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HomeMy WebLinkAboutItem No. 2 - 125 California AveDATE: TO: FROM: May 26, 2020 Honorable Chair and Planning Commission Lisa L. Flores, Planning & Community Development Administrator By: Vanessa Quiroz, Associate Planner SUBJECT: APPROVING MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 19-05 AND TENTATIVE PARCEL MAP NO. TPM 20-01 (83012) WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A THREE-UNIT MULTI- FAMILY RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 125 CALIFORNIA STREET Recommendation: Adopt Resolution No. 2055 SUMMARY The Applicant, Eric Tsang, on behalf of the property owner, 125 California Home, LLC is requesting approval of Multiple Family Architectural Design Review No. MFADR 19-05 and Tentative Parcel Map No. TPM 20-01 (83012) for a three-unit multi-family residential condominium development. The proposed development and subdivision are consistent Plan, Development Code, and Subdivision Map Act. It is recommended that the Planning Commission adopt Resolution No. 2055 (Attachment No. 1) and finds this project Categorically Exempt under CEQA and approve Multiple Family Architectural Design Review No. MFADR 19-05 and Tentative Parcel Map No. TPM 20- 01 (83012), subject to the conditions listed in this staff report. BACKGROUND The subject property is an 8,000 square foot, interior lot, zoned R-3, High Density Multi- family Residential. The General Plan Designation is HDR High Density Residential. The lot is located between S. First Avenue and S. Second Avenue along California Street. The property is surrounded by other multi-family residences that are also zoned R-3 zone and is located two lots west of the Arcadia Downtown area along S. First Avenue refer Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the Subject Property and Vicinity. Resolution No. 2055 - MFADR 19-05 & TPM 20-01 (83012) 125 California Street May 26, 2020 Page 2 of 13 The site is developed with three (3) residential units that consist of a 1,296 square foot duplex and an 828 square foot detached residential unit as well as a detached three-car garage that faces the alley at the rear. The Certificate of Demolition (COD) for the subject property was approved on March 18, 2020 refer to Attachment No. 3 for the Historical Report. Based on the evaluation by an Architectural Historian, the property does not meet any of the minimum requirements for recognition as a historical resource nor is it eligible for listing on the California Register or as a local landmark. The residences are not a good example of a particular architectural style and are not representative of or associated with any important historical events or people. PROPOSAL The applicant is proposing to demolish the existing residences at the subject site and construct a new three-unit, multi-family residential condominium development with ground level parking refer to Attachment No. 4 for the Tentative Parcel Map and Attachment No. 5 for the proposed Architectural Plans. The units vary between 2,105 square feet to 2,500 square feet in size. Each unit consists of four bedrooms, four bathrooms, and one (1) powder room. Unit A is accessed from California Street, and the rest of the units can be accessed from the pedestrian walkway located along the easterly side of the property, as shown in Figure No. 1. A total of 6 parking spaces are required for the residential units, two (2) parking spaces for guests, and two (2) bicycle spaces. Each unit has their own separate enclosed garage. --exceed the width minimum dimension of 18 feet and will comply with the minimum length dimension of 19 feet .The two (2) guest parking spaces and the two bicycle spaces are located at the rear of the lot with access from the alley. The project meets the required parking per the Development Code. Each unit requires a minimum of 100 square feet of open space. Each unit has about 309-351 square feet of private open space that is provided either through private open space or private balconies; therefore the proposed open space exceeds the Code requirement. 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 Figure No. 1. Proposed Site Plan N Resolution No. 2055 - MFADR 19-05 & TPM 20-01 (83012) 125 California Street May 26, 2020 Page 3 of 13 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. Therefore, the proposed development will comply with the height requirements of the R-3 zone. The building will also comply with all required setbacks for a development within an R-3 zone. ANALYSIS 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 a California Regional Water Quality Control Board. 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 8,000 square feet in lot area. This calculates to a minimum of three units and a maximum of five units for the subject site; 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. Therefore, the project will comply with the parking requirements of the R-3 Zone. Lastly, the project will comply with the development standards of the R-3 Zone, including but not limited to setbacks, height and open space. Concurrent with the subdivision application, the Planning Commission is to approve, conditionally approve, or deny the architectural design of the proposed project. The proposed project is a contemporary architectural style refer Attachment No. 4 and Figure No. 2 to the right. The exterior of the buildings consists of a tan colored smooth stucco with stucco reveals and two different finishes, light brown horizontal wood siding and a brown blended stone veneer. The front entrance of each residential unit is oriented towards a pedestrian walkway this provides a good connectivity among the units and to the street which is Multifamily Design Guidelines and the goals and policies of the Arcadia General Plan. Each unit will have ample private open space. Landscaping is provided along the side property lines to help soften the appearance of the development from neighboring properties as well as to provide screening. Figure No. 2. Front Elevation Resolution No. 2055 - MFADR 19-05 & TPM 20-01 (83012) 125 California Street May 26, 2020 Page 4 of 13 The proposed development will be consistent with th -family Residential Design Guidelines, Development Code, and the State Subdivision Map Act. The proposed plans have been reviewed by the various City Departments, and all City requirements shall be complied with to the satisfaction of the Building Official, City Engineer, Planning & Community Development Administrator, Fire Marshal, and Public Works Services Director, or their respective designees. 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. 4 for Tentative Parcel Map No. TPM 20-01 (83012). 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. Resolution No. 2055 - MFADR 19-05 & TPM 20-01 (83012) 125 California Street May 26, 2020 Page 5 of 13 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 per 1,450 square feet of lot area. 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. Resolution No. 2055 - MFADR 19-05 & TPM 20-01 (83012) 125 California Street May 26, 2020 Page 6 of 13 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 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 and will complement the other developments in the surrounding neighborhood. The proposed contemporary architectural style consists of traditional elements such as a pitched roof, wood siding, and warm earth toned colors that help blend the design with the surrounding properties that consist of traditional style multi- family developments, a uniquely Abode-style multi-family development adjacent to the East as well as the commercial developments along S. First Avenue. In terms of scale, there are four other two-story multi-family developments with semi-subterranean parking along California Street. 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. Thus, the proposed three-story development will not be out of character with the existing residential developments. Additionally, the subject property is located near the Arcadia Downtown area along S. First Avenue. The proposed design will enhance the pedestrian experience for resident of the development and adjacent properties who frequent the shops and restaurants of the downtown area. Therefore, the Resolution No. 2055 - MFADR 19-05 & TPM 20-01 (83012) 125 California Street May 26, 2020 Page 7 of 13 Design Guidelines. All City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, and parking and site design shall be complied with by the property owner/applicant to the satisfaction of the Building Official, City Engineer, Planning & Community Development Administrator, Fire Marshal, and Public Works Services Director, or their respective designees. ENVIRONMENTAL ASSESSMENT It has been determined that the project site is less than five (5) acres; the project site has no value as habitat for endangered, rare or threatened species; the proposed project will not have any significant effects upon the environment, and the site can be adequately served by all the required utilities and public services. Therefore, the project is exempt under Class 32 (In-Fill Development Projects) pursuant to Section 15332 of the State California Environmental Quality Act (CEQA) Guidelines. Refer to Attachment No. 6 for the Preliminary Exemption Assessment PUBLIC NOTICE/COMMENTS 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 May 14, 2020. As of May 21, 2020, staff did not receive any public comments on this project. On January 23, 2020, the Applicant sent each tenant of the subject site the required notice via Certified Mail informing them about the of the proposed project. RECOMMENDATION It is recommended that the Planning Commission approve Multiple Family Architectural Design Review No. MFADR 19-05 and Tentative Parcel Map No. TPM 20-01 (83012), subject to the following conditions, find that the project is Categorically Exempt from the California Environmental Quality Act (CEQA), and adopt Resolution No. 2055, subject to the following conditions of approval: 1. The project shall be developed and maintained by the Property Owner/Applicant in a manner that is consistent with the plans submitted and conditionally approved for MFADR 19-05 and TPM 20-01 (83012), subject to the approval of the Planning & Community Development Administrator, or designee. 2. 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 be subject to review and approval by the Planning & Community Development Administrator, or designee. Resolution No. 2055 - MFADR 19-05 & TPM 20-01 (83012) 125 California Street May 26, 2020 Page 8 of 13 3. Prior to the issuance of a Certificate of Occupancy, the Property Owner/Applicant shall replace the dead street tree in front of the subject site with a new 36-inch box -of-away. The location shall be determined by the Public Works Services Director or designee. 4. The Property Owner/Applicant shall be required to pay the following fees prior to approval of the Parcel Map: a. Map Fee $100.00 b. Final Approval Fee (1 lot @ $25.00 ea.) $25.00 TOTAL $125.00 5. Prior to approval of the Parcel Map, the Property Owner/Applicant shall either construct or post security for all public improvements as shown on the Tentative Parcel Map 83012 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. The new driveway shall be installed per City Standard plan with the top of the wing at a minimum of one foo away from the property line. d. The applicant/property owner shall remove and replace the asphalt alley and concrete ribbon gutter from property line to property line along the alley frontage. 6. 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 7. The project shall comply with Arcadia Municipal Code Section 8130.20 which pertains to Chapter 35: A Multiple Family Construction Standards of the California Building Code. 8. A building permit shall be issued prior to demolishing the existing buildings on-site. 9. All units shall be fire sprinklered per the City of Arcadia Fire Department Single & Multi-Family Dwelling Sprinkler Standards. 10. The Property Owner/Applicant shall utilize existing sewer lateral, if possible. 11. If any drainage fixture elevation is lower than the elevation of next upstream manhole cover ), an approved backwater valve is required. Resolution No. 2055 - MFADR 19-05 & TPM 20-01 (83012) 125 California Street May 26, 2020 Page 9 of 13 12. The Property Owner/Applicant shall install a 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 Property Owner/Applicant shall separate the fire service from domestic water service with an approved back flow device. 13. A separate landscape meter is required for common area landscape irrigation. 14. The Property 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. 15. The Property 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. 16. The Property 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. 17. The Property 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 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. 18. Approval of MFADR 19-05 and TPM 20-01 (83012) 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. Resolution No. 2055 - MFADR 19-05 & TPM 20-01 (83012) 125 California Street May 26, 2020 Page 10 of 13 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 19-05 and Tentative Parcel Map No. TPM 20-01 (83012), state that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 2055 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 19-05 and Tentative Parcel Map No. TPM 20-01 (83012), 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 May 26, 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 Attachment No. 1: Resolution No. 2055 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity Attachment No. 3: Historical Evaluation Attachment No. 4: Tentative Parcel Map No. TPM 20-01 (83012) Attachment No. 5: Proposed Architectural Plans Attachment No. 6: Preliminary Exemption Assessment 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.): Number of Units: R-3 HDR Property Characteristics 1954 3 125 CALIFORNIA HOME LLC Site Address:125 CALIFORNIA ST Parcel Number: 5773-020-008 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 08-May-2020 Page 1 of 1 Subject site: 125 California Street Multi-family to the west of the subject site Multi-family to the west of the subject site Commercial building to the west of the subject site Commercial building to the west of the subject site Multi-family to across the street of the subject site Multi-family to across the street of the subject site Multi-family to across the street of the subject site Multi-family to across the street of the subject site Multi-family to across the street of the subject site Multi-family to the east of the subject site Multi-family to the east of the subject site Multi-family to the east of the subject site (E) GARDEN WALL TO BE REMOVED564040565/11/2020 1:16:57 PM125 CALIFORNIA ST.ARCADIA, CA 91006 4/9/2020 1:15:22 AM125 CALIFORNIA ST.ARCADIA, CA 91006 1' - 0"8' - 6"1' - 0"9' - 0"1' - 0"9' - 0"0' - 6"(30'-0" MAX)30' - 0"3' - 0"6"9' - 0"1' - 0"9' - 0"1' - 0"8' - 6"1' - 0"(30'-0" MAX)30' - 0"3' - 0"1' - 0"8' - 6"1' - 0"9' - 0"1' - 0"9' - 0"0' - 6"(30'-0" MAX)30' - 0"3' - 0"6"9' - 0"1' - 0"9' - 0"1' - 0"8' - 6"1' - 0"(30'-0" MAX)30' - 0"3' - 0"3' - 6"2' - 0"2"1"1"3"1"2"7"4/9/2020 1:15:34 AM125 CALIFORNIA ST.ARCADIA, CA 91006 4/9/2020 1:16:00 AM125 CALIFORNIA ST.ARCADIA, CA 91006 Preliminary Exemption Assessment PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: Multiple Family Architectural Design Review No. MFADR 19-05 and Tentative Parcel Map No. TPM 20-01 (83012) for a new 3- unit condominium development. 2. Project Location Identify street address and cross streets or attach a map showing project site topographical map identified by quadrangle name): 125 California Street (between S. First Ave and S. Second Ave near the Arcadia Downtown area) 3. Entity or person undertaking project: A. 125 California Street, LLC. B. Other (Private) (1)Name 125 California Street, LLC. (2)Address 125 California Street Arcadia, CA 91006 4. Staff Determination: 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: 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: 5-4-20 Staff: Vanessa Quiroz, Associate Planner