HomeMy WebLinkAboutItem No. 1- TTM 19-03, 118-120 ALta St.
'$7( August 13, 2019
72 Honorable Chairman and Planning Commission
)520 Lisa Flores, Planning & Community Development Administrator
By: Jordan Chamberlin, Associate Planner
68%-(&7 APPROVING TENTATIVE TRACT MAP NO. TTM 19-03 (73436) WITH A
CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (“CEQA”) TO COMBINE TWO LOTS
INTO ONE LOT AND SUBDIVIDE THE AIR SPACE FOR A SIX-UNIT
RESIDENTIAL CONDOMINIUM DEVELOPMENT LOCATED AT 118-120
ALTA STREET
5HFRPPHQGDWLRQ $GRSW5HVROXWLRQ1R
6800$5<
The applicant, Terry Zheng, on behalf of the property owner, is requesting approval of
Tentative Tract Map No. TTM 19-03 (73436) to combine two legal lots into one lot and
subdivide the airspace for a six-unit residential condominium development currently
under construction located at 118-120 Alta Street. The map was previously approved by
the Planning Commission on July 14, 2015; however, the applicant did not submit the
final tract to the City within the two (2) years and the map expired on June 28, 2016.
The applicant is requesting approval of the same map.
The proposed subdivision is consistent with the City’s Gen eral Plan, Development Code
and Subdivision Map Act. The project qualifies for a Categorical Exemption under the
California Environmental Quality Act (CEQA), as minor land divisions. It is
recommended that the Planning Commission approve TTM 19-03 (73436) subject to the
conditions listed in the attached staff report, and adopt Resolution No. 2037 (refer to
Attachment No. 1).
%$&.*5281'
The subject property is comprised of two interior lots zoned R-3, High Density Multiple
Family Residential. Each lot is approximately 6,000 square feet for a combined square
footage of 12,007 square feet (refer to Attachment No. 2). At its June 28, 2016, the
Planning Commission approved Tentative Tract Map No. TTM 15-06 (73436); Healthy
Protected Tree Permit No. TRH 15-02; and Multiple-Family Architectural Design Review
TTM 19-03 (73436)
118-120 Alta Street
August 13, 2019 – Page 2 of 7
No. MFADR 14-04 to allow a six-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
7, 2018. 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.
352326$/$1$/<6,6
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 –
June 28, 2016, Planning Commission staff report.
Approval of the tentative tract map will allow the applicant to move forward with the
subdivision process to combine the two legal lots into one and create the airspace for
the six 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.
),1',1*6
The proposal to subdivide the airspace for a six-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:
$ 7KHSURSRVHGPDSVXEGLYLVLRQGHVLJQDQGLPSURYHPHQWVDUHFRQVLVWHQW
ZLWKWKH*HQHUDO3ODQDQ\DSSOLFDEOHVSHFLILFSODQDQGWKH6XEGLYLVLRQV
'LYLVLRQRIWKH'HYHORSPHQW&RGH
)DFWVLQ6XSSRUWRIWKH)LQGLQJ The map proposes to combine two legal lots
into one and subdivide the air space for six residential condominium units that
were approved by the Planning Commission on June 28, 2016, 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
Element’s Goal LU-4 by subdividing the air space to provide for high quality and
TTM 19-03 (73436)
118-120 Alta Street
August 13, 2019 – Page 3 of 7
attractive multifamily residential neighborhoods that provide ownership and rental
opportunities for people in all stages of life.
% 7KH VLWH LV SK\VLFDOO\ VXLWDEOH IRU WKH W\SH DQG SURSRVHG GHQVLW\ RI
GHYHORSPHQW
)DFWVLQ6XSSRUWRIWKH)LQGLQJ The proposed map will combine two existing
legal lots, approximately 6,000 square feet each, into one lot and subdivide the
airspace for a six-unit condominium development. The subject site has a
minimum density of five units and maximum density of eight 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 June 28, 2016, and
is currently under construction.
& 7KH GHVLJQ RI WKH VXEGLYLVLRQ DQG WKH SURSRVHG LPSURYHPHQWVDUH QRW
OLNHO\ WR FDXVH VXEVWDQWLDO HQYLURQPHQWDO GDPDJH RU VXEVWDQWLDOO\ DQG
DYRLGDEO\LQMXUHILVKRUZLOGOLIHRUWKHLUKDELWDW
)DFWV LQ 6XSSRUW RI WKH )LQGLQJ The purpose of the subdivision is to
consolidate two existing lots into one lot and to subdivide the air space for a six-
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.
' 7KH GHVLJQ RI WKH VXEGLYLVLRQ RU W\SH RI LPSURYHPHQWV LV QRWOLNHO\WR
FDXVHVHULRXVSXEOLFKHDOWKRUVDIHW\SUREOHPV
)DFWVLQ6XSSRUWRIWKH)LQGLQJ 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 six-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.
( 7KHGHVLJQRIWKHVXEGLYLVLRQRUWKHW\SHRILPSURYHPHQWVZLOOQRWFRQIOLFW
ZLWKHDVHPHQWVDFTXLUHGE\WKHSXEOLFDWODUJHIRUDFFHVVWKURXJKRUXVH
RISURSHUW\ZLWKLQWKHSURSRVHGVXEGLYLVLRQ
)DFWVLQ6XSSRUWRIWKH)LQGLQJ The design of the subdivision will not conflict
with easements acquired by the public at large for access through or use of,
TTM 19-03 (73436)
118-120 Alta Street
August 13, 2019 – Page 4 of 7
property within the proposed subdivision. Based on the proposed tentative tract
map, there are no such easements on the subject site.
) 7KH GLVFKDUJH RI VHZDJH IURP WKH SURSRVHG VXEGLYLVLRQ LQWR WKH
FRPPXQLW\ VHZHU V\VWHP ZLOO QRW UHVXOW LQ YLRODWLRQ RI H[LVWLQJ
UHTXLUHPHQWV VSHFLILHG E\ WKH &DOLIRUQLD 5HJLRQDO :DWHU 4XDOLW\&RQWURO
%RDUG
)DFWVLQ6XSSRUWRIWKH)LQGLQJ 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 six-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.
*7KHGHVLJQRIWKHVXEGLYLVLRQSURYLGHVWRWKHH[WHQWIHDVLEOHSDVVLYHRU
QDWXUDOKHDWLQJDQGFRROLQJRSSRUWXQLWLHV
)DFWVLQ6XSSRUWRIWKH)LQGLQJ 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.
+ 7KH SURSRVHG VXEGLYLVLRQ LWV GHVLJQ GHQVLW\ DQG W\SH RI GHYHORSPHQW
DQGLPSURYHPHQWVFRQIRUPVWRWKHUHJXODWLRQs of the City’s Development
&RGHDQGWKHUHJXODWLRQVRIDQ\SXEOLFDJHQF\KDYLQJMXULVGLFWLRQE\ODZ
)DFWVLQ6XSSRUWRIWKH)LQGLQJ 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.
(19,5210(17$/$1$/<6,6
The proposed subdivision will subdivide the airspace for a six-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
TTM 19-03 (73436)
118-120 Alta Street
August 13, 2019 – Page 5 of 7
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.
38%/,&&200(176127,&(
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 August 1, 2019. As of
August 8, 2019, no comments were received regarding this project.
5(&200(1'$7,21
It is recommended that the Planning Commission conditionally approve Tentative Tract
Map No. 19-03 (73436) and find that the project is Categorically Exempt from the
California Environmental Quality Act (CEQA), and adopt Resolution No. 2037, subject to
the following conditions of approval:
1. 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.) $ 50.00
TOTAL $150.00
2. 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 73436 and
the following item(s);
a. Remove and replace curb and gutter from property line to property line along Alta
Street.
b. Remove and replace the sidewalk from property line to property line along Alta
Street.
c. Construct new driveway approach per City of Arcadia standard.
3. 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.
1966.
4. 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
TTM 19-03 (73436)
118-120 Alta Street
August 13, 2019 – Page 6 of 7
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/property owner 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.
5. Approval of TTM No. 19-03 (73436) 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.
3/$11,1*&200,66,21$&7,21
Approval
If the Planning Commission intends to approve this subdivision, the Commission should
move to approve Tentative Tract Map No. 19-03 (73436), state the subdivision satisfies
the requisite findings, and adopt the attached Resolution No. 2037 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.
19-03 (73436) 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 August 13, 2019, Planning Commission
meeting, please contact Associate Planner, Jordan Chamberlin at (626) 821-4334 or
JChamberlin@arcadiaca.gov.
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2037
TTM 19-03 (73436)
118-120 Alta Street
August 13, 2019 – Page 7 of 7
Attachment No. 2: Aerial Photo with Zoning Information
Attachment No. 3: June 28, 2016 Planning Commission Staff Report with Attachments
Attachment No. 4: Tentative Tract Map 73436
Attachment No. 5: Preliminary Exemption Assessment
$WWDFKPHQW1R
Attachment No. 1
Resolution No. 2037
$WWDFKPHQW1R
Attachment No. 2
Aerial Photo with Zoning Information
N/A
N/A Yes
N/A
N/A
Site Address: 118 ALTA ST – 120 ALTA ST
Parcel Number:5773-017-030 & 31
Property Owner(s): NU HAUZ ESTATE LLC
Property Characteristics
Zoning: R-3
General Plan: HDR
Lot Area (sq ft): 6,000 sf each
Main Structure / Unit (sq. ft.): NA
Year Built: NA
Number of Units: 0
Overlays
Architectural Design Overlay: N/A
Downtown Overlay: N/A
Downtown Parking Overlay: N/A
Parking Overlay: Yes
Racetrack Event Overlay: N/A
Residential Flex Overlay: N/A
Special Height Overlay: N/A
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 01-Aug-2019
Page 1 of 1
Selected parcel highlighted
Parcel location within City of Arcadia
$WWDFKPHQW1R
Attachment No. 3
June 28, 2016 Planning Commission Staff
Report with Attachments
'$7( -XQH
72 +RQRUDEOH&KDLUPDQDQG3ODQQLQJ&RPPLVVLRQ
)520 -LP.DVDPD &RPPXQLW\'HYHORSPHQW$GPLQLVWUDWRU
%\ 7KRPDV/L$VVRFLDWH3ODQQHU
68%-(&7 5(62/87,2112 ± $33529,1*7(17$7,9(75$&70$312
770 +($/7+< 3527(&7(' 75(( 3(50,7 12 75+
$1' 08/7,3/()$0,/< $5&+,7(&785$/ '(6,*1 5(9,(: 12
0)$'5 :,7+ $ &$7(*25,&$/ (;(037,21 81'(5 7+(
&$/,)251,$ (19,5210(17$/ 48$/,7< $&7 &(4$ )25 $ 6,;
81,75(6,'(17,$/&21'20,1,80'(9(/230(17$7$/7$
675((7
5HFRPPHQGDWLRQ $GRSW5HVROXWLRQ1R
6800$5<
3URMHFW GHVLJQHU 0U %HQMDPLQ =KX DQG 3URSHUW\ RZQHU 0U 7HUU\ /LP RI 1XKDX]
(VWDWHDUHUHTXHVWLQJDSSURYDORID7HQWDWLYH7UDFW 0DSD+HDOWK\3URWHFWHG7UHH
3HUPLW DQG 0XOWLSOH)DPLO\ $UFKLWHFWXUDO 'HVLJQ 5HYLHZ $SSOLFDWLRQV IRU D VL[XQLW
UHVLGHQWLDOFRQGRPLQLXPSURMHFW DW$OWD6WUHHW 7KHSURSRVHGGHYHORSPHQWDQG
VXEGLYLVLRQDUH FRQVLVWHQWZLWKWKH&LW\¶V*HQHUDO3ODQ DQG 6XEGLYLVLRQ&RGH :LWKWKH
H[FHSWLRQRIWKH+HDOWK\3URWHFWHG7UHH3HUPLWWKHSURMHFWLVFRQVLVWHQWZLWKDOORWKHU
GHYHORSPHQW UHJXODWLRQV$VDQ LQILOOGHYHORSPHQW WKHSURSRVHGGHYHORSPHQWTXDOLILHV
IRU D&DWHJRULFDO([HPSWLRQXQGHU WKH&DOLIRUQLD(QYLURQPHQWDO4XDOLW\$FW &(4$ ,W
LVUHFRPPHQGHGWKDWWKH3ODQQLQJ&RPPLVVLRQDGRSW5HVROXWLRQ1R $WWDFKPHQW
1R WRDSSURYH 7HQWDWLYH7UDFW0DS 1R770 +HDOWK\3URWHFWHG7UHH3HUPLW
1R75+ DQG0XOWLSOH)DPLO\$UFKLWHFWXUDO'HVLJQ5HYLHZ1R0)$'5
ZLWKD&(4$H[HPSWLRQVXEMHFWWRWKHFRQGLWLRQVOLVWHGLQWKLVVWDIIUHSRUW
%$&.*5281'
7KHVXEMHFWVLWHFRQVLVWVRIWZRORWV WKDWKDYHDFRPELQHG VTXDUHIHHWLQDUHD
%RWKORWVDUH ]RQHG5 +LJK 'HQVLW\0XOWLSOH)DPLO\5HVLGHQWLDO(DFKRIWKHWZRORWV
LV VTXDUHIHHWLQDUHD7KHORWDW$OWD6WUHHWLVGHYHORSHGZLWKWZRVLQJOH
IDPLO\XQLWVGHYHORSHGLQ DQG DQGWKHORWDW$OWD6WUHHWLV GHYHORSHG
ZLWK D VLQJOHIDPLO\ UHVLGHQFH FRQVWUXFWHG LQ ZLWK D GHWDFKHGJDUDJH DQG
ZRUNVKRS5HIHUWR$WWDFKPHQW1RIRUDQ$HULDOSKRWRZLWK=RQLQJ,QIRUPDWLRQDQG
3KRWRVRIWKH6XEMHFW3URSHUW\DQG6XUURXQGLQJ3URSHUWLHV
77075+ 0)$'5
$OWD6WUHHW
-XQH± 3DJH RI
$SUHGHPROLWLRQ HYDOXDWLRQRIWKHH[LVWLQJEXLOGLQJVZDV SHUIRUPHGE\DQ$UFKLWHFWXUDO
+LVWRULDQLQDFFRUGDQFHZLWKWKH&LW\¶VGHPROLWLRQSURFHGXUHV IRU VWUXFWXUHV\HDUVRU
ROGHU7KH+LVWRULDQ IRXQGWKDW QRQHRIWKHH[LVWLQJVWUXFWXUHVDUHKLVWRULFDOO\VLJQLILFDQW
&HUWLILFDWHV RI'HPROLWLRQZHUH DSSURYHGE\VWDIIRQ0D\ IRUHDFKRIWKHWZR
SURSHUWLHV 7KH+LVWRULDQ¶VUHSRUWVDUHLQFOXGHGDV$WWDFKPHQW1R
352326$/
7KHDSSOLFDQWLVSURSRVLQJWRGHPROLVKWKHH[LVWLQJVWUXFWXUHVDQGFRQVWUXFWD VL[XQLW
UHVLGHQWLDO FRQGRPLQLXP GHYHORSPHQW ZLWK D VXEWHUUDQHDQ SDUNLQJ JDUDJH ± VHH
$WWDFKPHQW1RIRUWKH7HQWDWLYH7UDFW0DS DQG$WWDFKPHQW1RIRUWKHSURSRVHG
$UFKLWHFWXUDO3ODQV 7KHSURSRVHGGHYHORSPHQWFRQVLVWVRIWZRWZRVWRU\WKUHHXQLW
UHVLGHQWLDOEXLOGLQJV(DFKXQLWKDV DQ H[WHULRUHQWUDQFHDFFHVVHGIURPDSHGHVWULDQ
ZDONZD\DQGD VXEWHUUDQHDQWZRFDUJDUDJHZLWKGLUHFWDFFHVVWRWKH XQLW 7KHXQLWV
UDQJHIURPWRVTXDUHIHHWLQDUHDZLWKWZRWRIRXUEHGURRPV 7KHUHDUH
WKUHH JXHVWSDUNLQJ VSDFHV LQ WKH VXEWHUUDQHDQ JDUDJH LQ FRPSOLDQFH ZLWK WKH
UHTXLUHPHQWRIRQHJXHVWSDUNLQJVSDFHIRUHYHU\WZRXQLWV
$1$/<6,6
7KH5]RQHKDVDPLQLPXPGHQVLW\RIRQHXQLWSHUVTXDUHIHHWRIODQGDUHD
DQGDPD[LPXPGHQVLW\RIRQHXQLWSHUVTXDUHIHHWRIODQG DUHD7KLVFDOFXODWHV
WRDPLQLPXPRIILYH XQLWVDQGDPD[LPXPRIHLJKW XQLWVIRUWKHVXEMHFWSURSHUW\ 7KH
SURSRVHGVL[XQLW GHYHORSPHQWLVLQFRPSOLDQFH ZLWKWKHGHQVLW\UHTXLUHPHQWV
7KHSURSRVHGGHYHORSPHQWLVD ZHOOWKRXJKWRXW GHVLJQZLWKSHGHVWULDQZDONZD\VWKDW
SURYLGHJRRG FRQQHFWLYLW\DPRQJWKHXQLWV DQGWRWKHVWUHHW7KHXVHRIDVXEWHUUDQHDQ
SDUNLQJJDUDJHZLWK SODFHPHQW RIWKHGULYHZD\DORQJWKHHDVWHGJHRIWKHSURSHUW\
PLQLPL]HVWKHYLVXDOLPSDFWRIWKHYHKLFXODUDFFHVVZD\3ULYDWHRXWGRRURSHQVSDFHV
DUH LQFRUSRUDWHGLQWRWKHGHVLJQIRUHDFKXQLW
3URSRVHG)URQW(OHYDWLRQ
77075+ 0)$'5
$OWD6WUHHW
-XQH± 3DJH RI
7HQWDWLYH7UDFW0DS
7KHSURSRVDOIRU FRQGRPLQLXPXQLWVUHTXLUHVWKDWWKHSURMHFW EHVXEGLYLGHGWKURXJKWKH
7HQWDWLYH7UDFW0DSSURFHVV± VHH$WWDFKPHQW1R IRUWKH7HQWDWLYH7UDFW 0DS7KH
SURSRVHGVXEGLYLVLRQFRPSOLHVZLWKWKHVXEGLYLVLRQUHJXODWLRQVRIWKH$UFDGLD0XQLFLSDO
&RGHWKH6WDWH6XEGLYLVLRQ0DS$FWLVFRQVLVWHQWZLWKWKH&LW\¶V*HQHUDO3ODQDQGZLOO
QRWYLRODWHDQ\UHTXLUHPHQWVRID&DOLIRUQLD5HJLRQDO:DWHU4XDOLW\&RQWURO%RDUG 7KH
RIIVLWH LPSURYHPHQWV UHTXLUHG IRU WKLV VXEGLYLVLRQ DUH LQFOXGHG DV FRQGLWLRQV RI
DSSURYDO
+HDOWK\3URWHFWHG7UHH3HUPLW
7KHUH DUH WZR FRDVW OLYH RDN WUHHV ORFDWHG RQ WKH VXEMHFW VLWH 7KH DSSOLFDQW LV
SURSRVLQJWRUHPRYHDPDWXUHRDNWUHH 2DN ZLWKDGLDPHWHURILQFKHVQHDUWKH
FHQWHUSRUWLRQRIWKHHDVWHUO\SURSHUW\OLQH7KHUHPRYDORIWKLVWUHHLVQHFHVVDU\WR
FRPSO\ ZLWK WKH PLQLPXP GHQVLW\ UHTXLUHPHQW DQG WR FRQVWUXFW WKH VXEWHUUDQHDQ
SDUNLQJJDUDJH 7KHRWKHU RDNWUHH 2DN KDVDWUXQNGLDPHWHURILQFKHVDQGLV
ORFDWHGDWWKH VRXWKZHVWFRUQHURIWKHVLWH7KHVXEWHUUDQHDQSDUNLQJVWUXFWXUHJDUGHQ
ZDOOVSHGHVWULDQZDONZD\VDQGODQGVFDSLQJZLOOHQFURDFKLQWRWKHSURWHFWHG]RQHRI
WKLV RDN WUHH &HUWLILHG $UERULVW 0U &UDLJ &URWW\ SUHSDUHG DQ 2DN 7UHH 5HSRUW
$WWDFKPHQW1R IRUWKLVSURMHFW0U&URWW\ ILQGVWKDWZLWKSURWHFWLYHPHDVXUHV WKH
GHYHORSPHQW ZLOO QRW KDYH D QHJDWLYH LPSDFW RQ WKH KHDOWK RI 2DN+HDOVR
UHFRPPHQGV UHSODFHPHQWRDNWUHHVZLWKDFXPXODWLYH GLDPHWHUPHDVXUHPHQWRI
LQFKHV WRFRPSHQVDWHIRUWKHUHPRYDORI2DN'XHWRWKHOLPLWHGSODQWLQJDUHDV WKH
$UERULVWUHFRPPHQGVWKDWRQO\WKUHHLQFK ER[RDNWUHHV PHDVXULQJDSSUR[LPDWHO\
QLQH LQFKHV RI FRPELQHG GLDPHWHU EH SODQWHG RQ WKH VXEMHFW VLWH 7KH
DSSOLFDQWSURSHUW\RZQHUZLOOGRQDWHHLJKW LQFK ER[RDNWUHHVRULQFK ER[RDN
WUHHVWRWKH&LW\IRUSODQWLQJDWORFDWLRQV WREHGHWHUPLQHGE\WKH3XEOLF:RUNV6HUYLFHV
'HSDUWPHQW 7KH $UERULVW¶V UHFRPPHQGDWLRQV DQG WKH GRQDWLRQ RI WKH WUHHV DUH
LQFOXGHGDV FRQGLWLRQV RIDSSURYDO
$UFKLWHFWXUDO'HVLJQ5HYLHZ
&RQFXUUHQWZLWKWKHVXEGLYLVLRQDQGSURWHFWHGWUHHSHUPLW DSSOLFDWLRQV WKH3ODQQLQJ
&RPPLVVLRQLVWRDSSURYHFRQGLWLRQDOO\DSSURYHRUGHQ\WKHDUFKLWHFWXUDOGHVLJQ RIWKH
SURSRVHGSURMHFW7KHDUFKLWHFWXUDOVW\OHRIWKHGHYHORSPHQWLVGHVFULEHGDV7XVFDQ ±
VHH$WWDFKPHQW1R IRUWKHSURSRVHG$UFKLWHFWXUDO3ODQV7KHPDVVLQJVFDOHDQG
TXDOLW\ RI GHVLJQ RI WKH SURSRVHG EXLOGLQJV DQG ODQGVFDSLQJ PDWFK RU H[FHHG WKH
FKDUDFWHURIWKH RWKHUPXOWLSOHIDPLO\GHYHORSPHQWVLQWKHYLFLQLW\ 7KHGHVLJQHUKDV
YDULHG WKH GHVLJQ IRU HDFK XQLW WR DYRLG UHSHWLWLYH HOHYDWLRQV WKDW LV D FRPPRQ
GHWUDFWLQJIHDWXUHRIPXOWLSOHIDPLO\SURMHFWV 7KHSURSRVHGGHVLJQLVFRQVLVWHQWZLWKWKH
&LW\¶V0XOWLSOH)DPLO\5HVLGHQWLDO'HVLJQ*XLGHOLQHV
7KHSURSRVHGGHYHORSPHQWZLOOEH FRQVLVWHQWZLWKWKH&LW\¶V*HQHUDO3ODQ 0XOWLSOH
)DPLO\ 5HVLGHQWLDO 'HVLJQ *XLGHOLQHV 6XEGLYLVLRQ &RGH WKH 6WDWH 6XEGLYLVLRQ 0DS
$FW DQG ZLWK DSSURYDO RI WKH UHTXHVWHG KHDOWK\ SURWHFWHG WUHH UHPRYDO DQG
HQFURDFKPHQW ZLOO EH FRQVLVWHQW ZLWK DOO WKH &LW\¶V GHYHORSPHQW UHJXODWLRQV 7KH
SURSRVHG SODQV KDYH EHHQ UHYLHZHG E\ WKH YDULRXV &LW\ 'HSDUWPHQWV DQG DOO &LW\
77075+ 0)$'5
$OWD6WUHHW
-XQH± 3DJH RI
UHTXLUHPHQWVLQFOXGLQJGLVDEOHGDFFHVVDQGIDFLOLWLHVRFFXSDQ F\OLPLWVEXLOGLQJVDIHW\
KHDOWKFRGHFRPSOLDQFHHPHUJHQF\HTXLSPHQWHQYLURQPHQWDOUHJXODWLRQFRPSOLDQFH
SDUNLQJ ODQGVFDSLQJ DQG VLWH GHVLJQ VKDOO EH FRPSOLHG ZLWK E\WKH SURSHUW\
RZQHUDSSOLFDQW WRWKHVDWLVIDFWLRQRIWKH%XLOGLQJ2IILFLDO&LW\(QJLQHHU&RPPXQLW\
'HYHORSPHQW$GPLQLVWUDWRU)LUH0DUVKDODQG3XEOLF:RUNV6HUYLFHV'LUHFWRU RUWKHLU
UHVSHFWLYHGHVLJQHHV
),1',1*6
7HQWDWLYH7UDFW0DS
7KH SURSRVDOIRU VL[ UHVLGHQWLDO FRQGRPLQLXP XQLWV UHTXLUHV WKDWWKH\ EH VXEGLYLGHG
WKURXJKWKH7HQWDWLYH7UDFW0DSSURFHVV± VHH$WWDFKPHQW1RIRUWKH7HQWDWLYH7UDFW
0DS7KHIROORZLQJWZRILQGLQJVDUHUHTXLUHGIRUDSSURYDORID7HQWDWLYH7UDFW0DS
$ 7KDWWKHSURSRVHGVXEGLYLVLRQWRJHWKHUZLWKWKHSURYLVLRQVIRULWVGHVLJQDQG
LPSURYHPHQWLVFRQVLVWHQWZLWKWKH&LW\¶V*HQHUDO3ODQ
7KHSURSRVHGSURMHFWZLOOUHSODFHWKHH[LVWLQJVLQJOHIDPLO\ DQGPXOWLSOHIDPLO\
UHVLGHQWLDO EXLOGLQJV ZLWK D QHZ VL[XQLW UHVLGHQWLDO GHYHORSPHQW WKDW LV
FRQVLVWHQW LQ FKDUDFWHU ZLWK WKH +LJK 'HQVLW\ 0XOWLSOH)DPLO\ 5HVLGHQWLDO
GHVLJQDWLRQDVGHVFULEHGLQWKH&LW\¶V*HQHUDO3ODQ
$ 7KDWWKHGLVFKDUJHRIZDVWHIURPWKHSURSRVHGVXEGLYLVLRQLQWRWKHFRPPXQLW\
VHZHUV\VWHPZLOOFRPSO\ZLWKH[LVWLQJUHTXLUHPHQWVSUHVFULEHGE\D&DOLIRUQLD
5HJLRQDO:DWHU4XDOLW\&RQWURO%RDUG
7KH $UFDGLD 3XEOLF :RUNV 6HUYLFHV 'HSDUWPHQW FRQILUPHG WKDW WKHSURSRVHG
GHYHORSPHQWZLOOEHDGHTXDWHO\VHUYHGE\WKHH[LVWLQJVHZHULQIUDVWUXFWXUHDQG
WKHUHTXLUHPHQWVRIWKH&DOLIRUQLD5HJLRQDO:DWHU4XDOLW\&RQWURO%RDUGZLOOEH
VDWLVILHG
7KH $UFDGLD 0XQLFLSDO &RGH VWDWHV WKDW WKH SURSRVHG VXEGLYLVLRQ VKRXOG QRW EH
DSSURYHGLIWKH3ODQQLQJ&RPPLVVLRQILQGVWKDWDQ\RIWKHIROORZLQJILQGLQJVIRUGHQLDO
DUHDSSOLFDEOH
' 7KDWWKHSURSRVHGPDSLVQRWFRQVLVWHQWZLWKWKHDSSOLFDEOHJHQHUDODQGVSHFLILF
SODQVDVVSHFLILHGLQ6HFWLRQRIWKH6XEGLYLVLRQ0DS$FW
' 7KDWWKHGHVLJQRULPSURYHPHQWRIWKHSURSRVHGVXEGLYLVLRQLVQRWFRQVLVWHQW
ZLWK DSSOLFDEOH JHQHUDO DQG VSHFLILF SODQV DQGRU WKH &LW\¶V 0XOWLSOH)DPLO\
5HVLGHQWLDO'HVLJQ*XLGHOLQHV
' 7KDWWKHVLWHLVQRWSK\VLFDOO\VXLWDEOHIRUWKHW\SHRIGHYHORSPHQW
' 7KDWWKHVLWHLVQRWSK\VLFDOO\VXLWDEOHIRUWKHGHQVLW\RIGHYHORSPHQW
77075+ 0)$'5
$OWD6WUHHW
-XQH± 3DJH RI
' 7KDW WKH GHVLJQ RI WKH VXEGLYLVLRQ RU WKH SURSRVHG LPSURYHPHQWV LV OLNHO\ WR
FDXVH VXEVWDQWLDO HQYLURQPHQWDO GDPDJH RU VXEVWDQWLDOO\ DQG DYRLGDEO\ LQMXUH
ILVKRUZLOGOLIHRUWKHLUKDELWDW
' 7KDWWKHGHVLJQRIWKHVXEGLYLVLRQRUWKHW\SHRILPSURYHPHQWVLVOLNHO\WRFDXVH
VHULRXVSXEOLFKHDOWKSUREOHPV
' 7KDWWKHGHVLJQRIWKHVXEGLYLVLRQRUWKHW\SHRILPSURYHPHQWVZLOOFRQIOLFWZLWK
HDVHPHQWVDFTXLUHGE\WKHSXEOLFDWODUJHIRUDFFHVVWKURXJKRUXVHRISURSHUW\
ZLWKLQWKHSURSRVHGVXEGLYLVLRQ,QWKLVFRQQHFWLRQWKHOHJLVODWLYHERG\PD\
DSSURYHDPDSLILWILQGVWKDWDOWHUQDWHHDVHPHQWVIRUDFFHVVRUIRUXVHZLOOEH
SURYLGHG DQG WKDW WKHVH ZLOO EH VXEVWDQWLDOO\ HTXLYDOHQW WR RQHV SUHYLRXVO\
DFTXLUHGE\WKHSXEOLF7KLVILQGLQJVKDOODSSO\RQO\WRHDVHPHQWVRIUHFRUGRUWR
HDVHPHQWVHVWDEOLVKHGE\MXGJPHQWRIDFRXUWRIFRPSHWHQWMXULVGLFWLRQDQGQR
DXWKRULW\LVKHUHE\JUDQWHGWRDOHJLVODWLYHERG\WRGHWHUPLQHWKDWWKHSXEOLFDW
ODUJHKDVDFTXLUHGHDVHPHQWVIRUDFFHVVWKURXJKRUXVHRISURSHUW\ZLWKLQWKH
SURSRVHGVXEGLYLVLRQ
' 7KDW WKH SURSRVHG ZDVWH GLVFKDUJH ZRXOG UHVXOW LQ RU DGG WR YLRODWLRQ RI
UHTXLUHPHQWVRID&DOLIRUQLD5HJLRQDO:DWHU4XDOLW\&RQWURO%RDUG
+HDOWK\3URWHFWHG7UHH3HUPLW
6HFWLRQV DQG RIWKH$UFDGLD0XQLFLSDO&RGHVWDWH WKDWDWUHHSHUPLWIRU
WKHUHPRYDORIDKHDOWK\SURWHFWHGWUHHVKDOOEHVXEMHFWWRWKHDSSURYDORIWKHGHFLVLRQ
PDNLQJ ERG\SXUVXDQWWRWKH=RQLQJ0RGLILFDWLRQSURFHGXUHVDQGWKHSXUSRVHRIWKRVH
SURFHGXUHVLVIRUWKHIROORZLQJ
7RVHFXUHDQDSSURSULDWHLPSURYHPHQWRI DORW
7RSUHYHQWDQXQUHDVRQDEOHKDUGVKLS RU
7RSURPRWHXQLIRUPLW\RIGHYHORSPHQW
7KHRDNWUHHWREHUHPRYHG 2DN LVQHDUWKHFHQWHUSRUWLRQRIWKHSURSHUW\ DQG
LQWHUIHUHVZLWKDFKLHYLQJWKHPLQLPXPGHQVLW\DQGWKHGHVLJQ RIDUHDGLO\DFFHVVLEOH
VXEWHUUDQHDQ SDUNLQJ JDUDJH 7KH UHTXHVWHG HQFURDFKPHQWV XSRQ 2DN ZLWK
SURWHFWLYHPHDVXUHVZLOOQRWDGYHUVHO\LPSDFWWKHKHDOWKRIWKHWUHH7KHUHIRUHWKH
UHPRYDORI2DNDQGWKHHQFURDFKPHQWVXSRQ2DN ZLOOVHFXUHDQDSSURSULDWH
LPSURYHPHQWRIWKHVXEMHFWORW
$UFKLWHFWXUDO'HVLJQ5HYLHZ
7KH SURSRVHG 7XVFDQVW\OH DUFKLWHFWXUDO GHVLJQ LV FRPSDWLEOH ZLWKWKH RWKHU
GHYHORSPHQWVLQWKHDUHD DQGLVFRQVLVWHQWZLWKWKH&LW\¶V0XOWLSOH)DPLO\5HVLGHQWLDO
'HVLJQ*XLGHOLQHV
77075+ 0)$'5
$OWD6WUHHW
-XQH± 3DJH RI
(19,5210(17$/$1$/<6,6
3XUVXDQWWRWKHSURYLVLRQVRIWKH&DOLIRUQLD(QYLURQPHQWDO4XDOLW\$FW &(4$ 3ODQQLQJ
6HUYLFHV KDV FRQGXFWHG DQ HQYLURQPHQWDO DVVHVVPHQW DQG GHWHUPLQHG WKDW WKH
SURSRVHGSURMHFWLVDQ LQILOOGHYHORSPHQWDQGTXDOLILHVIRUD&DWHJRULFDO([HPSWLRQ IURP
IXUWKHU HQYLURQPHQWDO UHYLHZ SHU 6HFWLRQ RI WKH &(4$ *XLGHOLQHV VHH
$WWDFKPHQW 1R IRU WKH 3UHOLPLQDU\ ([HPSWLRQ
$VVHVVPHQW
38%/,&127,&(
7KH SXEOLF KHDULQJ QRWLFH IRU WKLV LWHP ZDV
SXEOLVKHGLQWKHORFDOQHZVSDSHUDQG PDLOHG WRWKH
RZQHUV DQG WHQDQWV RI WKRVH SURSHUWLHV WKDW DUH
ORFDWHGZLWKLQIHHWRIWKHVXEMHFWSURSHUW\RQ
-XQH $VRI-XQHQRFRPPHQWV
ZHUH UHFHLYHGUHJDUGLQJWKLVSURMHFW 7KHDSSOLFDQW
QRWLILHGWKHWHQDQWVRIWKHSURSRVHGGHYHORSPHQW
DERXWRQH\HDUDJRDQGQRWLILHGWKHPRIWKH-XQH
KHDULQJ
5(&200(1'$7,21
,W LV UHFRPPHQGHGWKDW WKH 3ODQQLQJ &RPPLVVLRQDSSURYH7HQWDWLYH 7UDFW 0DS 1R
770 +HDOWK\ 3URWHFWHG 7UHH 3HUPLW 1R 75+ DQG 0XOWLSOH)DPLO\
$UFKLWHFWXUDO 'HVLJQ 5HYLHZ 1R 0)$'5 E\ DGRSWLQJ 5HVROXWLRQ 1R
ZKLFKLQFOXGHV WKHIROORZLQJFRQGLWLRQVDQGWKHILQGLQJ WKDWWKHSURMHFWLV&DWHJRULFDOO\
([HPSWIURPWKH&DOLIRUQLD(QYLURQPHQWDO 4XDOLW\$FW &(4$
7KH DSSOLFDQWSURSHUW\ RZQHU VKDOO LQFRUSRUDWH WKH SURWHFWLYH PHDVXUHV
UHFRPPHQGHGE\WKH&HUWLILHG$UERULVW SODQWWKUHHLQFK ER[RDNWUHHVRQWKH
VXEMHFWVLWH DQGGRQDWHHLJKWLQFKER[ RUWZHOYHLQFKER[RDNWUHHV WRWKH
&LW\ IRU SODQWLQJ DW ORFDWLRQV WR EH GHWHUPLQHG E\ WKH 3XEOLF :RUNV 6HUYLFHV
'LUHFWRURUGHVLJQHH
7KHSURMHFWVKDOOEHGHYHORSHGDQGPDLQWDLQHGE\WKHDSSOLFDQWSURSHUW\RZQHULQD
PDQQHUWKDWLVFRQVLVWHQWZLWKWKHSODQVVXEPLWWHGDQGFRQGLWLRQDOO\DSSURYHGIRU
770 75+ DQG 0)$'5 VXEMHFW WR WKH DSSURYDO RI WKH
&RPPXQLW\'HYHORSPHQW$GPLQLVWUDWRU RUGHVLJQHH
7KHDSSOLFDQWSURSHUW\RZQHUVKDOOFRQVWUXFW DWWKHLUH[SHQVHDQGRUHQWHULQWRD
VXEGLYLVLRQ LPSURYHPHQW DJUHHPHQW ZLWK WKH &LW\ DQG SRVW VHFXULW\ IRU DOO WKH
SXEOLFLPSURYHPHQWVVKRZQRQWKH7HQWDWLYH7UDFW0DSSULRUWRDSSURYDORIWKH
)LQDO0DSLQFOXGLQJWKHIROORZLQJLWHPVWRWKHVDWLVIDFWLRQRIWKH&LW\(QJLQHHURU
GHVLJQHH
D 7KHSURSHUW\RZQHUVKDOOSD\DPDSIHHRIDQGD)LQDO$SSURYDO)HH
RISULRUWRWKHDSSURYDORIWKH)LQDO7UDFW0DS
77075+ 0)$'5
$OWD6WUHHW
-XQH± 3DJH RI
E &RQVWUXFWLRQRIDQHZGULYHZD\DSSURDFKSHU&LW\RI$UFDGLD6WDQGDUG3ODQV
F 5HPRYHDQGUHSODFHWKHFXUE JXWWHUDQGVLGHZDONDORQJWKHHQWLUHIURQWDJHRI
WKHVLWH
G 3ULRU WR DSSURYDO RI WKH 7UDFW 0DS RU LVVXDQFH RI D JUDGLQJ SHUPLW WKH
DSSOLFDQWSURSHUW\ RZQHU VKDOO VXEPLW WR WKH &LW\ (QJLQHHU IRUDSSURYDO D
VHSDUDWH GHPROLWLRQ DQG HURVLRQ FRQWURO SODQ SUHSDUHG E\ D UHJLVWHUHG FLYLO
HQJLQHHUDQGDOO H[LVWLQJVWUXFWXUHVVKDOOEHGHPROLVKHGSULRUWRDSSURYDORIWKH
)LQDO0DS
H 7KHSURSHUW\RZQHUVKDOOVXEPLWDJUDGLQJSODQSUHSDUHGE\DUHJLVWHUHGFLYLO
HQJLQHHUWRWKH&LW\(QJLQHHUSULRUWRWKHLVVXDQFHRIDEXLOGLQJSHUPLW
I 7KHSURSHUW\RZQHU VKDOOFRPSO\ZLWKWKH/RZ,PSDFW'HYHORSPHQW /,' 3ODQ
DV SUHVFULEHG E\ WKH /RV $QJHOHV &RXQW\ 'HSDUWPHQW RI 3XEOLF:RUNV /,'
0DQXDODQGVKRZWKHVHOHFWHGPHDVXUHVRQWKHJUDGLQJSODQ
7KHSURMHFWVKDOOFRPSO\ZLWKWKH&DOLIRUQLD%XLOGLQJ&RGH LQFOXGLQJ&KDSWHU
$ UHVLGHQWLDODFFHVVLELOLW\ DQGZLWKWKH$UFDGLD0XOWL)DPLO\6WDQGDUGV WRWKH
VDWLVIDFWLRQRIWKH&LW\¶V%XLOGLQJ2IILFLDORUGHVLJQHH
7KHDSSOLFDQWSURSHUW\RZQHUVKDOOSURYLGHFDOFXODWLRQVWRGHWHUPLQHWKHPD[LPXP
GRPHVWLFGHPDQGDQGPD[LPXPILUHGHPDQGLQRUGHUWRYHULI\WKHZDWHUVHUYLFH
VL]H UHTXLUHG7KHFDOFXODWLRQVVKDOOEHVXEPLWWHGWRWKH3XEOLF :RUNV 6HUYLFHV
'HSDUWPHQW SULRU WR LVVXDQFH RI DQ\ EXLOGLQJ SHUPLWV DQG DUH VXEMHFW WR WKH
VDWLVIDFWLRQRIWKH3XEOLF:RUNV6HUYLFHV'LUHFWRURUGHVLJQHH
7KH SURSRVHG SURMHFW VKDOO EH VHUYHG E\ D FRPPRQ GRPHVWLF ZDWHU PHWHU DQG
VHUYLFH FDSDEOH RI VXSSO\LQJ VXIILFLHQW ZDWHU WR PHHW DOO GRPHVWLF DQG ILUH
VXSSUHVVLRQQHHGVRIWKHWRWDOQXPEHURIXQLWVVXEMHFWWRWKHVDWLVIDFWLRQRIWKH
3XEOLF:RUNV6HUYLFHV'LUHFWRURUGHVLJQHH
$VHSDUDWHILUHVHUYLFHZLWK'RXEOH&KHFN'HWHFWRU$VVHPEO\VKDOOEHUHTXLUHGDV
GLUHFWHG E\ DQG WR WKH VDWLVIDFWLRQ RI WKH )LUH 0DUVKDO RU GHVLJQHH LI ILUH
VXSSUHVVLRQLVFRPPRQWRWKHFRPSOH[
7KHDSSOLFDQWSURSHUW\RZQHUVKDOOVHSDUDWHWKHILUHVHUYLFHIURPGRPHVWLFZDWHU
VHUYLFHDWHDFKXQLWZLWKDQDSSURYHGEDFNIORZSUHYHQWLRQGHYLFHLIDFRPPRQ
ZDWHUVHUYLFHLVWREHXVHGWRVXSSO\ERWKGRPHVWLFZDWHUDQGILUHVSULQNOHUVIRU
HDFKXQLW WRWKHVDWLVIDFWLRQRIWKH3XEOLF:RUNV6HUYLFHV'LUHFWRURUGHVLJQHH
7KHDSSOLFDQWSURSHUW\RZQHU VKDOOLQVWDOO DVHSDUDWHZDWHUVHUYLFHDQGPHWHUIRU
FRPPRQDUHDODQGVFDSHLUULJDWLRQ WRWKHVDWLVIDFWLRQRIWKH3XEOLF:RUNV6HUYLFHV
'LUHFWRURUGHVLJQHH
7KHDSSOLFDQWSURSHUW\RZQHUVKDOOSURYLGHVHSDUDWHZDWHUVHUYLFHVDQGPHWHUVIRU
UHVLGHQWLDOFRPPHUFLDODQGLUULJDWLRQXVHV WRWKHVDWLVIDFWLRQRIWKH3XEOLF:RUNV
6HUYLFHV'LUHFWRURUGHVLJQHH
77075+ 0)$'5
$OWD6WUHHW
-XQH± 3DJH RI
7KH DSSOLFDQWSURSHUW\ RZQHU VKDOO SURYLGH ILUH VHUYLFHV WKDWDUHLVRODWHGIURP
GRPHVWLF ZDWHU VHUYLFHV ZLWK DSSURYHG EDFN IORZ SUHYHQWLRQ GHYLFHV WR WKH
VDWLVIDFWLRQRIWKH3XEOLF:RUNV6HUYLFHV'LUHFWRURUGHVLJQHH
7KHDSSOLFDQWSURSHUW\RZQHUVKDOOVXEPLWD:DWHU0HWHU&OHDUDQFH$SSOLFDWLRQIRU
UHYLHZDQGDSSURYDOE\ WKH3XEOLF:RUNV6HUYLFHV'HSDUWPHQWSULRUWR LVVXDQFHRI
EXLOGLQJ SHUPLWV WR WKH VDWLVIDFWLRQ RI WKH 3XEOLF :RUNV 6HUYLFHV 'LUHFWRU RU
GHVLJQHH
1HZZDWHUVHUYLFHLIQHFHVVDU\VKDOOEHLQVWDOOHGE\WKHDSSOLFDQWSURSHUW\RZQHU
,QVWDOODWLRQVKDOOEHWRWKHVSHFLILFDWLRQVRIWKH3XEOLF:RUNV6HUYLFHV'HSDUWPHQW
(QJLQHHULQJ'LYLVLRQ$EDQGRQPHQWRIWKHH[LVWLQJZDWHUVHUYLFHLIQHFHVVDU\VKDOO
EHFRPSOHWHGE\WKHDSSOLFDQWSURSHUW\RZQHUDFFRUGLQJWR3XEOLF:RUNV6HUYLFHV
'HSDUWPHQWDQG(QJLQHHULQJ'LYLVLRQ VSHFLILFDWLRQV WRWKHVDWLVIDFWLRQRIWKH3XEOLF
:RUNV6HUYLFHV'LUHFWRURUGHVLJQHH
7KHDSSOLFDQWSURSHUW\RZQHUVKDOOXWLOL]HWKHH[LVWLQJVHZHUODWHUDOLISRVVLEOH,I
DQ\ GUDLQDJH IL[WXUH HOHYDWLRQ LV ORZHU WKDQ WKH HOHYDWLRQ RI WKH QH[W XSVWUHDP
PDQKROHFRYHUDQDSSURYHGEDFNZDWHUYDOYHLVUHTXLUHG WRWKHVDWLVIDFWLRQRIWKH
3XEOLF:RUNV6HUYLFHV'LUHFWRURUGHVLJQHH
7KH DSSOLFDQWSURSHUW\ RZQHU VKDOO FRPSO\ ZLWK DOO &LW\ UHTXLUHPHQWV UHJDUGLQJ
EXLOGLQJVDIHW\ILUHSUHYHQWLRQGHWHFWLRQVXSSUHVVLRQHPHUJHQF\DFFHVVSXEOLF
ULJKWRIZD\ LPSURYHPHQWV SDUNLQJ ZDWHU VXSSO\ DQG ZDWHU IDFLOLWLHV VHZHU
IDFLOLWLHV WUDVK UHGXFWLRQ DQG UHF\FOLQJ UHTXLUHPHQWV DQG WKH /RZ ,PSDFW
'HYHORSPHQW /,' PHDVXUHV WR WKH VDWLVIDFWLRQ RI WKH %XLOGLQJ 2IILFLDO &LW\
(QJLQHHU)LUH0DUVKDO3XEOLF:RUNV6HUYLFHV'LUHFWRUDQG'HYHORSPHQW6HUYLFHV
'LUHFWRURUWKHLUUHVSHFWLYHGHVLJQHHV&RPSOLDQFHZLWKWKHVHUHTXLUHPHQWVLVWREH
GHWHUPLQHG E\ KDYLQJ IXOO\ GHWDLOHG FRQVWUXFWLRQ SODQV VXEPLWWHG IRU SODQ FKHFN
UHYLHZDQGDSSURYDOE\WKHIRUHJRLQJ&LW\RIILFLDOVDQGHPSOR\HHV
7KHDSSOLFDQWSURSHUW\RZQHU VKDOOGHIHQGLQGHPQLI\DQGKROGKDUPOHVVWKH&LW\RI
$UFDGLD DQG LWV RIILFLDOV RIILFHUV HPSOR\HHV DQG DJHQWV IURP DQG DJDLQVW DQ\
FODLP DFWLRQ RU SURFHHGLQJ DJDLQVW WKH &LW\ RI $UFDGLD LWV RIILFLDOV RIILFHUV
HPSOR\HHVRUDJHQWVWRDWWDFNVHWDVLGHYRLGRUDQQXODQ\DSSURYDORUFRQGLWLRQDO
DSSURYDORIWKH&LW\RI$UFDGLDFRQFHUQLQJWKLVSURMHFWDQGRUODQGXVHGHFLVLRQ
LQFOXGLQJEXWQRWOLPLWHGWRDQ\DSSURYDORUFRQGLWLRQDODSSURYDORIWKH&LW\&RXQFLO
3ODQQLQJ&RPPLVVLRQRU&LW\6WDIIZKLFKDFWLRQLVEURXJKWZLWKLQWKHWLPHSHULRG
SURYLGHG IRU LQ *RYHUQPHQW &RGH 6HFWLRQ RU RWKHU SURYLVLRQ RI ODZ
DSSOLFDEOHWRWKLVSURMHFWRUGHFLVLRQ7KH&LW\VKDOOSURPSWO\QRWLI\WKHDSSOLFDQWRI
DQ\FODLPDFWLRQRUSURFHHGLQJFRQFHUQLQJWKHSURMHFWDQGRUODQGXVHGHFLVLRQ
DQGWKH&LW\VKDOOFRRSHUDWHIXOO\LQWKHGHIHQVHRIWKHPDWWHU7KH&LW\UHVHUYHV
WKHULJKWDWLWVRZQRSWLRQWRFKRRVHLWVRZQDWWRUQH\WRUHSUHVHQWWKH&LW\LWV
RIILFLDOVRIILFHUVHPSOR\HHVDQGDJHQWVLQWKHGHIHQVHRIWKHPDWWHU
$SSURYDORI770 75+ DQG0)$'5 VKDOOQRWWDNHHIIHFWXQOHVV
RQ RU EHIRUH FDOHQGDU GD\V DIWHU WKH 3ODQQLQJ &RPPLVVLRQ DGRSWLRQ RI WKH
5HVROXWLRQ WKH DSSOLFDQW DQG SURSHUW\ RZQHU KDYH H[HFXWHG DQG ILOHG ZLWK WKH
77075+ 0)$'5
$OWD6WUHHW
-XQH± 3DJH RI
&RPPXQLW\'HYHORSPHQW$GPLQLVWUDWRURUGHVLJQHHDQ$FFHSWDQFH)RUPDYDLODEOH
IURPWKH'HYHORSPHQW6HUYLFHV'HSDUWPHQWWRLQGLFDWHDZDUHQHVVDQGDFFHSWDQFH
RIWKHVH FRQGLWLRQVRIDSSURYDO
3/$11,1*&200,66,21$&7,21
$SSURYDO
,IWKH3ODQQLQJ&RPPLVVLRQLQWHQGVWRDSSURYHWKLVSURMHFWWKH&RPPLVVLRQ VKRXOG
DSSURYHDPRWLRQ WRDSSURYH7HQWDWLYH7UDFW0DS1R770 +HDOWK\3URWHFWHG
7UHH 3HUPLW 1R 75+ DQG 0XOWLSOH)DPLO\ $UFKLWHFWXUDO 'HVLJQ 5HYLHZ 1R
0)$'5 VWDWH WKDW WKH SURSRVDO VDWLVILHV WKH UHTXLVLWH ILQGLQJV LQFOXGLQJ WKH
&DWHJRULFDO([HPSWLRQXQGHU&(4$ DQGDGRSWWKHDWWDFKHG5HVROXWLRQ1R WKDW
LQFRUSRUDWHV WKH ILQGLQJV DQG FRQGLWLRQV RI DSSURYDO VHW IRUWKDERYH RU DV PD\ EH
PRGLILHGE\WKH&RPPLVVLRQ
'HQLDO
,IWKH3ODQQLQJ&RPPLVVLRQLQWHQGV WRGHQ\WKLVSURMHFWWKH&RPPLVVLRQVKRXOGVWDWH
WKHVSHFLILFILQGLQJV WKDWWKHSURSRVDO GRHVQRWVDWLVI\ EDVHGRQWKHHYLGHQFHSUHVHQWHG
ZLWKVSHFLILFUHDVRQVIRUGHQLDODQGDSSURYHDPRWLRQ WRGHQ\7HQWDWLYH7UDFW0DS1R
770 +HDOWK\ 3URWHFWHG 7UHH 3HUPLW 1R 75+ DQGRU 0XOWLSOH)DPLO\
$UFKLWHFWXUDO'HVLJQ5HYLHZ1R0)$'5 DQG GLUHFWVWDIIWRSUHSDUHDUHVROXWLRQ
IRU DGRSWLRQ DW WKH QH[W PHHWLQJ WKDW LQFRUSRUDWHV WKH &RPPLVVLRQ¶V GHFLVLRQ DQG
VSHFLILFILQGLQJV7KH3ODQQLQJ&RPPLVVLRQPD\ZLVKWRFRQVLGHUWKHILQGLQJV OLVWHGRQ
SDJHZKLFKPXVWEHH[SDQGHGXSRQZLWKVSHFLILFUHDVRQVIRUGHQLDO
,IDQ\3ODQQLQJ&RPPLVVLRQHURURWKHULQWHUHVWHGSDUW\KDVDQ\TXHVWLRQVRUFRPPHQWV
UHJDUGLQJ WKLV PDWWHU SULRU WR WKH -XQH SXEOLF KHDULQJ SOHDVH FRQWDFW
$VVRFLDWH 3ODQQHU1LFN%DOGZLQ DW RU QEDOGZLQ#$UFDGLD&$JRY
$SSURYHG
$WWDFKPHQW1R 5HVROXWLRQ1R
$WWDFKPHQW1R $HULDO 3KRWR ZLWK =RQLQJ ,QIRUPDWLRQ DQG 3KRWRV RI WKH 6XEMHFW
3URSHUW\ 6XUURXQGLQJ3URSHUWLHV
$WWDFKPHQW1R +LVWRULDQ¶V5HSRUW
$WWDFKPHQW1R 7HQWDWLYH7UDFW0DS1R770
$WWDFKPHQW1R 3URSRVHG$UFKLWHFWXUDO3ODQV
$WWDFKPHQW1R 2DN7UHH5HSRUW
$WWDFKPHQW1R 3UHOLPLQDU\([HPSWLRQ$VVHVVPHQW
$WWDFKPHQW1R
Attachment No. 1
Resolution No. 1966
5
RESOLUTION NO. 1966
&RQGLWLRQVRI$SSURYDO
1. The applicant/property owner shall incorporate the protective measures
recommended by the Certified Arborist; plant three, 36-inch box oak trees on the
subject site; and donate eight 36-inch box, or twelve 24-inch box oak trees to the
City for planting at locations to be determined by the Public Works Services
Director, or designee.
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 73436; TRH 15-02; and MFADR 14-04, 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 property owner shall pay a map fee of $100.00, and a Final Approval Fee
of $50.00, prior to the approval of the Final Tract Map.
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. 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.
e. The property owner shall submit a grading plan prepared by a registered civil
engineer to the City Engineer prior to the issuance of a building permit.
f. The property owner shall comply with the Low Impact Development (LID) Plan
as prescribed by the Los Angeles County Department of Public Works LID
Manual and show the selected measures on the grading plan.
4. The project shall comply with the 2013 California Building Code, including Chapter
11-A (residential accessibility) and with the Arcadia Multi-Family Standards to the
satisfaction of the City’s Building Official, or designee.
5. The applicant/property owner shall provide calculations to determine the maximum
domestic demand and maximum fire demand in order to verify the water service
6
size required. The calculations shall be submitted to the Public Works Services
Department prior to issuance of any building permits, and are subject to the
satisfaction of the Public Works Services Director, or designee.
6. 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, subject to the satisfaction of the
Public Works Services Director, or designee.
7. A separate fire service with Double Check Detector Assembly shall be required as
directed by and to the satisfaction of the Fire Marshal or designee if fire
suppression is common to the complex.
8. 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 to the satisfaction of the Public Works Services Director, or designee.
9. The applicant/property owner shall install a separate water service and meter for
common area landscape irrigation to the satisfaction of the Public Works Services
Director, or designee.
10. The applicant/property owner shall provide separate water services and meters for
residential, commercial and irrigation uses to the satisfaction of the Public Works
Services Director, or designee.
11. The applicant/property owner shall provide fire services that are isolated from
domestic water services with approved back flow prevention devices to the
satisfaction of the Public Works Services Director, or designee.
12. The applicant/property owner shall submit a Water Meter Clearance Application for
review and approval by the Public Works Services Department prior to issuance of
building permits to the satisfaction of the Public Works Services Director, or
designee.
13. 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, and Engineering Division specifications to the satisfaction of the Public
Works Services Director, or designee.
14. 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 to the satisfaction of the
Public Works Services Director, or designee.
7
15. 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 the Low Impact
Development (LID) measures to the satisfaction of the Building Official, City
Engineer, Fire Marshal, Public Works Services Director and Development Services
Director, or their respective 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.
16. 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.
17. Approval of TTM 73436; TRH 15-02; and MFADR 14-04 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.
$WWDFKPHQW1R
Attachment No. 2
Aerial Photo with Zoning Information and
Photos of the Subject Property &
Surrounding Properties
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
1924
1,024
NU HAUZ ESTATE LLC
Site Address:120 ALTA ST
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 23-Jun-2016
Page 1 of 1
12,000
View of the subject properties at 118-120 Alta Street
View of the rear structures of the subject properties along the rear alley
View of the adjacent property to the west (Citibank Parking Lot)
View of the adjacent properties to the east
View of the neighboring properties across the street
View of the neighboring property to the south across the alley
$WWDFKPHQW1R
Attachment No. 3
Historian’s Report
$WWDFKPHQW1R
Attachment No. 4
Tentative Tract Map. No. TTM 73436
$WWDFKPHQW1R
Attachment No. 5
Proposed Architectural Plans
124
LANDSCAPE
LANDSCAPE
118 ALTA ST.ARCADIA, CA
A-1APEC GROUP111 S. WALNUT GROVE AVE. SUITE 201SAN GABRIEL, CA 91776TEL: (626)294-9638 FAX: (626)286-8659CONSULTANTS
SIX-UNIT CONDOMINIUM
INDEX
A-1 SITE PLAN
A-2 FIRST FLOOR PLAN
A-2 SECOND FLOOR PLAN
A-3 ELEVATIONS
NOTE:
7+(*29(51,1*&2'(6$5(7,7/(&$/,)251,$%8,/',1*&2'( &%& &$/,)251,$0(&+$1,&$/&2'( &0&
&$/,)251,$3/80%,1*&2'( &3& &$/,)251,$(/(&75,&$/&2'( &(& $1'&$/,)251,$(1(5*<&2'( &(1& :,7+/2&$/$0(1'0(176
2. A AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE INSTALLED. [AMC 8130.6].
3. APPROVED AUDIBLE ALARM DEVICES SHALL BE CONNECTED TO EVERY AUTOMATIC SPRINKLER SYSTEM. SUCH SPRINKLER WATER-FLOW
ALARM DEVICES SHALL BE ACTIVATED BY WATER FLOW EQUIVALENT TO THE FLOW OF A SINGLE SPRINKLER OF THE SMALLEST ORIFICE SIZE
INSTALLED IN THE SYSTEM. ALARM DEVICES SHALL BE PROVIDED ON THE EXTERIOR OF THE BUILDING IN AN APPROVED LOCATION. WHERE A
FIRE ALARM SYSTEM IS INSTALLED, ACTUATION OF THE AUTOMATIC FIRE SPRINKLER SYSTEM SHALL ACTUATE THE BUILDING FIRE ALARM
SYSTEM. APPROVED AUDIBLE NOTIFICATION APPLIANCES SHALL BE PROVIDED IN THE INTERIOR OF THE BUILDING AT LOCATIONS REQUIRED BY
THE FIRE CHIEF. [AMC 8130.10]
4. NO ELECTRICAL, PLUMBING, OR MECHANICAL EQUIPMENT AND/OR SYSTEMS SERVING ONE DWELLING UNIT SHALL BE PERMITTED TO SERVE
OTHER DWELLING UNITS, NOR SHALL SUCH EQUIPMENT OR SYSTEMS BE LOCATED WITHIN PARTY WALLS OR WITHIN ANOTHER DWELLING UNIT.
NO MEDICINE CABINET, VENT OR ELECTRICAL OUTLET SERVING ONE DWELLING UNIT SHALL BE PLACED BACK TO BACK WITH OR IMMEDIATELY
ADJACENT TO A MEDICINE CABINET, VENT OR ELECTRICAL OUTLET SERVING ANOTHER DWELLING. [AMC 3502.5]
5. NO PLUMBING PIPES, VENT PIPES, OR DUCT WORK SHALL BE LOCATED IN ANY SEPERATING WALL WITHIN ANY WALL OR FLOOR CEILING
SOUND ASSEMBLY. [AMC 3502.6]
6. ALL CABLES, WIRES, CONDUIT SYSTEMS AND PIPING OUTSIDE BUILDINGS OR STRUCTURES AND WITHIN THE EXTERIOR PROPERTY LINES
SHALL BE INSTALLED UNDERGROUND OTHERTHAN RISERS IMMEDIATELY ADJACENT AND ATTACHED TO THE BUILDING. [AMC 3505.1.& 2.]
A-4 ROOF PLAN
($&+81,76+$//%('(6,*1(',1&203/,$1&(:,7+7+(&,7<2)$5&$',$08/7,3/()$0,/<
&216758&7,2167$1'$5'625',1$1&(180%(5
$//87,/,7,(66+$//%(81'(5*5281'(' 3(5$0&6(&
SITE PLAN SCALE 1/8"=1'-0"6-UNIT CONDOMINIUM118 ALTA ST.ARCADIA, CAA-4 BASEMENT PLAN
LANDSCAPE SIDEWALKSIDEWALK WALKWAY
LANDSCAPE
WALKWAY
LANDSCAPE
LANDSCAPE
LANDSCAPE
LANDSCAPE
UNIT A
UNIT B
UNIT D
UNIT E
UNIT F
UNIT C
1801sf
1884 sf
1501sf
1648 sf
1752 sf
1803 sf
954 sf 930 sf
930 sf 871 sf
739 sf762sf
824 sf824 sf
837 sf915 sf
839 sf964 sf
443 sf
537 sf
524 sf
523 sf
523 sf
138 sf
240 sf
129 sf
156 sf
256 sf
286 sf
388 sf
493 sf
LANDSCAPE
LANDSCAPE WALKWAY
LANDSCAPE LANDSCAPE LANDSCAPE
WALKWAY
WALKWAY
LANDSCAPE WALKWAY
WALKWAY
LANDSCAPE
LANDSCAPE
WALKWAY
LANDSCAPE
WALKWAYLANDSCAPE WALKWAY WALKWAYL-1 LANDSCAPE PLAN
A-2APEC GROUP111 S. WALNUT GROVE AVE. SUITE 201SAN GABRIEL, CA 91776TEL: (626)294-9638 FAX: (626)286-86596-UNIT CONDOMINIUM118 ALTA AVE.ARCADIA, CASECOND FLOOR PLAN SCALE 1/8"=1'-0"
FIRST FLOOR PLAN SCALE 1/8"=1'-0"
12 4
SIDEWALKLANDSCAPE
NORTH ELEVATION SCALE 3/16"=1'-0"SOUTH ELEVATION SCALE 3/16"=1'-0"
EAST ELEVATION SCALE 1/8"=1'-0"
WEST ELEVATION SCALE 1/8"=1'-0"
A-3APEC GROUP111 S. WALNUT GROVE AVE. SUITE 201SAN GABRIEL, CA 91776TEL: (626)294-9638 FAX: (626)286-86596-UNIT CONDOMINIUM118 ALTA AVE.ARCADIA, CA12 4
SIDEWALK LANDSCAPE
12 4
12 4
LANDSCAPE
LANDSCAPE
3/
A-4APEC GROUP111 S. WALNUT GROVE AVE. SUITE 201SAN GABRIEL, CA 91776TEL: (626)294-9638 FAX: (626)286-86596-UNIT CONDOMINIUM118 ALTA AVE.ARCADIA, CABASEMENT PLAN SCALE 1/8"=1'-0"
ROOF PLAN SCALE 1/8"=1'-0"GUEST PARKINGGUEST PARKINGGUEST PARKING3/
3/
3/
$WWDFKPHQW1R
Attachment No. 6
Oak Tree Report
$WWDFKPHQW1R
Attachment No. 7
Preliminary Exemption Assessment
FORM “A” – Preliminary Exemption Assessment
CITY OF ARCADIA
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
35(/,0,1$5<(;(037,21$66(660(17
Name or description of project: TTM 73436
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):
118-120 Alta Street
(Cross Street – First Avenue)
Entity or person undertaking
project:
A.
B. Other (Private)
Name Terry Lim of Nuhauz Estate LLC
Address PO Box 661599
Arcadia, CA 91066
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:
D The proposed action does not constitute a project under CEQA.
E The project is a Ministerial Project.
F The project is an Emergency Project.
G The project constitutes a feasibility or planning study.
H The project is categorically exempt.
Applicable Exemption Class: 15332 - Class 32 (Infill Development).
I The project is statutorily exempt.
Applicable Exemption:
J The project is otherwise exempt
on the following basis:
K The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: January 15, 2016 Staff: Thomas Li, Associate Planner
$WWDFKPHQW1R
Attachment No. 4
Tentative Tract Map 73436
$WWDFKPHQW1R
Attachment No. 5
Preliminary Exemption Assessment
3UHOLPLQDU\([HPSWLRQ$VVHVVPHQWFORM “A”
35(/,0,1$5<(;(037,21$66(660(17
Name or description of project: Tentative Tract Map No. TTM 19-03 (73436) – A tentative tract
map with a Categorical Exemption under the California
Environmental Quality Act (“CEQA”) to combine two legal lots
into one lot and subdivide the airspace for a six-unit residential
condominium development
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):
118-120 Alta Street (between South 1st Avenue and South 2nd
Avenue)
Entity or person undertaking
project:
$
% Other (Private)
Name Terry Zheng, Applicant
Address P.O. Box 661599
Arcadia, CA 91006
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:
D The proposed action does not constitute a project under CEQA.
E The project is a Ministerial Project.
F The project is an Emergency Project.
G The project constitutes a feasibility or planning study.
H The project is categorically exempt.
Applicable Exemption Class: 15315 – Class 15 (Minor land divisions)
I The project is statutorily exempt.
Applicable Exemption:
J The project is otherwise
exempt on the following basis:
K The project involves another public agency, which constitutes the Lead Agency.
Name of Lead Agency:
Date:
July 31, 2019
Staff:
Jordan Chamberlin, Associate Planner
3UHOLPLQDU\([HPSWLRQ$VVHVVPHQWFORM “A”