HomeMy WebLinkAboutItem No. 3 - TPM 20-02- 180 W. HuntingtonDATE:May 26, 2020
TO: Honorable Chair and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
SUBJECT: APPROVING TENTATIVE PARCEL MAP NO. TPM 20-02 (82938) TO
SUBDIVIDE THE 3.12 ACRE LOT INTO TWO LEGAL LOTS FOR THE
APPROVED MIXED-USE DEVELOPMENT AND LE MERIDIEN HOTEL
SITE (SEABISCUIT PACIFICA SPECIFIC PLAN) WITH A CATEGORICAL
EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA) AT 180 W. HUNTINGTON DRIVE
Recommendation: Adopt Resolution No. 2056
SUMMARY
The Applicant, Jonathan Tseng on behalf of SAICP, LLC, is requesting a Tentative Parcel
Map to subdivide the 3.12 acre lot into two legal lots at 180 W. Huntington Drive. As a
result of this subdivision, the entire site under Seabiscuit Pacifica Specific Plan will have
a total of three legal lots to accommodate the approved mixed-use and hotel development
at 130 and 180 W. Huntington Drive. The subdivision is consistent with the City’s General
Plan, the Development Code, the Subdivision Map Act, and the Seabiscuit Pacifica
Specific Plan. The proposed land subdivision qualifies for a Categorical Exemption under
the California Environmental Quality Act (CEQA), as discussed later in the staff report. It
is recommended that the Planning Commission adopt Resolution No. 2056 (refer to
Attachment No. 1) approving Tentative Parcel Map No. TPM 20-02 (82938), subject the
conditions listed in the staff report.
BACKGROUND
In 2014, a Specific Plan (i.e. Seabiscuit Pacifica Specific Plan) was approved for this site
which allowed for two hotels (210 rooms) and a 50 unit hotel condominium. Then in 2017,
the City Council approved modifications to the previously approved two Marriott hotels
into a single, full Marriott hotel with 220 rooms along with changes to the building
elevations and height, and the site plan. Subsequently, additional modifications were
TPM 20-02 (82938)
180 W. Huntington Drive
May 26, 2020 – Page 2 of 11
approved that included a change to the brand from Delta to Le Meridien, an increase the
overall room count from 220 rooms to 227 rooms, as shown below, and changed the hotel
condominium project to a mixed-use development.
A year later, in 2018, the City Council approved additional changes to the second phase
of the project, which included adding two additional parcels to the approved Specific Plan
area: the northeast corner of the project site at 100 W. Huntington Drive (the former 100-
1 Club site), and an 11,887 square foot parcel to the west of the site at 180 W. Huntington
Drive (the Salvation Army site). The overall site area is now approximately 266,456
square feet (6.11 acres). The approval also included an increase to the residential units
in the mixed-use development from 50 residential units to 96 residentials units. In 2019,
the City Council approved additional changes to mixed-use development that consisted
of a reduction of the commercial space from 31,898 square feet to 10,600 square feet, a
new parking layout with full valet service for the hotel. The Council also approved an
Interpretation of the Specific Plan that the floor area ratio (FAR) shall be considered
collectively, regardless of the number of legal lots that exist under the Specific Plan area.
The site currently has two legal lots. Lot 1, at 130 W. Huntington Drive is the hotel site of
the new Le Meridien hotel that is currently under construction and the northeast corner.
Lot 2, at 180 W. Huntington Drive, is for the future location of the mixed-use development
and the valet parking lot area.
PROPOSAL/ANALYSIS
The Applicant is requesting to subdivide Lot 2, the 3.12 acre (136,081 square feet) lot into
two legal lots at 180 W. Huntington Drive to separate the surface parking lot area from
the mixed-use building for financing reason. The lot area for the mixed-use building will
be approximately 85,813 square feet and the surface parking lot area will be
approximately 50,268 square feet. As a result of this subdivision, the entire area under
TPM 20-02 (82938)
180 W. Huntington Drive
May 26, 2020 – Page 3 of 11
Seabiscuit Pacifica Specific Plan will have a total of three legal lots to accommodate the
approved mixed-use and hotel development at 130 and 180 W. Huntington Drive, as
shown in Figure 1 below.
Because the site was approved with shared parking and full valet services for the hotel
and the commercial uses within the mixed-use development, an updated Declaration of
Covenant, Conditions and Restrictions (“CC&Rs”) and Establishment of Easements will
be required to provide reciprocal parking and access among all three lots and uses on
this entire site, as shown in the image above. Also, a 10’-0” No Build Easement is required
in front of the parking structure entrance that faces the surface parking lot when an
opening is less than 3-feet from the property per the Building Code. As a result, a
condition for both these items have been placed on this project to ensure they are
recorded with L.A. County’s Recorder Office prior to recordation of the Final Parcel Map.
The proposed subdivision is consistent with the City’s General Plan, Development and
Subdivision Codes, the State Subdivision Map Act, and the approved Seabiscuit Pacifica
Specific Plan (SP-SP) for this site.
FINDINGS
Tentative Parcel Map
The request to subdivide an existing 3.12 acre lot into two separate legal lots requires
that they be subdivided through the Tentative Parcel Map process – refer to Attachment
Figure 1 – Three Legal Lots
TPM 20-02 (82938)
180 W. Huntington Drive
May 26, 2020 – Page 4 of 11
No. 2). The proposed subdivision complies with the subdivision regulations of the Arcadia
Municipal Code, the Development Code, and the State 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: The proposed tentative parcel map is in
conformance with the City’s General Plan, Development Code, the Subdivision
Map Act, and the approved Seabiscuit Pacifica Specific Plan (SP-SP). The Project
will not adversely affect the comprehensive General Plan and is consistent with
the following General Plan goal and policy:
Land Use and Community Design Element
Policy LU-1.1: Promote new infill and redevelopment projects that are
consistent with the City’s land use and compatible with surrounding existing
uses.
B. The site is physically suitable for the type and proposed density of
development.
Facts in Support of the Finding: The entire site under the Seabiscuit Pacifica
Specific Plan was approved for a hotel and mixed-use development. With the
approved subdivision, the entire site collectively with three legal lots will not exceed
the maximum floor area ratio of 1.0 or the density that was approved for the entire
site under the Specific Plan.
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 is for 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. The approved project for this entire site for Seabiscuit
Pacifica Specific Plan was fully evaluated under the adopted Mitigated Negative
Declaration.
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 tentative parcel map is to
subdivide the 3.12 acre lot into two legal lots to accommodate the approved mixed-
TPM 20-02 (82938)
180 W. Huntington Drive
May 26, 2020 – Page 5 of 11
use and parking for the hotel development. Therefore, the proposed subdivision
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 tentative parcel map does not
conflict with any easements acquired by the public at large for access through or
use of property within the proposed subdivision.
F. The discharge of sewage from the proposed subdivision into the community
sewer system will not result in violation of existing requirements specified
by the California Regional Water Quality Control Board.
Facts in Support of the Finding:The Arcadia Public Works Services Department
determined that the City’s existing infrastructure will adequately serve the new
development, and the requirements of the California Regional Water Quality
Control Board will be satisfied. This was previously evaluated for the approved
hotel and mixed-use development under the adopted Mitigated Negative
Declaration for the Seabiscuit Pacifica Specific Plan.
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 does not
alter the location of the approved mixed-use development, which will be reviewed
by Building Services to ensure compliance with the California Building Code, which
includes requirements associated with heating and cooling requirements.
H. The proposed subdivision, its design, density, and type of development and
improvements conforms to the regulations of the City’s Development Code
and the regulations of any public agency having jurisdiction by law.
Facts in Support of the Finding: The proposed tentative parcel map, as
conditioned, complies with all the requirements under the Seabiscuit Pacifica
Specific Plan for the approved hotel and mixed-use development.
The proposed subdivision should not be approved if the Planning Commission is unable
to make any of the above-mentioned findings.
TPM 20-02 (82938)
180 W. Huntington Drive
May 26, 2020 – Page 6 of 11
ENVIRONMENTAL ASSESSMENT
It has been determined that the proposed project is Categorically Exempt from the
California Environmental Quality Act (CEQA) Guidelines as the subdivision would allow
when four or less parcels will be created under a parcel map per Section 15315. Refer to
Attachment No. 3 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 May 14, 2020. As of
May 21, 2020, staff did not receive any public comments on this project.
RECOMMENDATION
It is recommended that the Planning Commission approve Tentative Parcel Map No. TPM
20-02 (82938) and find that the project is Categorically Exempt from the California
Environmental Quality Act (CEQA), and adopt Resolution No. 2056, subject to the
following conditions of approval:
1. The Applicant/Property owner shall be required to pay the following fees prior to
approval of the Final Parcel Map:
Map Fee $100.00
Final Approval Fee (2 lots @ $25.00 ea.) $ 50.00
TOTAL: $150.00
2. The Applicant/Owner shall prepare and record in the Office of the Los Angeles County
Recorder a 10’-0” No Build Easement generally located in front of the parking garage
opening that faces the new property line. Such easement shall be in a form and
substance approved by the City Attorney, shall provide that it is for the benefit of the
City and the rights-of-way and other property in which the City owns an interest
adjacent to the subject lot, and shall further provide that the owner of the subject lot
and successors in interest shall maintain the easement in good condition at all times.
The easement shall be approved prior to approval by the City and recordation of the
Final Parcel Map. For purposes of such review, the Applicant shall deposit with the
City funds set forth in the following Condition of Approval.
3. A Declaration of Covenants, Conditions and Restrictions (“CC&Rs”) and
Establishment of Easements providing for reciprocal parking and access among all
the lots and uses within the Parcel Map shall be prepared by the Applicant/Owner and
recorded in the Office of the Los Angeles County Recorder against all lots within the
Parcel Map and on the entire site under the approved Seabiscuit Pacifica Specific
Plan prior to recordation of the Final Parcel Map. Prior to their recordation, the
Applicant/Owner shall submit the CC&R’s to the City for review and approval by the
TPM 20-02 (82938)
180 W. Huntington Drive
May 26, 2020 – Page 7 of 11
City Attorney. For the purpose of such review and review of the easement described
in the prior Condition of Approval, the Applicant/Owner shall submit to the City with
the proposed CC&Rs a deposit of $3,500, of which any funds remaining after review
and approval of the CC&Rs by the City shall be returned to the Applicant/Owner.
4. As part of the future development for this entire site under the Seabiscuit Pacifica
Specific Plan, it shall adhere to all the conditions of approval and mitigation measures
that were approved for this Plan. All City code 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
designees.
5. 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.
6. Approval of TPM 20-02 (82938) 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 Parcel Map No. TPM 20-02 (82938) state that the proposal satisfies
the requisite findings, and adopt the attached Resolution No. 2056 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
TPM 20-02 (82938)
180 W. Huntington Drive
May 26, 2020 – Page 8 of 11
specific reasons for denial, and move to deny Tentative Parcel Map No. TPM 20-02
(82938) 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 May 26, 2020, Planning Commission Meeting, please
contact Lisa Flores, Planning & Community Development Administrator at (626) 574-
5445, or lflores@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2056
Attachment No. 2: Tentative Parcel Map No. 82938
Attachment No. 3: Preliminary Exemption Assessment
Attachment No. 1
Resolution No. 2056
Attachment No. 2
Tentative Parcel Map No. 82938
Attachment No. 3
Preliminary Exemption Assessment
Preliminary Exemption Assessment
PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project: Tentative Parcel Map No. TPM 20-02 (82938) to subdivide the
3.12 acre lot into two legal lots for the approved mixed-use
development and Le Meridien hotel site (Seabiscuit Pacifica
Specific Plan) with a categorical exemption un der the California
Environmental Quality Act (CEQA)
2. Project Location Identify street
address and cross streets or
attach a map showing project site
topographical map identified by
quadrangle name):
180 W. Huntington Drive, Arcadia, CA, 91007 (cross streets
are Colorado Place and in between east and west Huntington
Drive). The entire site includes 130 and 180 W. Huntington
Drive, Arcadia, CA, 91007.
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Jonathan Tseng on behalf of SAICP,
LLC
(2) Address 41 Wheeler Avenue, Ste. 661329,
Arcadia, CA 91006
4. Staff Determination:
The eted 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: 15315 Class 15 (Minor Land Division)
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:
May 7, 2020
Staff:
Lisa Flores, Planning & Community Dev. Adm.