HomeMy WebLinkAboutItem No. 2- MFADR 18-01 and TPM 18-07 (82441) 157-157 Genoa StDATE: March 26, 2019
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Luis Torrico, Senior Planner
SUBJECT: APPROVING MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW
NO. MFADR 18-01 AND TENTATIVE PARCEL MAP NO. TPM 18-07
(82441) WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR A FOUR-UNIT MULTI-
FAMILY RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 157-159
GENOA STREET
Recommendation: Adopt Resolution No. 2029
SUMMARY
The applicant, Vincent Tsoi of SLS Design, is requesting approval of Multiple Family
Architectural Design Review No. MFADR 18-01 and Tentative Parcel Map No. TPM 18-
07 (82441), for a four-unit multi-family residential condominium development. 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), as discussed later in the staff report. It is recommended that the
Planning Commission approve MFADR 18-01 and TPM 18-07 (82441), subject to the
conditions listed in this staff report, and adopt Resolution No. 2029 – refer to Attachment
No. 1.
BACKGROUND
The subject site is an 8,440 square foot interior lot, located between 1st and 2nd Avenue,
off of Genoa Street. The General Plan Land Use Designation is High Density Residential.
The zoning of the property is R-3, High Density Multiple Family Residential. The site is
bounded by other R-3 zoned properties to the north, east, west and south of the subject
site. The site is developed with a detached duplex. The front unit was built in 1926 with
access off of Genoa Street and the second unit was later built in 1955 with access off the
Resolution No. 2029 – MFADR 18-01 and TPM 18-07 (82441)
157 – 159 Genoa Street
March 26, 2019 – Page 2 of 9
back alley – refer to Attachment No. 2 for an Aerial photo with Zoning Information and
Photos of the Subject Property. There are no protected trees on the subject site.
A Certificate of Demolition (COD) for the subject property was approved in June 2018 –
see Attachment No. 3 for the Historical Report. Based on the evaluation by an
Architectural Historian, the property does not meet any of the minimum requirements for
recognition as historical resources nor are eligible for listing on the California Register
because the residences are not good examples of a particular architectural style and are
not representative of or associated with any important historical events or people.
PROPOSAL
The applicant is proposing to demolish the existing detached duplex and construct a four-
unit, multi-family residential condominium development with subterranean parking – refer
to Attachment No. 4 for the Tentative Parcel Map and Attachment No. 5 for the proposed
Architectural Plans. The proposed development consists of two (2), two-story, Traditional
style, townhome buildings. Each building will have two attached (2) units for a total of four
(4) units on the property. One unit will consist of three bedrooms and will be approximately
1,335 square feet in area, and the remaining three units will consist of four bedrooms that
varies between 1,922 square feet to 1,939 square feet. The units will be accessed through
a walkway on the west side of the property accessed from Genoa Street and the alley,
and from their associated garages that are located within the subterranean parking area
(see Figure 1).
The proposed development will have an overall height of 29’-11”, whereas a maximum of
30’-0” is allowed. The building will meet the minimum front yard setback of 25’-0”, and all
the other setbacks required in the R-3 zone. Each unit requires a minimum of 100 square
feet of open space, which will be provided through at-grade patios for each unit.
A total of ten (10) parking spaces will be provided on-site: Eight (8) spaces for the four
condominiums, and two (2) guest parking spaces. All the parking spaces will be located
within the subterranean parking structure, with the exception of one guest space that will
be located on-grade at the rear of the property that will be accessed from the alley. Each
unit will have direct access from their respective garages. The Development Code
requires parking stalls in the R-3 zone to measure a minimum width of nine (9) feet and
a minimum length of 19 feet; therefore, the minimum interior dimensions for a two-car
garage are 18 feet in width by 19 feet in depth. The proposed development will provide
garages slightly larger than the minimum, with one (1) garage measuring at 20’-4” in width
by 19’-4” in length and three (3) garages at 19’-4” in width by 18’-2” in length. In addition,
the project will include two bicycle lockers located in the subterranean parking structure,
which meets the minimum requirement. Therefore, the project will be parked to Code.
Resolution No. 2029 – MFADR 18-01 and TPM 18-07 (82441)
157 – 159 Genoa Street
March 26, 2019 – Page 3 of 9
Figure 1 - Site Plan
ANALYSIS
The R-3 zone has a minimum density of one dwelling unit per 2,200 square feet of lot
area, and a maximum density of one unit per 1,450 square feet of lot area. This calculates
to a minimum of three units and a maximum of five units for the subject site; therefore,
the proposed four-unit development complies with the density requirements of the
underlying zone. The Development Code requires two (2) covered spaces per unit and
one (1) guest space for every two (2) units. The project will provide a two-car garage for
each unit and one (1) guest space in the subterranean parking area and one (1) at grade
at the rear of the site. In addition, Development Code requires a minimum of two (2)
bicycle parking spaces. The project will include two (2) bicycle lockers in the subterranean
parking structure. Therefore, the project will comply with the parking requirements of the
R-3 Zone. Lastly, the project will comply with the development standards of the R-3 Zone,
including but not limited to setbacks, height and open space.
Concurrent with the subdivision application, the Planning Commission is to approve,
conditionally approve, or deny the architectural design of the proposed project. The
development will be designed in a Traditional architectural style (refer to Attachment No.
5), and will consist of a smooth stucco exterior finish, vertical and horizontal siding, and
an asphalt single roof (see Figures 2 & 3). Other architectural features will include, but
not limited to, decorative window trim, metal flat canopies, and various building
projections, which provide roof breaks with multiple rooflines. The proposed Traditional
style architecture will be consistent with the other multi-family developments on Genoa
Street and 2nd Avenue, and the proposed massing and scale of the development will be
compatible with the existing multi-family developments in the neighborhood.
Landscaping will be provided throughout the site including the side yards to provide
screening from the adjacent developments. Landscaping will be provided in tree wells
and raised landscaping planters. Should the tree wells or raised planters require
additional depth for adequate planting, the height of the parking structure may be adjusted
during the plan check process. A condition to this effect has been included. Should the
adjustment to the height of the parking structure be required, the overall height of the
structure will not be affected. GENOA ST ALLEY Driveway
Resolution No. 2029 – MFADR 18-01 and TPM 18-07 (82441)
157 – 159 Genoa Street
March 26, 2019 – Page 4 of 9
The proposed development will be consistent with the City’s General Plan, Multiple Family
Residential Design Guidelines, Development Code, and the 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.
FINDINGS
Tentative Parcel Map
The proposal to subdivide the airspace for four residential condominium units requires a
subdivision through the Tentative Parcel Map process – see Attachment No. 4 for
Tentative Parcel Map No. TPM 18-07 (82441). The proposed subdivision complies with
the subdivision regulations of the Arcadia Municipal Code and the Subdivision Map Act,
and will not violate any requirements of the California Regional Water Quality Control
Board. The following findings are required for approval of a Tentative Parcel Map:
Figure 2. Proposed front elevation
Figure 3. Proposed side (north) elevation
Resolution No. 2029 – MFADR 18-01 and TPM 18-07 (82441)
157 – 159 Genoa Street
March 26, 2019 – Page 5 of 9
A. The proposed map, subdivision design, and improvements are consistent
with the General Plan, any applicable specific plan, and the Subdivisions
Division of the Development Code.
Facts in Support of the Finding: Approval of a four-unit multi-family residential
condominium development with a tentative parcel map to subdivide the airspace
are consistent with the High Density Residential Land Use designation. The High
Density Residential designation is intended to accommodate higher-density
attached and/or detached housing types for both renter and owner households
within a neighborhood context. The R-3 zone is intended to provide areas for a
variety of medium- to high-density residential development including townhomes
and condominiums. The proposed four-unit multi-family residential condominium
development is in conformance with the City’s General Plan, Development Code,
and the Subdivision Map Act. The site is physically suitable for this type of
development, and the approval of the architectural design for the building is
compatible with the scale and character of the existing neighborhood. The
proposal will not adversely affect the comprehensive General Plan and is
consistent with the following General Plan goals and policies:
Land Use and Community Design Element
Policy LU-1.1: Promote new infill and redevelopment projects that are
consistent with the City’s land use and compatible with surrounding existing
uses.
Policy LU-4.1: Require that new multifamily residential development be
visually and functionally integrated and consistent in scale, mass, and
character with structures in the surrounding neighborhood.
B. The site is physically suitable for the type and proposed density of
development.
Facts in Support of the Finding: The site is physically suitable for the new
multiple family development. The R-3 zone has a minimum density of one dwelling
unit per 2,200 square feet of lot area, and a maximum density of one unit per 1,450
square feet of lot area. This calculates to a minimum of three units and a maximum
of five units for the subject property. The proposed four-unit multi-family
development complies with the density requirements. In addition, there are no
physical impediments to the development of this site for residential condominiums.
C. The design of the subdivision and the proposed improvements are not likely
to cause substantial environmental damage or substantially and avoidably
injure fish or wildlife or their habitat.
Facts in Support of the Finding: The proposed Tentative Parcel Map to
subdivide the air space for the four condominium units is a minor subdivision of an
Resolution No. 2029 – MFADR 18-01 and TPM 18-07 (82441)
157 – 159 Genoa Street
March 26, 2019 – Page 6 of 9
infill site within an urbanized area; therefore, it 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 to subdivide the air
space for a four-unit multi-family condominium development. The construction of
the four, multiple family residential units are being done in compliance with Building
and Fire Codes and all other applicable regulations. The Project meets all health
and safety requirements, and will not cause any 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 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 proposed design of the subdivision or the
type of improvements do not conflict with any easements acquired by the public at
large for access through or use of, property within the proposed subdivision. Based
on the tentative parcel map, there are no easements on the subject properties.
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 proposed tentative parcel map and four-
unit multi-family condominium development has been reviewed by Building
Services to ensure compliance with the California Building Code, which includes
requirements associated with heating and cooling requirements.
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.
Resolution No. 2029 – MFADR 18-01 and TPM 18-07 (82441)
157 – 159 Genoa Street
March 26, 2019 – Page 7 of 9
Facts in Support of the Finding: The proposed subdivision complies with the
density requirements of the City’s Development Code, and all the improvements
required for the site and each unit will comply with the regulations in the City’s
Development Code.
The proposed subdivision should not be approved if the Planning Commission finds that
any of the findings for denial listed at the end of this staff report are applicable.
Architectural Design Review
The proposed development is located within the High Density Residential (R-3) Zone,
which is intended to provide a variety of medium- to high-density residential development.
The proposed massing, scale, quality of the design and the proposed landscaping are
compatible with other developments in the surrounding neighborhood. The proposed
Traditional style architecture, and massing and scale of the proposed development will
be consistent with the other multi-family developments on Genoa Street and 2nd Avenue.
In addition, the proposal is consistent with the City’s Multifamily Residential Design
Guidelines.
All City requirements regarding disabled access and facilities, occupancy limits, building
safety, health code compliance, emergency equipment, environmental regulation
compliance, and parking and site design shall be complied with by the property
owner/applicant to the satisfaction of the Building Official, City Engineer, Planning &
Community Development Administrator, Fire Marshal, and Public Works Services
Director, or their respective designees.
ENVIRONMENTAL ASSESSMENT
It has been determined that the project site is less than five (5) acres; the project site has
no value as habitat for endangered, rare or threatened species; the proposed project will
not have any significant effects upon the environment, and the site can be adequately
served by all the required utilities and public services. Therefore, the project is exempt
under Class 32 (In-Fill Development Projects) pursuant to Section 15332 of the State
California Environmental Quality Act (CEQA) Guidelines. Refer to Attachment No. 6 for
the Preliminary Exemption Assessment
PUBLIC NOTICE/COMMENTS
A public hearing notice for this item was published in Arcadia Weekly and mailed to the
property owners located within 300 feet of the subject property on March 14, 2019. As of
March 22, 2019, no comments were received regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission approve Multiple Family Architectural
Design Review No. MFADR 18-01 and Tentative Parcel Map No. TPM 18-07 (82441)
and, subject to the following conditions, and find that the project is Categorically Exempt
Resolution No. 2029 – MFADR 18-01 and TPM 18-07 (82441)
157 – 159 Genoa Street
March 26, 2019 – Page 8 of 9
from the California Environmental Quality Act (CEQA), and adopt Resolution No. 2029,
subject to the following conditions of approval:
1. Any required mechanical equipment, such as backflow devices, visible from the
public right-of-way shall be screened from public view. Screening may include
landscaping, solid walls or other methods deemed appropriate for the development.
The placement and height of said screening shall subject to review and approval by
the Planning & Community Development Administrator, or designee.
2. The project shall be developed and maintained by the Owner/Applicant in a manner
that is consistent with the plans submitted and conditionally approved for MFADR
18-01 and TPM 18-07 (82441), subject to the approval of the Planning & Community
Development Administrator or designee.
3. The overall height of the parking structure may be modified during the plan check
process to accommodate the appropriate depth needed for tree wells and raised
planters. Such modifications shall be subject to review and approval by the Planning
& Community Development Administrator, or designee.
4. The Owner/Applicant shall be required to pay the following fees prior to approval of
the Parcel Map:
a. Map Fee $100.00
b. Final Approval Fee (1 lot @ $25.00 ea.) $25.00
TOTAL $125.00
5. Prior to approval of the Parcel Map, the Owner/Applicant shall either construct or
post security for all public improvements as shown on the Tentative Parcel Map
82441 and the following required item(s):
a. Remove and replace curb and gutter along the entire property frontage.
b. Remove and replace half width of the alley asphalt the entire length of
the width of the subject site.
c. Remove and replace the driveway approach per City standards and
maintain one foot from top of X to property line.
d. Remove and replace sidewalk along the entire property frontage.
6. Prior to approval of the Parcel Map, the Owner/Applicant shall submit a separate
demolition and erosion control plan prepared by a registered civil engineer subject
to the approval of the City Engineer. All existing structures shall be demolished prior
to approval of the Parcel Map.
7. The Owner/Applicant shall install an automatic fire sprinkler system per the City of
Arcadia Fire Department Single & Multi-Family Dwelling Sprinkler Standard for
residential areas and Commercial Standard for garage areas.
Resolution No. 2029 – MFADR 18-01 and TPM 18-07 (82441)
157 – 159 Genoa Street
March 26, 2019 – Page 9 of 9
8. The sprinkler system shall be fully monitored. Audible/visual devices shall be
provided on first and second floors and in the basement garage.
9. The Owner/Applicant shall install illuminated exit signage and emergency lighting in
the basement garage area.
10. The Owner/Applicant shall provide a knox box with keys for access to restricted
areas. Automatic gates shall be provided with a knox switch.
11. The Owner/Applicant shall provide minimum 2A:10BC fire extinguishers in the
basement level to the satisfaction of the Fire Marshal or designee.
12. The Owner/Applicant shall install separate water meter for each condominium unit.
A common water meter for each unit can be used to supply both domestic water
services and fire services. The Owner/Applicant shall separate the fire service from
domestic water service with an approved back flow device.
13. If a fire suppression system is required for the entire basement garage parking, a
separate fire service line with an approved backflow prevention device shall be
installed.
14. The Owner/Applicant shall submit a Water Meter Permit Application to the Public
Works Services Department prior to permit issuance.
15. The Owner/Applicant shall install new water service. The installation shall be
according to the specifications of the Public Works Services Department,
Engineering Section. Abandonment of existing water services, if necessary, shall be
carried out by the Owner/Applicant, according to Public Works Services Department,
Engineering Division specifications.
16. The Owner/Applicant shall utilize existing sewer lateral if possible.
17. Any drainage fixture elevation that is lower than the elevation of the next upstream
manhole cover (449.49’) shall require the installation of an approved backwater
valve on the lateral at the right of way.
18. The Owner/Applicant shall plant one (1) 36-inch box Crape Myrtle “Dynamite” within
the City’s parkway. The Public Works Services Inspector or designee shall
determine the location.
19. The proposed development shall be subject to Low Impact Development (LID)
requirements to the satisfaction of the Public Works Services Director or designee.
20. The Owner/Applicant shall install a trash enclosure with adequate room for all bins,
including but not limited to trash and recycling bins to the satisfaction of the Public
Works Services Director or designee.
Resolution No. 2029 – MFADR 18-01 and TPM 18-07 (82441)
157 – 159 Genoa Street
March 26, 2019 – Page 10 of 9
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 facilities, sewer
facilities, trash reduction and recycling requirements, and National Pollutant
Discharge Elimination System (NPDES) measures to the satisfaction of the Building
Official, Fire Marshal, Public Works Services Director, and Planning & Community
Development Administrator. Compliance with these requirements is to be
determined by having fully detailed construction plans submitted for plan check
review and approval by the foregoing City officials and employees.
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/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.
23. Approval of MFADR 18-01 and TPM 18-07 (82441) and 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 Multiple Family Architectural Design Review No. MFADR 18-01 and Tentative
Parcel Map No. TPM 18-07 (82441), state that the proposal satisfies the requisite
findings, and adopt the attached Resolution No. 2029 that incorporates the requisite
environmental and subdivision findings, and the conditions of approval as presented in
this staff report, or as modified by the Commission.
Denial
If the Planning Commission is to deny this project, the Commission should state the
specific findings that the proposal does not satisfy based on the evidence presented with
Resolution No. 2029 – MFADR 18-01 and TPM 18-07 (82441)
157 – 159 Genoa Street
March 26, 2019 – Page 11 of 9
specific reasons for denial, and move to deny Multiple Family Architectural Design Review
No. MFADR 18-01 and Tentative Parcel Map No. TPM 18-07 (82441), 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 March 26, 2019, Planning Commission Meeting, please
contact Senior Planner, Luis Torrico at (626) 574-5442, or ltorrico@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2029
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Historical Report
Attachment No. 4: Tentative Parcel Map No. TPM 18-07 (82441)
Attachment No. 5: Proposed Architectural Plans
Attachment No. 6: Preliminary Exemption Assessment
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Attachment No. 5
Attachment No. 5
Architectural Plans
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157 AND 159 GENOA STREET ARCADIA, CA 91006SCALE: 1/8" = 1'-0"OVERALL SECOND FLOOR PLAN1SCALE: 1/8" = 1'-0"OVERALL ROOF PLAN2
157 AND 159 GENOA STREET ARCADIA, CA 91006SCALE: 1/8" = 1'-0"OVERALL BASEMENT PLAN1SITE PLAN NOTES
157 AND 159 GENOA STREET ARCADIA, CA 91006SCALE: 3/16" = 1'-0"UNIT TYPE A - 1ST FLOOR PLANSCALE: 3/16" = 1'-0"UNIT TYPE A - 2ND FLOOR PLANUNIT TYPE A - BASEMENT FLOOR PLAN231SCALE: 3/16" = 1'-0"
157 AND 159 GENOA STREET ARCADIA, CA 91006SCALE: 3/16" = 1'-0"UNIT TYPE B - 1ST FLOOR PLANSCALE: 3/16" = 1'-0"UNIT TYPE B - 2ND FLOOR PLANSCALE: 3/16" = 1'-0"UNIT TYPE B - BASEMENT FLOOR PLAN231
157 AND 159 GENOA STREET ARCADIA, CA 91006SCALE: 3/16" = 1'-0"UNIT TYPE B2 - 1ST FLOOR PLANSCALE: 3/16" = 1'-0"UNIT TYPE B2 - 2ND FLOOR PLANSCALE: 3/16" = 1'-0"UNIT TYPE B2 - BASEMENT FLOOR PLAN231
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