HomeMy WebLinkAboutItem No. 2 - MFADR 19-01, TTM 19-02 (82694) - 9828 E. Naomi AvenueDATE: April 28, 2020
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 19-01 AND TENTATIVE PARCEL MAP NO. TPM 19-02
(82694) WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR A THREE-UNIT MULTI-
FAMILY RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 9828 EAST
NAOMI AVENUE
Recommendation: Adopt Resolution No. 2053
SUMMARY
The Applicant, Eric Tsang, on behalf of the property owner, Noel Park, LLC, is requesting
approval of Multiple Family Architectural Design Review No. MFADR 19-01 and Tentative
Parcel Map No. TPM 19-02 (82694) for a three-unit multi-family residential condominium
development.
General Plan, Development Code, and Subdivision Code. It is recommended that the
Planning Commission adopt Resolution No. 2053 (Attachment No. 1) and finds this
project Categorically Exempt under CEQA and approve Multiple Family Architectural
Design Review No. MFADR 19-01 and Tentative Parcel Map No. TPM 19-02 (82694),
subject to the conditions listed in this staff report.
BACKGROUND
The subject site is a 10,100 square foot interior lot, located between S. Golden West
Avenue and S. Baldwin Avenue, off of E. Naomi Avenue. The General Plan Land Use
Designation is High Density Residential, and 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 east, west and south, and commercial zoned properties to the north of the subject
site. The site is developed with a single-family dwelling with an attached garage
constructed in 1923 refer to Attachment No. 2 for an Aerial photo with Zoning
Information and Photos of the Subject Property and Vicinity. There is an existing
Resolution No. 2053 - MFADR 19-01 & TPM 19-02 (82694)
9828 E. Naomi Avenue
April 28, 2020 Page 2 of 13
Figure 1 - Aerial of Subject Site
ingress/egress easement located along the east side of the property which provides
access for three residential properties located behind the subject site. (See Figures 1 &
2) The easement measures 20 feet wide and spans the entire depth (100 feet) of the
subject site.
A Certificate of Demolition (COD) for the subject property was approved on September
5, 2019 see Attachment No. 5 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 a historical resource nor is it eligible for listing on the California Register or
as a local landmark. The residence is not a good example of a particular architectural
style and is not representative of or associated with any important historical events or
people.
PROPOSAL
The applicant is proposing to demolish the existing single family structure and construct
a three-unit, multi-family residential condominium development with surface parking
refer to Attachment No. 3 for the Tentative Parcel Map and Attachment No. 4 for the
proposed Architectural Plans. The proposed development consists of three, three-story,
Resolution No. 2053 - MFADR 19-01 & TPM 19-02 (82694)
9828 E. Naomi Avenue
April 28, 2020 Page 3 of 13
modern contemporary townhomes. All the units will consist of three bedrooms that vary
between 2,259 square feet to 2,420 square feet. Units A & B will front on E. Naomi and
the Unit C will be located at the rear and will have access from E. Naomi via a pedestrian
walkway. All units will have direct access from their associated garages (see Figure 2).
Properties in the R-3 zone are allowed a maximum building height of 30 feet. However,
the Development Code provides certain exceptions to the building height. The proposed
development will have an overall height of 33 feet, measured to the top of the ridge. The
Code allows the ridge of a pitched roof on a primary structure to extend up to three (3)
feet above the maximum height limit on properties in the R-2 and R-3 zones. The
development will provide private open space for each unit via a rooftop deck. The top of
the deck guardrails will measure -height. In addition, the stairwells providing
access to the deck will measure 39 - in total height. The Code allows guardrails to
exceed the maximum height limit by five feet, and stairwells or elevator access to roof
decks that are architecturally integrated into the design of the structure to exceed the
maximum height limit by ten feet. Therefore, the proposed development will comply with
the height requirements of the R-3 Zone.
The building will meet the minimum front yard setback of -, and all the other setbacks
required in the R-3 zone. As part of the development of the site, a five foot dedication will
be required along the entire frontage for street and sidewalk purposes. Therefore, the
front yard setback shall be measured from the new property line, accounting for the
Figure 2 Site Plan Egress/Ingress Easement E. Naomi Ave
Garage Garage
Garage
Resolution No. 2053 - MFADR 19-01 & TPM 19-02 (82694)
9828 E. Naomi Avenue
April 28, 2020 Page 4 of 13
proposed dedication. As for the westerly side yard setback, it shall be measured from the
inside edge of the existing egress/ingress easement, and not the westerly property line.
The Development Code requires that setbacks be measured from a prescribed lot line or
easement, and also requires that the ultimate lot area subtract right-of-way dedications
and private street easements for density, lot coverage and FAR calculation purposes.
Each unit requires a minimum of 100 square feet of open space, provided either through
common or private open space. The development will include a total of 2,614 square feet
of common open space and each unit will have a private roof deck ranging in area from
194 to 302 square feet; therefore the proposed open space exceeds the Code
requirement.
A total of eight (8) parking spaces will be provided on-site, six (6) enclosed spaces for the
three (3) condominiums, and two (2) guest parking spaces. Each unit will have direct
access from their respective garages. All garages will have access from E. Naomi Avenue
via two existing driveways. Units A & C will have access via the existing egress/ingress
easement, and Unit B will have garage access from an existing driveway on the east side
of the property. 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 an enclosed garage for each unit that will be slightly
wider than the minimum requirement, measuring at 20 feet wide by 19 feet in depth. The
project will also include a bicycle rack for up to five (5) bicycles, located adjacent to the
driveway and Unit A. Therefore, the project will be parked to Code.
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. The subject
site measures 10,100 square feet in lot area. However, as part of the development, a five
foot dedication will be required along the site frontage, which measures approximately
505 square feet, resulting in a new lot size of 9,595 square feet. The site also has an
existing shared driveway through a reciprocal access easement that lies with the land,
and serves three properties to the rear of this site. For the purposes of calculating density,
the proposed dedication and existing driveway easement were both removed from the
total lot area, resulting in a net lot size of 7,595 square feet. As a result, the minimum
density for this size is three (3) units and the maximum is five (5) units; therefore, the
proposed three-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. Parking for the project will be provided at-
grade and will consist of a two-car garage for each unit and two (2) guest spaces. The
Development Code also requires a minimum of 0.2 bicycle parking spaces per unit, with
a minimum of two (2) bicycle parking spaces. The project will include one bicycle rack
with a capacity of up to five (5) bicycles located adjacent to the driveway and Unit A.
Therefore, the project will comply with the parking, bicycle parking, and all development
standards of the R-3 Zone, including the height.
Resolution No. 2053 - MFADR 19-01 & TPM 19-02 (82694)
9828 E. Naomi Avenue
April 28, 2020 Page 5 of 13
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 modern contemporary architectural style (refer to
Attachment No. 4), and will consist of a stucco exterior with two different finishes, wood
siding and brick veneer (see Figure 3). The proposed modern contemporary style
architecture will be compatible with both the eclectic residential architecture on E. Naomi
Avenue and with the existing President Square and Arcadia Hub shopping centers that
are located across the street. Adjacent to the east and west of the site, are two-story
multiple family developments with semi-subterranean parking. While these developments
are two stories, they appear as 2.5 stories as the first level is elevated above grade level
because of the semi-subterranean parking structure. Therefore, the proposed three-story
development will not be out of character with the existing residential developments. The
site is also across the street from two commercial centers, so the architectural style blends
with the residential and non-residential looking buildings. In an effort to be sensitive to the
neighbors to the south of the subject site, the Applicant has kept the windows at the rear
elevation to a minimum, located roof decks away from the rear of the building, and has
proposed trees along the rear property line for screening purposes.
The proposed development will be consistent with th amily
Residential Design Guidelines, Development Code, and the Subdivision Map Act. The
proposed plans have been reviewed by various City Departments, and all City
requirements shall be complied with to the satisfaction of the Building Official, City
Figure 3. Proposed front (north) elevation
Resolution No. 2053 - MFADR 19-01 & TPM 19-02 (82694)
9828 E. Naomi Avenue
April 28, 2020 Page 6 of 13
Engineer, Planning & Community Development Administrator, Fire Marshal, and Public
Works Services Director.
FINDINGS
Tentative Parcel Map
The proposal to subdivide the airspace for three (3) residential condominium units
requires a subdivision through the Tentative Parcel Map process see Attachment No. 3
for Tentative Parcel Map No. TPM 19-02 (82694). 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:
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 three-unit multi-family residential
condominium development with a tentative parcel map to subdivide the airspace
is 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 three-unit multi-family residential condominium
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
with surrounding existing
uses.
Policy LU-4.1: Require that new multi-family 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 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
Resolution No. 2053 - MFADR 19-01 & TPM 19-02 (82694)
9828 E. Naomi Avenue
April 28, 2020 Page 7 of 13
per 1,450 square feet of lot area. After accounting for the proposed dedication and
existing egress/ingress easement, this calculates to a minimum of three (3) units
and a maximum of five (5) units for the subject property. The proposed three-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 three (3) condominium units is a minor subdivision of an 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 three-unit multi-family condominium development. The construction of
the three (3), multi-family residential units are being done in compliance with
Building and Fire Codes and all other applicable regulations. The proposed density
will be below the maximum allowed by the R-
infrastructure will adequately serve the new development. In addition, 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.
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9828 E. Naomi Avenue
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Facts in Support of the Finding: The Arcadia Public Works Services Department
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 three-
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
and the regulations of any public agency having jurisdiction by law.
Facts in Support of the Finding: The proposed subdivision as conditioned
the improvements required for the site and each unit will comply with the
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 mass, scale, quality of the design, and the proposed landscaping are
compatible with other developments in the surrounding neighborhood. The proposed
design is a mix of modern contemporary elements on a traditional architectural style
building to blend with the commercial and multi-family buildings that exist on this street.
Some of the traditional architecture features includes a sloped roof with concrete tile roof
material, and a stucco exterior. The modern contemporary elements include the vertical
siding, brick veneer, vertical wall with decorative metal slats, metal reveals, and flat roof
on the stairwells with metal flashing. The design fits into the neighborhood as there are a
mixture of multiple family developments with eclectic architecture styles. Adjacent to the
east and west of the site are two-story multiple family developments with semi-
subterranean parking. While these developments are two stories, they appear as 2.5
stories as the first level is elevated above grade level, because of the semi-subterranean
parking structure. Therefore, the proposed three-story development will not be out of
character with the existing residential developments. The site is also located across the
street from two commercial centers; President Square and Arcadia Hub. Therefore, the
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
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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
Public hearing notices for this item were mailed to the owners of those properties that are
located within 300 feet of the subject property and published in the Arcadia Weekly on
April 16, 2020. As of April 23, 2020, staff did not receive any public comments on this
project.
RECOMMENDATION
It is recommended that the Planning Commission approve Multiple Family Architectural
Design Review No. MFADR 19-01 and Tentative Parcel Map No. TPM 19-02 (82694),
subject to the following conditions, find that the project is Categorically Exempt from the
California Environmental Quality Act (CEQA), and adopt Resolution No. 2053, 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
19-01 and TPM 19-02 (82694), subject to the approval of the Planning & Community
Development Administrator, or designee.
3. The Owner/Applicant shall coordinate with the Public Works department for the
installation or removal of street trees per the City of Arcadia Street Tree Master Plan.
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
Resolution No. 2053 - MFADR 19-01 & TPM 19-02 (82694)
9828 E. Naomi Avenue
April 28, 2020 Page 10 of 13
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
82694 and listed below:
a. Remove and replace curb and gutter along the entire property frontage.
b. Remove and replace sidewalk along the entire property frontage.
c. Remove and replace the driveway apron with ADA access per City of
Arcadia standard.
d. Prior to approval of the Parcel Map, 5-feet along property frontage shall
be dedicated to the City for street and sidewalk purposes.
6. Prior to submittal of a Final 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.
7. The Owner/Applicant shall submit a Grading Plan prepared by a registered Civil
Engineer subject to review and approval of the City Engineer, or designee prior to
issuance of a building permit. The grading plans shall indicate all site improvements,
and shall indicate complete drainage paths of all drainage water run-off.
8. The project shall comply with the latest adopted edition of the following codes as
applicable:
a. California Building Code
b. California Residential Code
c. California Electrical Code
d. California Mechanical Code
e. California Plumbing Code
f. California Energy Code
g. California Fire Code
h. California Green Building Standards Code
i. California Existing Building Code
9. A building permit shall be issued prior to demolishing the existing buildings on-site.
10. All units shall be fire sprinklered per the City of Arcadia Fire Department Single &
Multi-Family Dwelling Sprinkler Standards.
11. Minimum 2A:10BC fire extinguishers shall be provided on the ground level.
12. The Owner/Applicant shall file a water service application with the East Pasadena
Water Company. Installation of new water services shall be according to the
specifications of the East Pasadena Water Company.
Resolution No. 2053 - MFADR 19-01 & TPM 19-02 (82694)
9828 E. Naomi Avenue
April 28, 2020 Page 11 of 13
13. The Owner/Applicant shall obtain an encroachment permit from the City of Arcadia
Development Services Department Engineering Division, prior to commencement of
any work within the Public right-of-way.
14. The Owner/Applicant shall utilize existing sewer lateral, if possible.
15. If any drainage fixture elevation is lower than the elevation of next upstream manhole
16. 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.
17. A separate landscape meter is required for common area landscape irrigation. The
backflow preventer on the common area irrigation shall be Reduce Pressure
Backflow Assembly as approved by the Public Works Services Department.
18. The Owner/Applicant shall be responsible for the installation of new water service
and abandonment of existing water services, if necessary. All work shall be
completed in accordance with Public Works Services Department, Engineering
Division specifications.
19. The Owner/Applicant shall integrate Low Impact Development (LID) strategies into
the site design. These strategies include using infiltration trenches, biorentention
planter boxes, roof drains connected to a landscaped area, pervious concrete/paver,
etc.
20. The Owner/Applicant shall install a trash enclosure with a one-foot clearance around
all bins, including but not limited to trash and recycling bins to the satisfaction of the
Public Works Services Director, or designee.
21. The Owner/Applicant 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 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
Resolution No. 2053 - MFADR 19-01 & TPM 19-02 (82694)
9828 E. Naomi Avenue
April 28, 2020 Page 12 of 13
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 19-01 and TPM 19-02 (82694) 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 Multiple Family Architectural Design Review No. MFADR 19-01 and Tentative
Parcel Map No. TPM 19-02 (82694), state that the proposal satisfies the requisite
findings, and adopt the attached Resolution No. 2053 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
specific reasons for denial, and move to deny Multiple Family Architectural Design Review
No. MFADR 19-01 and Tentative Parcel Map No. TPM 19-02 (82694), and direct staff to
decision and specific findings.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the April 28, 2020, 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. 2053
Resolution No. 2053 - MFADR 19-01 & TPM 19-02 (82694)
9828 E. Naomi Avenue
April 28, 2020 Page 13 of 13
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Tentative Parcel Map No. TPM 19-02 (82694)
Attachment No. 4: Proposed Architectural Plans
Attachment No. 5: Historical Report
Attachment No. 6: Preliminary Exemption Assessment
Attachment No. 1
Attachment No. 1
Resolution No. 2053
Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information &
Photos of the Subject Property and Vicinity
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
1923
1,302
1
NOEL PARK LLC
Site Address:9828 E NAOMI AVE
Parcel Number: 5383-034-013
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 16-Apr-2020
Page 1 of 1
Subject Site
Attachment No. 4
Attachment No.
Tentative Parcel Map No. TPM 19-02
(82694)
Attachment No. 5
Attachment No.
Proposed Architectural Plans
(E) 6' HT BLOCK WALL TO BE REMOVED(E) 6' HT BLOCK WALL TO BE REMOVED
(E) GARDEN WALLTO BE REMOVED(E) GARDEN WALLTO BE REMOVED
10" CRAPE MYRTLE TO BE REMOVED
SHEET NO.
440 E. HUNTINGTON DR., # 356,
ARCADIA, CA 91006
909.569.3737
MAIL@ERIC-DESIGN.COM
ERIC CHI WANG TSANG, AIA
4/21/2020 11:25:51 AMA-1.0
SITE PLAN
APPLICANT/ OWNER
OWNER:
ADDRESS:9828 E. NAOMI AVE., ARCADIA, CA 91006
TEL:909.569.3737
EMAIL:MAIL@ERIC DESIGN.COM
APPLICANT:ERIC TSANG
ADDRESS:440 E. HUNTINGTON DR., STE 356, ARCADIA, CA 91006
TEL:909.569.3737
EMAIL:MAIL@ERIC DESIGN.COM
PROJECT DESCRIPTION
PROJECT NAME:NAOMI CONDOMINIUMS
PROJECT ADDRESS:9828 NAOMI AVE., ARCADIA, CA 91006
APN:5383 034 013
JOB DESCRIPTION:CONSTRUCT NEW 3 STORY 3 UNIT CONDOMINIUM
ZONING:R 3
NUMBER OF STORY:3
OCCUPANCY GROUP:R 3/U
CONSTRUCTION TYPE:V B
EXISTING/DEMOLITION
EXISTING HOUSE:1302 SF
DEMOLITION:ALL EXISTING UNITS
PROJECT DATA
LOT SIZE:10,100 SF (ASSESSOR) 10,074 (SURVEY)
DEDICATION:500 SF (5 x 100)
EASEMENT:1914.8 SF (95.74 x 20)
NET LOT SIZE:7,659.2 SF
MAXIMUM DENSITY:7659.2 / 1,450 SF = 5 UNITS
MINIMUM DENSITY:7659.2 / 2,200 SF = 3 UNITS
PROPOSED DENSITY:3 UNITS
REQIRED PARKING SPACE:2 * 3 UNITS =6 ENCLOSED
3 UNITS / 2 =2 GUEST
PROVIDED PARKING SPACES:6 ENCLOSED & 2 GUEST PARKING
FRONT YARD LANDSCAPE RATIO:1562 SF / 2520 SF = 62% > 60%
REQUIRED OPEN SPACE:100 SF * 4 = 400 SF
PROPOSED OPEN SPACE:
COURTYARD (SHARED):299 SF
REAR YARD (COMMON):615 SF
FRONT YARD (COMMON):1,700 SF
UNIT A ROOF DECK (PRIVATE):194 SF
UNIT B ROOF DECK (PRIVATE):302 SF
UNIT C ROOF DECK (PRIVATE):210 SF
FLOOR AREA CALCULATION:
UNIT A:
1ST FLOOR LIVING AREA:207 SF
2ND FLOOR LIVING AREA:1,135 SF
3RD FLOOR LIVING AREA:917 SF
ON GRADE GARAGE AREA:435 SF
TOTAL LIVING AREA:2,259 SF
UNIT B:
1ST FLOOR LIVING AREA:247 SF
2ND FLOOR LIVING AREA:857 SF
3RD FLOOR LIVING AREA:1,241 SF
ON GRADE GARAGE AREA:435 SF
TOTAL LIVING AREA:2,345 SF
UNIT C:
1ST FLOOR LIVING AREA:1,108 SF
2ND FLOOR LIVING AREA:817 SF
3RD FLOOR LIVING AREA:495 SF
ON GRADE GARAGE AREA:400 SF
TOTAL LIVING AREA:2,420 SF
TRASH ENCLOSURE:67 SF
COVERED PORCH:85 SF
TOTAL FLOOR AREA:7,024 SF
TOTAL LOT COVERAGE:2,984 SF
16' -0"X 7' -0" GARAGE
16' -0"X 7' -0" GARAGE16' -0"X 7' -0" GARAGE
3' -0"X 7' -0" FDTG
C5
3' -0"x 4' -6" CSSILL HT: 2' -6"TG
3' -0"X 8' -0" SW
3' -0"X 7' -0" FDTG
3' -0"X 8' -0" SW
2' -6"X 8' -0" SW
2' -6"X 8' -0" SW
2' -8"X 8' -0" SW
2' -8"X 8' -0" SW
2' -8"X 8' -0" SW
3' -0"X 7' -0" FD
C2
5' -0"x 3' -6"SILL HT: 3' -6"
2' -8"X 8' -0" SW
4' -0"X 6' -8" SL
A1
1' -6"x 7' -0" FXSILL HT: 0' -0"TG
3' -0"X 7' -0" FDTG
B2
1' -6"x 7' -0" FXSILL HT: 0' -0"TG
A2
3' -0"x 6' -0" FXSILL HT: 5' -0"
B1
6' -0"x 2' -0" FXSILL HT: 6' -0"
B4
3' -0"x 2' -0" FXSILL HT: 0' -0"
B3
3' -0"x 5' -0" SHSILL HT: 2' -0"
C6
2' -0"x 3' -6" AWSILL HT: 3' -6"
C4
6' -0"x 2' -0" FXSILL HT: 5' -0"
C3
5' -0"x 4' -0" SLSILL HT: 3' -0"
C1
1' -6"x 7' -0" FXSILL HT: 0' -0"TG
A3
3' -0"x 6' -0" FXSILL HT: 5' -0"
3' -0"X 8' -0" SW
2' -6"X 8' -0" PD
2' -6"X 8' -0" SW
A11
6' -0"x 5' -0" SLSILL HT: 2' -0"
A14
6' -0"x 4' -6" SLSILL HT: 2' -6"
B10
6' -0"x 5' -0" SLSILL HT: 2' -0"
C9
3' -0"x 4' -6" AWSILL HT: 2' -6"
A15
3' -0"x 4' -6" AWSILL HT: 2' -6"
8' -0"X 8' -0" SLTG
2' -6"X 8' -0" PD
2' -6"X 8' -0" SW
2' -8"X 8' -0" SW
2' -6"X 8' -0" SW
4' -0"X 8' -0" PD
4' -0"X 8' -0" PD
4' -0"X 8' -0" PD
8' -0"X 8' -0" SLTG
2' -6"X 8' -0" PD
2' -6"X 8' -0" SW
2' -6"X 8' -0" PD
10' -0"X 8' -0" SL
TG
2' -8"X 8' -0" SW
2' -6"X 8' -0" SW
2' -6"X 8' -0" SW
A5
4' -6"x 2' -0" FXSILL HT: 0' -0"
A4
3' -0"x 5' -0" SHSILL HT: 2' -0"
A6
1' -6"x 5' -0" FXSILL HT: 2' -0"A21
3' -0"x 6' -0" FXSILL HT: 5' -0"B8
6' -0"x 2' -0" FXSILL HT: 0' -0"
B7
6' -0"x 5' -0" SLSILL HT: 3' -0"
C7
2' -0"x 3' -6" AWSILL HT: 3' -6"
A16
6' -0"x 5' -0" SLSILL HT: 3' -0"
C10
6' -0"x 4' -6" SLSILL HT: 2' -6"
C11
3' -0"x 4' -6" AWSILL HT: 2' -6"
C8
6' -0"x 2' -0" FXSILL HT: 5' -0"
A12
3' -0"x 5' -0" SHSILL HT: 2' -0"
B9
3' -0"x 5' -0" SHSILL HT: 2' -0"
C12
6' -0"x 1' -6" FXSILL HT: 5' -6"TG
B11
2' -0"x 1' -6" AWSILL HT: 5' -6"
B12
5' -0"x 4' -6" SLSILL HT: 3' -0"
A13
3' -0"x 1' -6" AWSILL HT: 0' -6"
A9
3' -0"x 1' -6" AWSILL HT: 1' -6"
A10
3' -0"x 1' -6" AWSILL HT: 1' -6"
A23
3' -0"x 6' -0" FXSILL HT: 5' -0"
B6
6' -0"x 2' -0" FXSILL HT: 0' -0"
B5
6' -0"x 5' -0" FXSILL HT: 3' -0"
SHEET NO.
440 E. HUNTINGTON DR., # 356,
ARCADIA, CA 91006
909.569.3737
MAIL@ERIC-DESIGN.COM
ERIC CHI WANG TSANG, AIA
4/20/2020 11:18:53 PMA-2.0
FLOOR PLANS
2' -8"X 8' -0" SW
2' -6"X 8' -0" SW
2' -8"X 8' -0" SW
2' -8"X 8' -0" SW
2' -6"X 8' -0" SW
2' -6"X 8' -0" SW
A29
6' -0"x 2' -0" FXSILL HT: 5' -0"TG
A25
3' -0"x 4' -0" CSSILL HT: 3' -0"
A26
3' -0"x 4' -0" CSSILL HT: 3' -0"
A27
3' -0"x 4' -0" CSSILL HT: 3' -0"
B25
3' -0"x 1' -6" AWSILL HT: 5' -6"TG
2' -8"X 8' -0" SW
2' -6"X 8' -0" SW
2' -6"X 8' -0" SW
2' -6"X 8' -0" SW
2' -6"X 8' -0" SW
5' -0"X 8' -0" SLTG
5' -0"X 8' -0" SL
A18
4' -6"x 2' -0" FXSILL HT: 0' -0"
A17
3' -0"x 5' -0" SHSILL HT: 2' -0"
A19
1' -6"x 5' -0" FXSILL HT: 2' -0"
A20
3' -0"x 6' -0" FXSILL HT: 5' -0"
A21
3' -0"x 6' -0" FXSILL HT: 5' -0"
B16
6' -0"x 2' -0" FXSILL HT: 0' -0"
B15
6' -0"x 5' -0" SLSILL HT: 2' -0"
C16
6' -0"x 2' -0" FXSILL HT: 5' -0"
B23
3' -0"x 4' -0" CSSILL HT: 3' -0"TG
B24
3' -0"x 4' -0" CSSILL HT: 3' -0"TG
C15
6' -0"x 4' -6" SLSILL HT: 2' -6"
C14
6' -0"x 2' -0" FXSILL HT: 5' -0"
C13
2' -0"x 3' -6" AWSILL HT: 3' -6"
A24
2' -0"x 3' -6" AWSILL HT: 3' -6"
B19
3' -0"x 1' -6" AWSILL HT: 5' -6"TG
B17
3' -0"x 1' -6" AWSILL HT: 5' -6"
B18
6' -0"x 5' -0" SLSILL HT: 2' -0"
2' -6"X 8' -0" SW
B22
6' -0"x 5' -0" SLSILL HT: 2' -0"
B21
6' -0"x 5' -0" FXSILL HT: 2' -0"
A31
3' -0"x 5' -0" SHSILL HT: 2' -0"TG
A30
6' -0"x 5' -0" FXSILL HT: 2' -0"TG
A28
3' -0"x 4' -0" CSSILL HT: 3' -0"
A22
3' -0"x 6' -0" FXSILL HT: 5' -0"
A23
3' -0"x 6' -0" FXSILL HT: 5' -0"
B14
6' -0"x 2' -0" FXSILL HT: 0' -0"
B13
6' -0"x 5' -0" FXSILL HT: 3' -0"
B20
3' -0"x 4' -0" CSSILL HT: 3' -0"
2' -8"X 8' -0" SW
2' -6"X 8' -0" SW
2' -8"X 8' -0" SW
3' -0"X 7' -0" FDTG
3' -0"X 7' -0" FDTG 3' -0"X 7' -0" FDTG
C17
6' -0"x 2' -0" FXSILL HT: 5' -0"
A32
6' -0"x 3' -0" FXSILL HT: 1' -6"
B26
6' -0"x 2' -0" FXSILL HT: 5' -0"
ENDURO-KOTE TOTAL SYSTEM SILTSTONE COLOR COAT
ENDURO-KOTE TOTAL SYSTEM
SILTSTONE COLOR COAT
ENDURO-KOTE TOTAL SYSTEM
SILTSTONE COLOR COAT
SHEET NO.
440 E. HUNTINGTON DR., # 356,
ARCADIA, CA 91006
909.569.3737
MAIL@ERIC-DESIGN.COM
ERIC CHI WANG TSANG, AIA
4/20/2020 11:18:56 PMA-2.1
FLOOR PLANS
SHEET NO.
440 E. HUNTINGTON DR., # 356,
ARCADIA, CA 91006
909.569.3737
MAIL@ERIC-DESIGN.COM
ERIC CHI WANG TSANG, AIA
4/21/2020 8:55:45 AMA-3.0
ELEVATIONS
UNIT A UNIT B
UNIT C
NAOMI AVE
LOT COVERAGE SUMMARY:
TOTAL LANDSCAPED AREA: 2,651 SF.
665 SF. OF WST WATER USE ON TURF (25%)
458 SF. OF MEDIUM WATER USE PLANTS (17.3%)
1515 SF. OF LOW WATER USE PLANTS (57.2%)
13 SF. OF NO WATER USE ON PEA GRAVEL (0.5%)
HARDSCAPE IN FRONT SETBACK: 1194 SF. (39.8%) < 40%
(ALLOWED 1199.6 SF. OR 40%)
DATE REVISIONS
SCALE
DATE
PROJECT NO.
DRAWN BY
CHECKED BY
SHEET NO.
OF 1 SHEETTWO TREESDESIGN, INC.4-UNIT CONDOMINIUM9828 E NAOMI AVEARCADIA, CA. 9100701-28-2020
CPLANDSCAPE ARCHITECTURAL DESIGN SERVICESCALIFORNIA RLA#58401832 SAN DIEGO ST. WEST COVINA, CA. 91790AS SHOWN
P1913CHIACHENGPERNGNO.
5
8
4
0
LANDSCAPEPLANTING PLANL-1
Attachment No. 3
Attachment No.
Historical Report
Attachment No. 6
Attachment No. 6
Preliminary Exemption Assessment
Preliminary Exemption Assessment
PRELIMINARY EXEMPTION ASSESSMENT
1.Name or description of project:MFADR 19-01 & TPM 19-02 (82694) A request for a new
three (3) unit, multi-family residential and a tentative parcel
map to subdivide the project into a condominium development,
with a Categorical Exemption under the California
2.Project Location Identify street
address and cross streets or
attach a map showing project site
(prefer
topographical map identified by
quadrangle name):
9828 E. Naomi Avenue (E. Naomi Ave. & Golden West Ave.)
3.Entity or person undertaking
project:
A.
B.Other (Private)
(1)Name Eric Tsang, Applicant
(2)Address 440 E. Huntington Drive, Suite 356
Arcadia, CA 91006
4.Staff Determination:
ct 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: 153 Class ()
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: April 28, 2020 Staff: Luis Torrico, Senior Planner