HomeMy WebLinkAboutItem No. 2 TTM 18-05 (73061) 1222 Temple City Blvd
DATE: February 26, 2019
TO: Honorable Chairman and Planning Commission
FROM: Lisa Flores, Planning & Community Development Administrator
By: Luis Torrico, Senior Planner
SUBJECT: APPROVING TENTATIVE TRACT MAP NO. 18-05 (73061) WITH A
CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (“CEQA”) TO SUBDIVIDE THE AIR
SPACE OF AN 18,560 SQUARE FOOT PARCEL FOR A TEN
RESIDENTIAL CONDOMINIUM DEVELOPMENT LOCATED AT 1222
TEMPLE CITY BOULEVARD
Recommendation: Adopt Resolution No. 2027
SUMMARY
The applicant, Sijin Wang, on behalf of the property owner has submitted Tentative Tract
Map application No. TTM 18-05 (73061) to subdivide the airspace of an 18,560 square
foot parcel for a ten-unit residential condominium development located at 1222 Temple
City Boulevard. The map was previously approved by the Planning Commission on July
14, 2015; however, the applicant did not submit the final tract to the City within the two
(2) years and the map expired on July 25, 2017. The applicant is requesting approval of
the same map.
The proposed subdivision is consistent with the City’s General Plan, Development Code
and Subdivision Map Act. The project qualifies for a Categorical Exemption under the
California Environmental Quality Act (CEQA), as minor land divisions. It is recommended
that the Planning Commission approve TTM 18-05 (73061) subject to the conditions listed
in the attached staff report, and adopt Resolution No. 2027 (refer to Attachment No. 1).
BACKGROUND
The subject site has a total lot area of 18,560 square feet and is located in the High
Density Residential (R-3) Zone (refer to Attachment No. 2). At its July 14, 2015, the
TTM 18-05 (73061)
1222 Temple City Boulevard
February 26, 2019 – Page 2 of 7
Planning Commission approved Tentative Tract Map No. 73061 and Multifamily
Architectural Design Review No. MFADR 14-11 to allow a ten-unit residential
condominium development, which is currently under construction. The final tract map has
already been reviewed and approved by the County of Los Angeles Department of Public
Works; however, the applicant did not submit the final tract map to the City prior to the
expiration date of July 25, 2017. Before the final map can be filed with the City for
recordation, the tentative tract map needs to be re-approved. Therefore, the applicant has
resubmitted the same map for review and approval.
PROPOSAL / ANALYSIS
The request has not changed from what was previously approved. For a full background
on the project that is currently under construction, please refer to Attachment No. 3 - July
14, 2015 Planning Commission staff report. As previously approved, a two-foot portion
around the proposed driveway measuring approximately 51 square feet will be dedicated
to the City for sidewalk purposes. This will result in a net new lot size of 18,509 square
feet.
Approval of the tentative tract map will allow the applicant to move forward with the
subdivision process to create the airspace for the ten condominium units. As previously
mentioned, the County of Los Angeles has already approved the final tract map.
Therefore, the applicant will be able to submit the final tract map to the City subsequent
to the Planning Commission’s approval of this request. While the map is the same map
that was previously approved, it was re-reviewed by various City departments to ensure
compliance with current regulations, including the Subdivision Map Act.
FINDINGS
The proposal to subdivide the airspace for a ten-unit residential condominium
development requires that they be subdivided through the Tentative Map process. In
addition to complying with the Subdivision Ordinance, the following findings are required
for approval of a Tentative 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: The map proposes to subdivide the air space
for ten residential condominium units that were approved by the Planning
Commission on July 14, 2015 and are currently under construction. Approval of
the map will be consistent with the goals and intent of the site’s General Plan Land
Use designation of High Density Residential and High Density Residential (R-3)
zoning classification. Specifically, the proposed subdivision will further the General
Plan’s Land Use and Community Design Element Policy LU-1.1 by promoting new
infill and redevelopment projects that are consistent with the City’s land use and
compatible with surrounding existing uses. In addition, the project will further the
TTM 18-05 (73061)
1222 Temple City Boulevard
February 26, 2019 – Page 3 of 7
Element’s Goal LU-4 by subdividing the air space to provide for high quality and
attractive multifamily residential neighborhoods that provide ownership and rental
opportunities for people in all stages of life.
B. The site is physically suitable for the type and proposed density of
development.
Facts in Support of the Finding: The proposed map will subdivide an 18,560
square foot parcel for a ten-unit condominium development. The subject site has
a maximum density of 12 units; therefore, the subdivision will be in compliance
with the density requirements. In addition, the proposed development has been
adequately designed to fit the subject site, therefore, no impacts are anticipated
from the subdivision. Lastly, the development was approved by the Planning
Commission on July 14, 2015 and is currently under construction.
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 purpose of the subdivision is to subdivide
the air space for a ten-unit condominium development, which is currently under
construction. The subject site is located within an urbanized area and not in close
proximity to any fish or wildlife habitat. Therefore, approval of the subdivision is not
likely to 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: Approval of the tentative tract map is not likely
to cause serious public health or safety problems. The subdivision proposes to
subdivide the air space for a ten-unit condominium development, which is currently
under construction. The tentative tract map has been reviewed by various City
departments including Building Services and Fire Department to ensure
compliance with applicable regulations; therefore no impacts are anticipated.
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.
Facts in Support of the Finding: The design of the subdivision 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 proposed tentative tract
map, there are no such easements on the subject site.
TTM 18-05 (73061)
1222 Temple City Boulevard
February 26, 2019 – Page 4 of 7
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 proposed tentative tract map has been
reviewed by various City departments including the Public Works Services
department. Their review determined that no impacts are anticipated by the
subdivision and subsequent completion of the ten-unit condominium development.
In addition, the City’s existing sewer infrastructure has sufficient capacity to
adequately serve the proposed development. Lastly, the subdivision will comply
with any existing requirements specified by the California Regional Water Quality
Control Board.
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 proposed tentative tract map has been
reviewed by Building Services to ensure compliance with the California Building
Code, which includes requirements associated with heating and cooling
requirements. In addition, the condominium development for which this map is
being proposed, is currently under construction and subject to all applicable
requirement of the California Building Code.
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 tentative tract map has been designed to
comply with the regulations of the City’s Development Code, in particular with the
requirements of the High Density Residential Zone and Subdivision Ordinance.
The proposed subdivision should not be approved if the Planning Commission is unable
to make any of the above-mentioned findings.
ENVIRONMENTAL IMPACT
The proposed subdivision will subdivide the airspace for a ten-unit residential
condominium development and will consist of four of fewer parcels; will comply with the
General Plan and subject zoning, it will not require variances or exceptions; access and
services to proposed parcels will be maintained; the parcel has not been involved in the
division of a larger parcel within the past two (2) years, and the parcel does not have an
average slope of greater than 20 percent. Therefore, the subdivision is exempt under
Class 15 (Minor Land Divisions) pursuant to Section 15315 of the State California
Environmental Quality Act (CEQA) Guidelines. Refer to Attachment No. 5 for the
Preliminary Exemption Assessment.
TTM 18-05 (73061)
1222 Temple City Boulevard
February 26, 2019 – Page 5 of 7
PUBLIC COMMENTS/NOTICE
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 February 14, 2019. As
of February 22, 2019, no comments were received regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission conditionally approve Tentative Tract
Map No. 18-05 (73061) and find that the project is Categorically Exempt from the
California Environmental Quality Act (CEQA), and adopt Resolution No. 2027, subject to
the following conditions of approval:
1. Before recordation of the Final Map, the Owner/Applicant shall provide evidence to
the satisfaction of the Planning & Community Development Administrator or designee,
including written confirmation from all easement holders that the improvements to the
property will not encroach upon existing easements.
2. The Owner/Applicant will be required to pay the following fees prior to approval of the
Tract Map:
Map Fee $100.00
Final Approval Fee (1 lot @ $25.00 ea.) $ 25.00
TOTAL $125.00
3. Prior to approval of the Tract Map the Owner/Applicant shall either construct or post
security for all public improvements to be shown on the Tentative Map 73061 and the
following item(s);
a. Install new street trees per City of Arcadia Street Tree Master Plan.
b. Remove and replace curb, gutter and sidewalk from property line to property line
along Temple City Blvd.
c. Construct new driveway approach per City of Arcadia standard.
d. The Owner/Applicant shall dedicate to the City a two-foot portion of land around
the proposed driveway approach for sidewalk purposes.
4. All City requirements shall be complied with to the satisfaction of the Building Official,
City Engineer, Planning and Community Development Administrator, Public Works
Services Director, and the Fire Marshal.
5. The Owner/Applicant shall comply with all conditions of approval that is applicable to
the condominiums, as approved by the Planning Commission in Resolution No. 1942.
TTM 18-05 (73061)
1222 Temple City Boulevard
February 26, 2019 – Page 6 of 7
6. 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.
7. Approval of TTM No. 18-05 (73061) 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 subdivision, the Commission should
move to approve Tentative Tract Map No. 18-05 (73061), state the subdivision satisfies
the requisite findings, and adopt the attached Resolution No. 2027 that incorporates the
requisite environmental, subdivision review findings, and the conditions of approval as
presented in this staff report, or as modified by the Commission.
Denial
If the Planning Commission intends to deny this subdivision, the Commission should state
the specific findings that the subdivision does not satisfy based on the evidence presented
with specific reasons for denial, and move to deny Tentative Tract Map No. 18-05 (73061)
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 have any questions or comments
regarding this matter prior to the February 26, 2019, Planning Commission meeting,
please contact Senior Planner, Luis Torrico at (626) 574-5442 or ltorrico@arcadiaca.gov.
TTM 18-05 (73061)
1222 Temple City Boulevard
February 26, 2019 – Page 7 of 7
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2027
Attachment No. 2: Aerial Photo with Zoning Information
Attachment No. 3: July 14, 2015 Planning Commission Staff Report with Attachments
Attachment No. 4: Tentative Tract Map 18-05 (73061)
Attachment No. 5: Preliminary Exemption Assessment
Attachment No. 1
Attachment No. 1
Resolution No. 2027
Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information
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
1929
1,728
8
NEW WORLD INTERNATIONAL LLC
Site Address:1222 TEMPLE CITY BLVD
Parcel Number: 5383-001-012
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 21-Feb-2019
Page 1 of 1
Attachment No. 3
Attachment No. 3
July 14, 2015 Staff Report with Attachments
DATE:July 14, 2015
TO:Honorable Chairman and Planning Commission
FROM:Jim Kasama, Community Development Administrator
By: Nick Baldwin, Assistant Planner
SUBJECT:RESOLUTION NO. 1942 – APPROVING TENTATIVE TRACT MAP NO.
TTM 73061 AND MULTIPLE-FAMILY ARCHITECTURAL DESIGN
REVIEW NO. MFADR 14-11 WITH A CATEGORICAL EXEMPTION
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
FOR A 10-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT
1222 TEMPLE CITY BOULEVARD
Recommendation: Adopt Resolution No. 1942
SUMMARY
The applicant, Mr. Stanley Tsai, is requesting approval of a Multiple-Family Architectural
Design Review and a Tentative Tract Map for a 10-unit residential condominium project
at 1222 Temple City Boulevard. The proposed development and subdivision are
consistent with the City’s General Plan, Zoning and Subdivision Codes, and the State
Subdivision Map Act. As an infill development, the proposed development qualifies for a
Categorical Exemption under the California Environmental Quality Act (CEQA). It is
recommended that the Planning Commission adopt Resolution No. 1942 (Attachment
No. 1) to approve Tentative Tract Map No. TTM 73061 and Design Review No. MFADR
14-11 with a CEQA exemption, subject to the conditions listed in this staff report.
BACKGROUND
The subject site has a lot size of 18,560 square-feet and is zoned R-3, High Density
Multiple-Family Residential. The lot is currently developed with three residential
buildings constructed in 1962 that contain a total of four dwelling units. Refer to
Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the Subject
Property and Surrounding Properties.
An evaluation of the existing buildings was performed by an Architectural Historian in
accordance with the City’s Certificate of Demolition requirements for structures 50 years
or older. The evaluation found that based on the architecture, none of the existing
structures are historically significant – see Attachment No. 3 for the Historical
Evaluation. A Certificate of Demolition was approved on August 20, 2014, for the
subject property.
TTM 73061 and MFADR 14-11
1222 Temple City Boulevard
July 14, 2015 – Page 2 of 9
PROPOSAL
The applicant is proposing to demolish the existing structures and construct a 10-unit
residential condominium development with a subterranean parking garage – see
Attachments No. 4 and No. 5 for the Tentative Tract Map and Architectural Plans. The
proposed development consists of two, two-story, five-unit residential buildings. Each
unit is a two-
story unit with
an exterior en-
trance accessed
from a pedes-
trian walkway,
and with a sub-
terranean two-
car garage with
direct access to
the unit. Nine of
the units will
have three bed-
rooms and two
and a half bath-
rooms and living
areas of 1,455
to 1,834 square-
feet. The front unit is proposed to have four bedrooms and two and one half bathrooms
with a living area of 2,391 square-feet. There are seven guest parking spaces within the
subterranean garage, which is two more than the five guest parking spaces required by
the Zoning Code.
ANALYSIS
The R-3 zone has a minimum density of one unit per 2,200 square-feet of land area,
and a maximum density of one unit per 1,450 square feet of land area. This calculates
to a minimum of eight units and a maximum of 12 units for the subject property. The
proposed 10-unit development is in compliance with the density requirements.
The proposed development is a well-thought out design with pedestrian walkways that
provide good connectivity among the units and to the street. The placement of the
driveway along the north side of the property will allow for safer vehicular access to the
street because visibility from the driveway will not be blocked by the 6’-0” tall wall that is
located along the property line on the neighboring lot. Private outdoor open spaces are
incorporated into the design for each unit, as well as landscaped, common open space
areas within the courtyards and along the pedestrian walkways.
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
for the Architectural Plans. The massing, scale, and quality of design of the proposed
TTM 73061 and MFADR 14-11
1222 Temple City Boulevard
July 14, 2015 – Page 3 of 9
buildings and landscaping match or exceed the character of the other multiple-family
developments in the vicinity.
The proposed development will be consistent with the City’s General Plan, Multiple-
Family Residential Design Guidelines, Zoning 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, Community Development Administrator, Fire Marshal,
and Public Works Services Director, or their respective designees.
FINDINGS
Tentative Tract Map
The proposal for 10 residential condominium units requires that they be subdivided
through the Tentative Tract Map process – see 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, and will not violate any
requirements of a California Regional Water Quality Control Board. The following two
findings are required for approval of a Tentative Tract Map:
A.1. That the proposed subdivision, together with the provisions for its design and
improvement, is consistent with the City’s General Plan.
The proposed project will replace the existing single-family and multiple-family
residential buildings with a new, 10-unit, residential development that is consistent
in character with the High Density Multiple-Family Residential designation as
described in the City’s General Plan.
A.2. That the discharge of waste from the proposed subdivision into the community
sewer system will comply with existing requirements prescribed by a California
Regional Water Quality Control Board.
The Arcadia Public Works Services Department confirmed that the proposed
development will be adequately served by the existing sewer infrastructure and
the requirements of the California Regional Water Quality Control Board will be
satisfied.
The proposed subdivision should not be approved if the Planning Commission finds that
any of the findings for denial listed at the end of this staff report are applicable.
Architectural Design Review
The proposed architectural style for the development is Spanish and will include
characteristics associated with this style, including white stucco walls, a decorative
Talavera tile wall relief on the front elevation, and black wrought iron accents and
balcony railing. See Attachment No. 5 for the Architectural Plans. The roof will have
gable accents, and be covered in Spanish tile. The Spanish style architecture of the
TTM 73061 and MFADR 14-11
1222 Temple City Boulevard
July 14, 2015 – Page 4 of 9
design is compatible with other developments in the area and is consistent with the
City’s Multiple-Family Residential Design Guidelines.
All City requirements regarding disabled access and facilities, occupancy limits, building
safety, health code compliance, emergency equipment, environmental regulation
compliance, parking, landscaping, and site design shall be complied with by the
property owner/applicant to the satisfaction of the Building Official, City Engineer,
Community Development Administrator, Fire Marshal, and Public Works Services
Director, or their respective designees.
ENVIRONMENTAL ANALYSIS
Pursuant to the provisions of the California Environmental Quality Act (CEQA) the
Development Services Department has determined that the proposed project qualifies
as an infill development, and is therefore Categorically Exempt from environmental
review per Section 15332 of the CEQA Guidelines. See Attachment No. 6 for the
Preliminary Exemption Assessment.
PUBLIC NOTICE
The public hearing notice for this item was published in
the local newspaper and mailed to the owners and
tenants of those properties that are located within 300
feet of the subject property on July 2, 2015.
On July 6, 2015, the City received a letter of opposition
(see Attachment No. 7) from the homeowner’s
association of the condominiums immediately to the
north of the subject property. Their concerns regard
possible impacts associated with the construction of the
subterranean garage and the loss of views and privacy.
Subterranean construction is common for multiple-
family developments. A detailed shoring plan by a
licensed engineer is required as a condition of approval,
and will be reviewed by the City’s plan check
consultants. The height and design of the proposed development is consistent with the
City’s Design Guidelines and Zoning Regulations. The loss of views for the residents to
the north of the subject property is unavoidable with the development of the subject
property. Two-story units are allowed and generally necessary to provide the type of units
TTM 73061 and MFADR 14-11
1222 Temple City Boulevard
July 14, 2015 – Page 5 of 9
the current market is seeking, and to meet the minimum density requirements of the
General Plan and Zoning Code, which for the subject property is at least eight units. As of
July 9, 2015, no other comments were received regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 1942 to approve
Tentative Tract Map No. TTM 73061 and Multiple-Family Architectural Design Review
No. MFADR 14-11, subject to the following conditions, and with a finding that the project
is Categorically Exempt from the California Environmental Quality Act (CEQA):
1. Before recordation of the Final Map, the applicant/property owner shall provide
evidence to the satisfaction of the Community Development Administrator or
designee, including written confirmation from all easement holders that the
improvements to the property will not encroach upon existing easements.
2. 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 73061 and MFADR 14-11, subject to the approval of the Community
Development Administrator or designee.
3. The applicant/property owner shall construct at their expense,and/or enter into a
subdivision improvement agreement with the City, and post security for all the
public improvements shown on the Tentative Tract Map prior to approval of the
Final Map, including the following items, to the satisfaction of the City Engineer, or
designee:
a. The applicant/property owner shall dedicate a 2’-0” strip to the City around the
driveway apron for sidewalk purposes.
b. Construction of a new driveway approach per City of Arcadia Standard Plans.
c. Remove and replace the curb, gutter, and sidewalk along the entire frontage of
the site per City of Arcadia Standard Plans.
d. Install new street trees per the City of Arcadia Street Tree Master Plan.
e. Prior to approval of the Final Map or issuance of a grading permit, 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, and all existing structures shall be demolished prior to approval of the
Final Map.
f. The proposed development is subject to a Standard Urban Stormwater
Mitigation Plan (SUSMP). The applicant/property owner shall have the SUSMP
prepared as prescribed by the Los Angeles County Department of Public Works
SUSMP Manual.
TTM 73061 and MFADR 14-11
1222 Temple City Boulevard
July 14, 2015 – Page 6 of 9
4. The project shall comply with the 2013 California Building Code, including Chapter
11-A (residential accessibility) and with the Arcadia Multi-Family Standards. The
applicant/property owner shall have a detailed shoring plan prepared by a licensed
civil/structural engineer and submitted concurrently to Building Services with the
construction plans for Plan-Check, which are subject to the review and approval of
the Building Official, or designee.
5. The proposed project shall be served by a common domestic water meter and
service capable of supplying sufficient water to meet all domestic and fire
suppression needs of the total number of units.
6. The applicant/property owner shall separate the fire service from domestic water
service at each unit with an approved back flow prevention device if a common
water service is to be used to supply both domestic water and fire sprinklers for
each unit.
7. The proposed project shall require a separate water service and meter for common
area landscape irrigation.
8. The applicant/property owner shall obtain an encroachment permit from the City
prior to the commencement of any work.
9. The applicant/property owner shall file a water service application with the East
Pasadena Water Company. Installation of new water services shall be done
according to the specifications of the East Pasadena Water Company.
10. The applicant/property owner shall utilize the existing sewer lateral if possible. If
any drainage fixture elevation is lower than the elevation of the next upstream
manhole cover, an approved backwater valve is required.
11. The project’s tie-in point to the sewer system is immediately upstream of the City’s
connection to the County sewer system and any adjustments to the system
determined to be necessary by Los Angeles County due to the proposed
development shall be completed at the expense of the applicant/property owner.
12. The applicant/property owner shall install an automatic sprinkler system per the City
of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standard for
residential areas, and the Commercial Standard for the parking garage areas prior
to obtaining final occupancy approval. The sprinkler system shall be fully-monitored,
and audible/visual devices shall be provided on the first and second floors and
within the basement parking garage. The audible/visual devices on the first and
second floors shall be activated by the sprinkler waterflow switch.
13. If the fire sprinkler system is fed by a dedicated water main, the applicant/property
owner shall have it fully-monitored.
14. The applicant/property owner shall provide a new fire hydrant on the street frontage
at a location approved by the Arcadia Fire Department.
TTM 73061 and MFADR 14-11
1222 Temple City Boulevard
July 14, 2015 – Page 7 of 9
15. The applicant/property owner shall provide a Knox box with keys for access to
restricted areas, and automatic gates shall be provided with a Knox switch prior to
obtaining final occupancy approval.
16. Minimum 2A:10BC-type fire extinguishers shall be provided by the
applicant/property owner in the basement level and on the first floor prior to
obtaining final occupancy approval. The maximum travel distance to an
extinguisher shall be 75 feet.
17. 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. 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.
18. 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.
19. Approval of TTM 73061 and MFADR 14-11 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 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
approve a motion to adopt the attached Resolution No. 1942 to approve Tentative Tract
Map No. TTM 73061 and Multiple-Family Architectural Design Review No. MFADR 14-
TTM 73061 and MFADR 14-11
1222 Temple City Boulevard
July 14, 2015 – Page 8 of 9
11, that states the requisite findings, and incorporates the conditions of approval set
forth above, or as may be modified by the Commission.
Denial
If the Planning Commission intends 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 approve a motion to deny Tentative Tract Map No.
TTM 73061 and/or Multiple-Family Architectural Design Review No. MFADR 14-11, and
direct staff to prepare a resolution for adoption at the next meeting that incorporates the
Commission’s decision and specific findings. The Planning Commission may wish to
consider the following findings, which must be expanded upon with specific reasons for
denial:
D.1. That the proposed map is not consistent with the applicable general and specific
plans as specified in Section 66451 of the Subdivision Map Act.
D.2. That the design or improvement of the proposed subdivision is not consistent with
applicable general and specific plans and/or the City’s Multiple-Family Residential
Design Guidelines.
D.3. That the site is not physically suitable for the type of development.
D.4. That the site is not physically suitable for the density of development.
D.5. That the design of the subdivision or the proposed improvements is likely to cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat.
D.6. That the design of the subdivision or the type of improvements is likely to cause
serious public health problems.
D.7. That the requested subdivision injuriously affects the neighborhood wherein said
lot is located.
D.8. That the design of the subdivision or the type of improvements will conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision. In this connection, the legislative body may
approve a map if it finds that alternate easements for access or for use, will be
provided and that these will be substantially equivalent to ones previously
acquired by the public. This finding shall apply only to easements of record or to
easements established by judgment 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.
D.9. That the proposed waste discharge would result in or add to violation of
requirements of a California Regional Water Quality Control Board.
TTM 73061 and MFADR 14-11
1222 Temple City Boulevard
July 14, 2015 – Page 9 of 9
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the July 14, 2015, public hearing, please contact Assistant
Planner, Nick Baldwin at (626) 574-5444, or nbaldwin@ArcadiaCA.gov.
Approved:
Attachment No. 1: Resolution No. 1942
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property & Surrounding Properties
Attachment No. 3: Historical Evaluation
Attachment No. 4: Tentative Tract Map. No. TTM 73061
Attachment No. 5: Proposed Architectural Plans
Attachment No. 6: Preliminary Exemption Assessment
Attachment No. 7 Opposition letter dated July 6, 2015
RESOLUTION NO. 1942
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO.
TTM 73061 AND MULTIPLE-FAMILY ARCHITECTURAL DESIGN
REVIEW NO. MFADR 14-11 WITH A CLASS 32 CATEGORICAL
EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA) FOR A 10-UNIT RESIDENTIAL CONDOMINIUM
DEVELOPMENT AT 1222 TEMPLE CITY BOULEVARD
WHEREAS, on April 29, 2014, an application was filed by Mr. Stanley Tsai for
the design review of a 10-unit residential condominium development at 1222 Temple
City Boulevard, Development Services Department Case No. MFADR 14-11; and
WHEREAS, on August 11, 2014, an application were filed by New World
International Investment for a subdivision of a 10-unit residential condominium
development at 1222 Temple City Boulevard, Development Services Department Case
No. TTM 73061 (the design review application, and subdivision application are hereafter
individually and collectively referred to as the “Project”); and
WHEREAS, on July 2, 2015, Planning Services completed an environmental
assessment for the Project in accordance with the California Environmental Quality Act
(CEQA), and recommended that the Planning Commission determine the Project is
exempt under CEQA per Section 15332 of the CEQA Guidelines because the Project is
considered infill development; and
WHEREAS, on July 14, 2015, a duly noticed public hearing was held before the
Planning Commission on said Project, 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 HEREBY RESOLVES AS FOLLOWS:
2
SECTION 1. That the factual data submitted by the Community Development
Division in the staff report dated July 14, 2015 are true and correct.
SECTION 2. This Commission finds, based upon the entire record:
1. That the proposed Project together with the provisions for its design and
improvement is consistent with the City’s General Plan, the City’s Subdivision and
Zoning Regulations, the State Subdivision Map Act, and the City’s Multiple-Family
Residential Design Guidelines.
FACT: The proposed project will replace the existing single-family and multiple-
family residential buildings with a new, 10-unit, residential development that is
consistent in character with the High Density Multiple-Family Residential designation as
described in the City’s General Plan. The project is consistent with the City’s
Subdivision Regulations, and the State Subdivision Map Act. The project is consistent
with the City’s Zoning Regulations.
2. That the discharge of waste from the proposed Project into the community
sewer system will not violate existing requirements prescribed by a California Regional
Water Quality Control Board.
FACT: The Arcadia Public Works Services Department confirmed that the
proposed development will be adequately served by the existing sewer infrastructure
and the requirements of the California Regional Water Quality Control Board will be
satisfied.
3. That this Project is categorically exempt from the California Environmental
Quality Act (CEQA) per Section 15332 of the CEQA Guidelines.
3
4. That the Development Services Director or designee is authorized to approve
and execute, if necessary, a subdivision agreement for this Project.
SECTION 3. For the foregoing reasons the Planning Commission determines
that the Project is Categorically Exempt per Section 15332 of the CEQA Guidelines, and
approves Tentative Tract Map No. TTM 73061; and Multiple-Family Architectural Design
Review No. MFADR 14-11 for a 10-unit residential condominium development at 1222
Temple City Boulevard, 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 14th day of July, 2015.
Chairman, Planning Commission
ATTEST:
Secretary
APPROVED AS TO FORM:
Stephen P. Deitsch
City Attorney
4
RESOLUTION NO. 1942
Conditions of Approval
1. Before the recordation of the Final Map, the applicant/property owner shall provide
evidence to the satisfaction of the Community Development Administrator that the
improvements to the property do not encroach upon the existing easements,
including written confirmation of all easement holders.
2. 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 73061 and MFADR 14-11, subject to the approval of the Community
Development Administrator or designee.
3. The applicant/property owner shall construct at their expense, and/or enter into a
subdivision improvement agreement with the City, and post security for all the
public improvements shown on the Tentative Tract Map prior to approval of the
Final Map, including the following items, to the satisfaction of the City Engineer, or
designee:
a. The applicant/property owner shall dedicate a 2’-0” strip to the City around the
driveway apron for sidewalk purposes.
b. Construction of a new driveway approach per City of Arcadia Standard Plans.
c. Remove and replace the curb, gutter, and sidewalk along the entire frontage of
the site.
d. Install new street trees per the City of Arcadia Street Tree Master Plan.
e. Prior to approval of the Tract Map or issuance of a grading permit, 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, and all existing structures shall be demolished prior to approval of the
final Map.
f. The proposed development is subject to a Standard Urban Stormwater
Mitigation Plan (SUSMP). The applicant/property owner shall prepare the
SUSMP as prescribed by Los Angeles County Department of Public Works
SUSMP Manual.
4. The project shall comply with the 2013 California Building Code, including Chapter
11-A (residential accessibility) and with the Arcadia Multi-Family Standards. The
applicant/property owner shall prepare and submit a detailed shoring plan
concurrently with Building Plan-Check submittal, subject to the review and approval
of the Building Official, or designee.
5
5. The proposed project shall be served by a common domestic water meter and
service capable of supplying sufficient water to meet all domestic and fire
suppression needs of the total number of units.
6. The applicant/property owner shall separate the fire service from domestic water
service at each unit with an approved back flow prevention device if a common
water service is to be used to supply both domestic water and fire sprinklers for
each unit.
7. The proposed project shall require a separate water service and meter for common
area landscape irrigation.
8. The applicant/property owner shall obtain an encroachment permit from the City
prior to the commencement of any work.
9. The applicant/property owner shall file a water service application with the East
Pasadena Water Company. Installation of new water services shall be according to
the specifications of the East Pasadena Water Company.
10. The applicant/property owner shall utilize the existing sewer lateral if possible. If
any drainage fixture elevation is lower than the elevation of the next upstream
manhole cover, an approved backwater valve is required.
11. The project’s tie-in point to the sewer system is immediately upstream of the City’s
connection to the County sewer system and any adjustments to the system
determined to be necessary by the Los Angeles County due to the proposed
development shall be completed at the expense of the property owner.
12. The applicant/property owner shall install an automatic sprinkler system per the City
of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standard for
residential areas and the Commercial Standard for the parking garage areas prior
to obtaining final occupancy. The sprinkler system shall be fully monitored, and
audible/visual devices shall be provided on the first and second floors and within
the basement parking garage. The audible/visual devices on the first and second
floors shall be activated by the sprinkler waterflow switch.
13. If the fire sprinkler system is fed by a dedicated water main, it shall be fully
monitored.
14. The applicant/property owner shall provide a new fire hydrant on the street frontage
at a location approved by the Arcadia Fire Department.
15. The applicant/property owner shall provide a Knox box with keys for access to
restricted areas, and automatic gates shall be provided with a Knox switch prior to
obtaining final occupancy.
16. Minimum 2A:10BC type fire extinguishers shall be provided by the
applicant/property owner in the basement level and on the first floor prior to
6
obtaining final occupancy. The maximum travel distance to an extinguisher shall be
75 feet.
17. 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. 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.
18. 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.
19. Approval of TTM 73061 and MFADR 14-11 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 Community
Development Administrator or designee an Acceptance Form available from the
Development Services Department to indicate awareness and acceptance of these
conditions of approval.
- - -
Overlays
Selected parcel highlighted
Parcel location within City of Arcadian/a
n/a
n/a
n/a
Property Owner(s):
Architectural Design Overlay:
Downtown Overlay:
Special Height Overlay:
Parking Overlay:
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
General Plan:
R-3
Number of Units:
HDR
Zoning:
Property Characteristics
1929
1,728
NEW WORLD INTERNATIONAL LLC
Site Address:1222 TEMPLE CITY BLVD
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 09-Jul-2015
Page 1 of 1
1222TempleCityBlvd.,SubjectProperty,ViewfromtheFront
9605LeroyandOtherSingleFamilyResidencesonLeroyStreet.
AdjacentPropertiestotheSouth,allofwhichareOutsidethe
CityLimits
1218TempleCityBlvd.,AdjacentPropertytotheNorth
1100W.DuarteRd.,OurLadyoftheAngelesChurch,Located
acrosstheStreet
1227TempleCityBlvd.,PropertyacrosstheStreettotheSouth
6829TempleCityBlvd.,PropertyacrosstheStreet,Two
PropertiestotheSouth
FORM “A” – Preliminary Exemption Assessment
CITY OF ARCADIA
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project: TTM 73061
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):
1222 Temple City Blvd.
(Cross streets – Duarte Road and Leroy Street)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Stanley Tsai
(2) Address 8932 Mission Drive, Suite 101
Rosemead, CA 91770
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: July 2, 2015 Staff:Nick Baldwin, Assistant Planner
Attachment No. 4
Attachment No. 4
Tentative Tract Map No. 18-05 (73061)
Attachment No. 5
Attachment No. 5
Preliminary Exemption Assessment
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