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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: 1 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; z 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 3 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. a 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: r�� Lisa L. FI r s Secretary APPROVED AS TO FORM: Stephen P. Deitsch City Attorney 3 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 0 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. 9 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 In 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. 10