 2. This Commission finds that based upon the entire record,
pursuant to Section 9107.09.050 of the Development Code, all of the following findings
can be made.
A. The proposed development will be allowed within the subject zone.
FACT: The proposed project is a permitted use and complies with all
development standards of the Downtown Mixed Use (DMU) zone. The proposed project
which consists of general office, medical office, and restaurant (with no alcohol sales
and/or late hours) are permitted by -right uses in the DMU zone. The proposed project
meets the parking requirements of the Development Code and provides a surplus of 20
additional parking spaces. Therefore, the proposed development is allowed within the
subject zone.
B. The proposed development will be in compliance with all of the applicable
criteria identified below:
a. Compliance with the Site Plan and Design Review Section, this
Development Code, and all other applicable City regulations and policies,
b. Efficient site layout and design;
c. Compatibility with neighboring properties and developments;
d. Efficiency and safety of public access and parking;
e. The arrangement and relationship of proposed structures and signs to one
another and to other developments in the vicinity and whether the
relationship is harmonious and based on good standards of design;
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f. The compatibility in scale and aesthetic treatment of proposed structures
with public areas;
g. The adequacy of proposed driveways, landscaping, parking spaces,
potential on-site and off-site parking and traffic impacts and other potential
impacts upon the environment;
h. Appropriate open space and use of water efficient landscaping;
i. Consistency with the General Plan and any applicable specific plan; and
j. Consistency with any adopted Design Guidelines, policies, and standards.
FACT: The proposed project complies with all applicable standards of the DMU
zone and has efficient site layout. Vehicular access is convenient and safe on both St.
Joseph Street and Santa Anita Avenue. Parking on ground floor, second, and third story
is well hidden from public view from the street. The building's height and scale is
appropriate for the scale of Santa Anita Avenue, which is a primary commercial corridor
within the City that the General Plan has envisioned for a premier office corridor. Santa
Anita has several tall buildings including the Rusnak car dealership, the Arroyo Pacific
Academy, and an eight -story office building at 150 N. Santa Anita Avenue. See photos
of surrounding properties. New proposed projects along Santa Anita Avenue are
designed with modern elements and appeal. The proposed development is also
consistent with the General Plan in that it helps to achieve the following policies:
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 -10.5 "Encourage the transformation of Santa Anita Avenue into a
premier office corridor by offering incentives for development while at the same time
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requiring the high-quality amenities that will attract the kinds of businesses the City
would like to see."
The proposed medical office, general office, and restaurant space are valuable
additions to the downtown and Santa Anita Avenue corridor. Its proximity to the Gold
Line station and ground floor restaurants will contribute to revitalizing the Santa Anita
Avenue corridor. The proposed development is also consistent with the design
guidelines of the City Center Design Plan and Design Guidelines for Commercial and
Industrial Uses.
C. The proposed development will be in keeping with the character of the
neighborhood, in terms of the structure(s) general appearance.
FACT: Santa Anita Avenue is a major commercial corridor of the City and a
gateway from the 210 freeway to the downtown core. The corridor has a mix of multi-
level buildings and is in transition to higher densities. Several buildings along the
corridor are multi -story including an eight story office building on the northwest corner of
Santa Clara Street Santa Anita Avenue. Santa Anita Avenue is 105 feet in width and
provides the range for larger scale development. In addition to larger buildings and
higher densities, the corridor is also transitioning into developments with more modern
design using modern and high-quality materials. The proposed project incorporates the
use of aluminum members to look like wooden beams, glass, concrete, and travertine to
wrap the building. The proposed development will be in keeping with the character and
scale of the neighborhood.
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D. The proposed development will not be detrimental to the harmonious and
orderly growth of the City.
FACT: The development is harmonious with the orderly growth of the City
because it is transforming a vacant lot that had been under-utilized for many years into
a commercial building that contribute to the growth goals of the City. The development
creates an identifiable street corner with vibrant ground floor restaurants and expands
commercial and business opportunities for the City.
SECTION 3. For the foregoing reasons the Planning Commission determines
that the Project is Categorically Exempt per Class 32, Section 15332 of the California
Environmental Quality Act (CEQA) Guidelines, and approves Architectural Design
Review No. ADR 18-03 to build a four-story commercial building and parking garage at
288 N. Santa Anita Avenue, subject to the conditions of approval attached hereto.
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
Passed, approved and adopted this 121h day of February, 2019.
ATTEST:
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Lisa L. FI r s
Secretary
APPROVED AS TO FORM:
Stephen P. Deitsch
City Attorney
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Brad Thompson
Chairman, Planning Commission
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) §:
CITY OF ARCADIA )
I, Lisa Flores, Secretary of the Planning Commission of the City of Arcadia, hereby
certify that the foregoing Resolution No. 2024 was passed and adopted by the Planning
Commission of the City of Arcadia, signed by the Chair and attested to by the Secretary at
a regular meeting of said Planning Commission held on the 12th day of February, 2019,
and that said Resolution was adopted by the following vote, to wit:
AYES: Chair Thompson, Vice Chair Lewis, and Commissioners Chan and Wilander
NOES: None
ABSENT: Commissioner Lin
( -A
Lisa L. Flores
Secretary of the anning Commission
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RESOLUTION NO. 2024
Conditions of Approval
1. 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 Development
Services Director, or their designees. 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, and shall
include, but shall not be limited to the following:
a. Owner/applicant shall coordinate with Public Works Services on
replacement or protection of street trees
b. Owner/applicant shall dedicate a corner cut off on the corner of St. Joseph
Street and Santa Anita Avenue, and two feet of the property along Santa
Anita Avenue for street and sidewalk purposes.
c. The proposed development will require an LID plan and shall comply with
the Los Angeles County Department of Public Works 2014 LID standard
Manual. Must show the selected measures on the grading plan.
d. The applicant/property owner shall provide calculations to determine the
maximum domestic water demand for commercial and fire services in order
to verify the water service size required for this project. The calculations
shall be submitted to the Public Works Services Department prior to
issuance of any permits.
e. New water service, if necessary, shall be installed by the applicant/property
owner. Installation shall be to the specifications of the Public Works
Services Department, Engineering Division. Abandonment of the existing
water service, if necessary, shall be completed by the applicant/property
owner, according to Public Works Services Department specifications.
f. The applicant/property owner shall install separate water services and
meters and/or sub -meters for commercial uses, and landscape irrigation
purposes.
g. A separate landscape meter is required for common area landscape
irrigation. The backflow preventer on the common area irrigation shall be
the Reduce Pressure Backflow Assembly type as approved by the Public
Works Services Director, or designee.
h. A Water Meter Permit Application shall be submitted to the Public Works
Services Department prior to permit issuance.
i. The proposed project will be tied -in to the sewer main on Santa Anita Ave.
which is capable of serving demands typical to the proposed development.
j. Developer shall utilize existing sewer lateral if possible.
k. If any drainage fixture elevation is lower than the elevation of next
upstream manhole cover (499.51'), an approved type of backwater valve is
required to be installed on the lateral behind the property line.
2. Prior to issuance of a building permit the developer shall either construct or post
security for the following required items:
a. Owner/applicant shall install an ADA curb ramp on the corner of Santa
Anita Avenue and St. Joseph Street.
b. Owner/applicant shall remove and replace curb, gutter and sidewalk from
property line to property line along property frontage per City of Arcadia
Standards prior to obtaining final occupancy.
c. Owner/applicant shall remove and replace driveway approach per City of
Arcadia Standards prior to obtaining final occupancy.
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3. The proposed project is subject to Low Impact Development (LID) requirements.
The owner shall integrate LID strategies in the site design. These strategies
include using infiltration trenches, bioretention planter boxes, roof drains
connected to a landscaped area, pervious concrete/paver, etc.
4. An automatic fire -sprinkler system per the City of Arcadia Fire Department
Standard shall be installed by the owner to the satisfaction of the City Fire
Marshal or designee. The sprinkler system shall be fully monitored, and
audio/visual devices shall be provided on all floors.
5. The applicant/property owner shall submit to the City Engineer a Grading Plan
prepared by a registered civil engineer, which is subject to the approval of the City
Engineer or designee prior to issuance of a building permit.
6. Fire extinguishers of the 2A:1OBC type shall be provided on all floors prior to the
issuance of the first Certificate of Occupancy.
7. The owner/applicant shall provide trash collection services as often as necessary
to ensure that there is no buildup of trash on the site or within the building. Trash
placement outside of an unauthorized trash container is prohibited. Storage of
trash bins or trash or recycling containers outside of the building for more than 18
hours is prohibited.
8. All outdoor dining shall be reviewed in separate applications per Planning Division
requirements.
9. 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
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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.
10. Approval of ADR 18-03 shall not be of effect unless on or before 30 calendar days
after approval of this project, the property owner/applicant has 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.
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