HomeMy WebLinkAboutItem No. 1 TTM 19-08 1046 Fairview Avenue
DATE: February 11, 2020
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Vanessa Quiroz, Associate Planner
SUBJECT: RESOLUTION NO. 2047 - APPROVING TENTATIVE TRACT MAP NO.
TTM 19-08 (82941) WITH A CATEGORICAL EXEMPTION UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”) FOR A FIVE
UNIT MULTI-FAMILY RESIDENTIAL CONDOMINIUM SUBDIVISION AT
1046 FAIRVIEW AVENUE
Recommendation: Adopt Resolution No. 2047
SUMMARY
The Applicant, Nardi Norberto, on behalf of the property owner, Meridian Consulting
International Inc., submitted Tentative Tract Map No. TTM 19-08 (82941) to subdivide the
airspace an approved five unit multi-family development (MFADR No. 16-26) for
condominium purposes to at 1046 Fairview Avenue. The subdivision is consistent with
the City’s General Plan, the Development Code, and the Subdivision Map Act. The project
qualifies for a Categorical Exemption under the California Environmental Quality Act
(“CEQA”) pursuant to Section 15332 as an infill development project. It is recommended
that the Planning Commission adopt Resolution No. 2047 (refer to Attachment No. 1)
approving Tentative Tract Map No. TTM 19-08 (82941), subject the conditions listed in
the staff report.
BACKGROUND
The subject property is a 10,298 square foot, reverse corner lot, zoned R-3, High Density
Multiple-Family Residential with a High Density Residential (HDR), General Plan land use
designation. The site is located on the southeast corner of S. Sunset Boulevard and
Fairview Avenue. The site is completely surrounded by multi-family residences - refer to
Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the Subject
Property and Vicinity. The site is currently developed with a 2,167 square foot, two unit,
TTM 19-08 (82941)
1046 Fairview Avenue
February 11, 2020 – Page 2 of 8
Ranch style duplex and a detached two-car garage built in 1950. The duplex has been
vacant since December 6, 2018 to accommodate the new development that was
approved by the City of July 25, 2017. An amendment to the design and site layout were
approved on June 12, 2019. The approval was for a five unit, Contemporary style, multi-
family development with a subterranean parking level. The property owner has not
submitted the plans to Building Services for plan-check, but has until June 13, 2020.
PROPOSAL/ANALYSIS
The Applicant is requesting to subdivide the airspace of an approved five unit multi-family
residential development for condominiums purposes, which is processed through the
Tentative Tract Map. – refer to Attachment No. 3. The proposed subdivision is consistent
with the General Plan High Density Residential Land Use designation which allows up to
30 dwelling units per acre and is consistent with the R-3, High Density Multiple Family
Residential zoned. The proposed subdivision is also consistent with the City’s General
Plan, Development Code, and the Subdivision Map Act. The proposed tentative tract map
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, or their respective designees.
FINDINGS
The proposed subdivision complies with the subdivision regulations of the Arcadia
Development Code, and the State Subdivision Map Act, and the Regional Water Quality
Control Board requirements. The following findings are the required for approval of the
Tentative Tract 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 proposed tentative tract map is for the
airspace subdivision of a five unit multi-family residential development for
condominium purposes. The subdivision is in conformance with all of the
provisions under the City’s Development Code, the City’s General Plan, and the
State Subdivision Map Act. It has been determined that the proposed subdivision
is consistent with the General Plan High Density Residential Land Use designation
and the R-3, High Density Multiple Family Residential zoned, as only the airspace
will be subdivided under this approval. The subdivision for the new multi-family
development will comply with City’s General Plan Land Use and Community
Design Policy LU-1.1, which is to promote new infill and redevelopment projects
that are consistent with the City’s land use and compatible with surrounding
existing uses.
Figure 2. Proposed front elevation
TTM 19-08 (82941)
1046 Fairview Avenue
February 11, 2020 – Page 3 of 8
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 subdivision
of the five unit multi-family residential development. The R-3 zone requires 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. Based on the lot
size of 10,289 square feet, the site can accommodate a minimum of five (5) and a
maximum of seven (7) units. The approved multi-family residential development
was reviewed and approved and will all other applicable zoning requirements,
including but not limited to parking, setbacks, height, and open space. Therefore,
the site is suitable for 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 tract map is to subdivide
the airspace and not the land of an approved multi-family residential development
that is located within an urbanized area that has no habitat. Therefore, the
proposed subdivision 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 for condominium
purposes. No portion of the land will be physically subdivided under this approval.
The tentative tract map has been reviewed by various City departments including
Public Works Service Department and Fire Department to ensure compliance with
applicable regulations. Additionally, the construction of the multi-family residential
development will comply with all Building and Fire Codes regulations. Therefore,
the proposed subdivision will not cause any serious 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: There are no easements as part of the airspace
subdivision that require the public at large to access through for this new
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1046 Fairview Avenue
February 11, 2020 – Page 4 of 8
development. Therefore, the proposed subdivision will not conflict with any such
easements.
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 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.
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 subdivision of the new five unit
multi-family residential development has been designed to comply with the
California Building Code, which includes regulations pertaining to energy
conservation.
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 proposed subdivision complies with the
density requirements of the City’s Development Code, and all the improvements
required for the site will comply with the regulations in the City’s Development
Code.
ENVIRONMENTAL ASSESSMENT
It has been determined that the project as an infill development 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. 4 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 January 30, 2020. As
of February 7, 2020, staff did not receive any public comments on this project.
TTM 19-08 (82941)
1046 Fairview Avenue
February 11, 2020 – Page 5 of 8
RECOMMENDATION
It is recommended that the Planning Commission approve Tentative Tract Map No. TTM
19-08 (82941), subject to the following conditions, and find that the project is Categorically
Exempt from the California Environmental Quality Act (CEQA), and adopt Resolution No.
2047, subject to the following conditions of approval:
1. The section regarding “Maintenance” for the site’s Covenants, Conditions, and
Restrictions (CC&Rs) shall be submitted to the Planning Division for review and
approval prior to the recordation of the Final Map.
2. The Applicant/Property Owner shall be required to pay the following fees prior to
approval of the Final Parcel Map:
a. Map Fee $100.00
b. Final Approval Fee (1 lot @ $25.00 ea.) $ 25.00
TOTAL $125.00
3. Prior to approval of the Final Tract Map, the Applicant/Property Owner submit a
separate demolition and erosion control plan prepared by a registered Civil
Engineer.
4. Prior to approval of the Final Tract Map, the Applicant/Property Owner shall either
construct or post security for all public improvements shown on the Tentative Tract
Map No. 82941 and the following items;
a. Remove and replace the curb and gutter from property line to property line.
b. Remove and replace sidewalk from property line to property line, and add
additional sidewalk around obstructions to meet ADA minimum width
requirements.
c. Install a concrete pad behind sidewalk on S. Sunset Boulevard to
accommodate the bus stop (approximately 5 feet by 30 feet).
d. Remove and replace the driveway apron per City of Arcadia standard, offset
min. of one foot from the property line to the top of the wing.
e. Repair asphalt street damages caused by the development, as necessary.
5. The Applicant/Property Owner shall submit a Grading Plan prepared by a
registered Civil Engineer subject to the review and approval of the City Engineer
prior to issuance of a building permit.
6. An 8” CI water main with 85 psi static pressure is available on the north side of
Fairview Ave and a 12” DIP water main with 90 psi static pressure is available in
Sunset Blvd. Both of them are available for domestic water and/or fire services.
7. The Applicant/Property Owner shall install a separate water meter for each condo
unit. A common water meter for each unit can be used to supply both domestic
water services and fire services. The Applicant/property owner shall separate the
TTM 19-08 (82941)
1046 Fairview Avenue
February 11, 2020 – Page 6 of 8
fire service from domestic water service with an approved back flow device. If fire
suppression system is required for the semi-subterranean parking structure, a
separate fire service with Double Detector Check Assembly (DCDA) shall be
installed.
8. The Applicant/Property Owner shall provide separate water service and meter for
common area landscape irrigation.
9. The Applicant/Property Owner shall submit a Water Meter Clearance application
to the Public Works Services Department prior to permit issuance. Installation shall
be according to the specifications of the Public Works Services Department,
Engineering Division. Abandonment of existing water services, if necessary, shall
be carried out by the Applicant/Property Owner, according to Public Works
Services Department, Engineering Division specifications.
10. The Applicant/property owner shall install a new water service according to the
specifications of the Public Works Services Department, Engineering Division.
Abandonment of existing water services, if necessary, shall be carried out by the
Applicant/Property Owner, according to Public Works Services Department,
Engineering Division specifications.
11. An 8-inch Vitrified Clay Pipe (VCP) City-owned sewer main is available in Fairview
Ave. and an 8” VCP County- owned sewer main is available in Sunset Blvd. The
Applicant/property owner shall obtain approval from the Los Angeles County
Sanitation District if it decides to connect the County sewer prior to commencing
work and shall also obtain an encroachment permit for the City of Arcadia prior to
commencing work.
12. The Applicant/Property Owner shall utilize existing sewer lateral if possible. If any
drainage fixture elevation is lower than the elevation of the next upstream manhole
cover (529.40’), an approved type of backwater valve is required to be installed on
the lateral at the right of way. The Applicant/Property Owner shall submit a Low
Impact Development (LID) plan per the County of Los Angeles 2014 standards
manual to the City Engineer prior to the issuance of a building permit.
13. 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.
14. 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 off icials, officers,
employees or agents to attack, set aside, void, or annul any approval or conditional
TTM 19-08 (82941)
1046 Fairview Avenue
February 11, 2020 – Page 7 of 8
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.
15. Approval of TTM 19-08 (82941) shall not be in effect unless the Property Owner
and Applicant have executed and filed the Acceptance Form with the City on or
before 30 calendar days after the Planning Commission has adopted the
Resolution. The Acceptance Form to the Development Services Department is to
indicate awareness and acceptance of the conditions of approval.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this project, the Commission should move
to approve Tentative Tract Map No. TTM 19-08 (82941) state that the proposal satisfies
the requisite findings, and adopt the attached Resolution No. 2047 that incorporates the
requisite environmental, subdivision, and architectural design review 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
specific reasons for denial, and move to deny Tentative Tract Map No. TTM 19-08 (82941)
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 February 11, 2020, Planning Commission Meeting,
please contact Associate Planner, Vanessa Quiroz at (626) 574-5422, or
vquiroz@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Planning & Community Development Administrator
TTM 19-08 (82941)
1046 Fairview Avenue
February 11, 2020 – Page 8 of 8
Attachment No. 1: Resolution No. 2047
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Tentative Parcel Map No. TTM 19-08 (82941)
Attachment No. 4: Preliminary Exemption Assessment
Attachment No. 1
Resolution No. 2047
Attachment No. 1
Attachment No. 2
Aerial Photo with Zoning Information and
Photos of the Subject Property and the
Surrounding Properties
Attachment No. 2
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
1950
2,167
2
MERIDIAN CONSULTING INTERNATIONAL INC
Site Address:1046 FAIRVIEW AVE
Parcel Number:5783-003-020
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 24-Jan-2020
Page 1 of 1
Subject Site: 1046 Fairview Avenue
Avenue
Subject Site: 1046 Fairview Avenue
Avenue
Subject Site: 1046 Fairview Avenue
Avenue
Subject Site: 1046 Fairview Avenue
Avenue
Multi-family property to the rear at 1012 S. Sunset Blvd.
Multi-family property to the rear at 1016 S. Sunset Blvd.
Multi-family property at the southwest corner of S. Sunset Blvd. and Fairview
Ave.
Multi-family property across the street on S. Sunset Blvd.
Multi-family property at the northwest corner of S. Sunset Blvd. and Fairview
Ave.
Multi-family property at the northeast corner of S. Sunset Blvd. and Fairview
Ave.
Multi-family property at the northeast corner of S. Sunset Blvd. and Fairview
Ave.
Multi-family property to the east of the subject site.
Attachment No. 3
Tentative Tract Map No. TTM 19-08
(82941)
Attachment No. 3
No. 82941
Attachment No. 4
Preliminary Exemption Assessment
Attachment No. 4
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project: Tentative Tract Map No. TTM 19-08 (82941) to subdivide a five-
unit multi-family residential development for condominium
purposes.
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):
1046 Fairview Avenue (The lot is located at the southeast
corner of S. Sunset Blvd. and Fairview Avenue)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Nardi Norberto
(2) Address 805 Shamrock Avenue
Monrovia, CA 91016
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:
12/20/19
Staff:
Vanessa Quiroz, Associate Planner