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Home My WebLink AboutPlanning Commission Item No. 1- MDAFR 20-01, TTM, 20-01, & TRH 20-03DATE: August 11, 2020 TO: Honorable Chairman and Planning Commission FROM: Lisa L. Flores, Planning & Community Development Administrator By: Christine Song, Associate Planner SUBJECT: APPROVING MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 20-01, TENTATIVE TRACT MAP NO. TTM 20-01 (82953), AND PROTECTED HEALTHY TREE REMOVAL PERMIT NO. TRH 20-03, WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR AN EIGHT-UNIT MULTI- FAMILY RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 416-428 GENOA STREET Recommendation: Adopt Resolution No. 2062 SUMMARY The applicant, Chao Yin Tang, on behalf of the property owner, 416 – 428 Genoa Investment LLC, is requesting approval of Multiple Family Architectural Design Review No. MFADR 20-01, Tentative Tract Map No. TTM 20-01 (82953), and Protected Healthy Tree Removal Permit No. TRH 20-03 to consolidate two legal lots into one lot for a new two-story, multi-family residential condominium development with eight units and at grade parking garages. The proposed development and subdivision are consistent with the City’s General Plan, Development Code, and Subdivision Code. As an infill development project, the proposed development 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 approve MFADR 20-01, TTM 20-01 (82953), and TRH 20-03, subject to the conditions listed in this staff report, and adopt Resolution No. 2062 – refer to Attachment No. 1. BACKGROUND The project site consists of two interior lots totaling 31,443 square feet on the south side of Genoa Street, between South 3rd Avenue and 5th Avenue. The property is zoned R-2, Resolution No. 2062 - MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 416 – 428 Genoa Street August 11, 2020 – Page 2 of 14 Medium Density Multiple Family Residential with a General Plan Land Use Designation of Medium Density Residential. The site is surrounded by other R-2 zoned properties in all directions. The project site is improved with one single family dwelling with a detached two-car garage built in 1927 (416 Genoa Street) and six multi-family dwellings with attached one-car garages (418 - 428 Genoa Street), which were all constructed in 1953 – refer to Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the Subject Property. There are a total of eleven (11) mature trees on the subject site and all of them are proposed for removal, two (2) of which qualify for protection under the City’s Tree Preservation Ordinance. A Certificate of Demolition (COD) for the subject property was approved on January 22, 2020, however the structures have not yet been demolished due to the City’s replacement policy for residential projects that the owners cannot demolish the structures until a project has been approved – see 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 designation as a historical resource under federal, state and local criteria. The residence does not embody distinctive characteristics of a particular architectural style and is not representative of or associated with any important historical events or people. PROPOSAL The applicant is requesting to demolish all the existing structures on the property to construct a new two-story, eight-unit, multi-family residential condominium development with surface parking – refer to Attachment No. 4 for the Tentative Tract Map and Attachment No. 5 for the proposed Architectural Plans. The project consists of eight Spanish style townhomes. Two units will consist of four bedrooms and 2,424 square feet. Six units will consist of four bedrooms and 2,343 square feet. The front units will have direct access from Genoa Street and the remaining four units will have a pedestrian walkway parallel to the drive aisle in order to minimize the need for pedestrians to cross parking drive aisles; the units may also be accessed through the attached garages (see Figure 1). Resolution No. 2062 - MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 416 – 428 Genoa Street August 11, 2020 – Page 3 of 14 The proposed development will have an overall ridge height of 26’-0”; therefore, the development will be in compliance with the maximum 30’-0” height limit. The building provides the minimum front yard setback of 25’-0” as well as all the other minimum setbacks required in the R-2 zone. Each unit provides at-grade patios to satisfy the 100 square feet of open space per unit requirement. Each unit will have an oversized two-car garage with dimensions of 19’ x 23’, and there will be four (4) open guest parking spaces. The garages for all the units will be accessed from Genoa Street through the driveway along the center of the property. Additionally, there will be two (2) bicycle parking spaces provided at the rear of the property, on each side of the trash enclosure. Based on the number of parking spaces provided, the project meets the required parking per the Development Code. The project includes the removal of a total of eleven (11) mature trees on the property, nine (9) of which are not protected under the City’s Tree Preservation Ordinance. These nine trees consist of: two (2) Liquidambar trees, two (2) fruit trees, two (2) Camphor trees, one (1) Carrotwood tree, and two (2) multi-trunk Crape Myrtle trees. Liquidambar trees and fruit trees are classified as Unprotected Trees under the City’s Tree Preservation Ordinance. In addition, trees that have a trunk diameter of twelve (12) inches or less or have two (2) or more trunks measuring ten (10) inches or less that are located outside of a required setback are also not protected. All nine of these trees are located within areas that must be excavated and compacted to construct a building pad or to install pavement Figure 1 – Site Plan GENOA STREET N Resolution No. 2062 - MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 416 – 428 Genoa Street August 11, 2020 – Page 4 of 14 for open space areas and the driveway. The trees would not survive the construction of the project. The project also includes the removal of two (2) protected trees. The protected trees proposed for removal are both Camphor trees with a trunk diameter of 12 inches, located within the required rear yard setback, as discussed later in this staff report. ANALYSIS The R-2 zone requires a minimum density of two dwelling units per lot and a maximum density of one unit per 3,750 square feet of lot area. Based on a total lot area of 31,443 square feet, a minimum of two (2) units and a maximum of eight (8) units for the subject site can be built on the subject property. The proposed eight-unit development complies with the density requirement of the underlying R-2 zone. Additionally, the project will also comply with the development standards of the R-2 zone, including but not limited to the setbacks, height, parking, and open space. Concurrent with the subdivision application, the Planning Commission must approve, conditionally approve, or deny the architectural design of the proposed project. The project is designed in a contemporary Spanish architectural style (refer to Attachment No. 5) with a finished stucco exterior. The roof will be installed with concrete ‘S’ tile roofing material and moldings along the eaves (see Figures 2 & 3). Additional architectural features include decorative window headers and sills with wood shutters, wrought iron balcony railings, bronze colored exterior lighting fixtures, and Spanish accent tiles along the front entry door. The proposed Spanish style development will be compatible with other contemporary style existing multi-family developments along Genoa Street as the massing and scale of this project is consistent with others found in the surrounding neighborhood. The project will also provide landscaping throughout the property, with an emphasis along the front yard and the side yards to offer additional screening and privacy for the adjacent two-story multi-family residences on both sides. Figure 2. Proposed front elevation Resolution No. 2062 - MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 416 – 428 Genoa Street August 11, 2020 – Page 5 of 14 Tree Removal The applicant is requesting to remove a total of eleven (11) trees, two (2) of which are protected trees, in order to accommodate the project – Camphor trees, (circled in red in Figure 4). Both trees have a single trunk diameter greater than 12 inches, as noted in the Arborist Report (see Attachment 6 for the Arborist Report, and the Figure 4 below). Figure 4. Landscape Plan -- - Tree Removal -- - New Tree Replacement Figure 3. Proposed side elevations Resolution No. 2062 - MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 416 – 428 Genoa Street August 11, 2020 – Page 6 of 14 The two trees are in good health and have trunk diameters measuring 13 and 15 inches. Each tree is located within the area of excavation and construction of building pads for the last two units. Due to the loss of 40 to 50 percent of their canopies for required structural clearance, the trees would not survive the construction phase and the trees will suffer severe root damage and loss from the excavation. As part of the mitigation and the City’s tree replacement policy, the Applicant is required to plant four (4) new trees. In this case, there is sufficient justification for the removal of the two trees. As a remedial measure, the project will be subject to Condition No. 4, which requires that four (4) 24- inch box replacement trees be planted as part of the project. The applicant is proposing to plant a total of nine (9) trees consisting of Crape Myrtle, Magnolia, Olive, and Maple trees. Three of the trees will be planted along the front yard and two of the trees will be planted in the rear yard to allow for adequate room to grow. The remaining four trees will be planted throughout the property in open space areas - refer to Attachment No. 5 for the architectural plans which includes a landscape plan. FINDINGS Tentative Tract Map The proposal to subdivide the airspace for eight (8) residential condominium units requires a subdivision through the Tentative Tract Map process – see Attachment No. 4 for Tentative Tract Map No. TTM 20-01 (82953). 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 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 for an eight- unit multi-family residential condominium development and subdivision of the airspace with the removal of two (2) protected trees has been reviewed for compliance with the City’s General Plan, Development Code, and the State Subdivision Map Act. It has been determined that the proposed subdivision is consistent with the General Plan Medium Density Residential Land Use designation and the R-2, Medium Density Multiple Family Residential zoning designation. These designations are intended to accommodate medium density, attached or detached residential units such as condominiums, within the appropriate neighborhoods. The proposed tentative tract map complies with the Subdivision Map Act regulations and there is no specific plan applicable to this Resolution No. 2062 - MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 416 – 428 Genoa Street August 11, 2020 – Page 7 of 14 project. The project 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 x 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. x 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 project site is physically suitable for the proposed multi-family residential development. The R-2 zone requires a minimum density of two dwelling units per lot and a maximum density of one unit per 3,750 square feet of lot area. Based on the total lot area of 31,443 square feet, a total of eight (8) units can be built on this site. The proposed eight-unit development complies with the density requirement as well as all other applicable zoning requirements including but not limited to parking, setbacks, height, and open space. 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 for eight (8) multifamily residential condominium units is a subdivision of an infill site within an urbanized area and does not serve as a habitat for endangered or rare species. The project will not cause substantial environmental damage or impact wildlife. 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 will construct eight (8) multi-family residential units in compliance with all applicable Building and Fire Codes to ensure public health and safety. The project will maintain a density that is allowed in the R-2 zone and the proposed development 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, Resolution No. 2062 - MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 416 – 428 Genoa Street August 11, 2020 – Page 8 of 14 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 does not conflict with easements acquired by the public at large for access through or use of, property within the proposed subdivision. There are no known easements on the subject property. 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. 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 tract map and eight-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 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 as conditioned complies with the density requirements of the City’s Development Code. All the improvements required for the site and each unit will comply with the regulations in the City’s Development Code. Architectural Design Review The proposed development is located in the R-2 zone (Medium Density Multiple Family Residential), which is intended to provide medium density residential development. The proposed design of the eight-unit condominium project is compatible with existing multi- family developments in the surrounding neighborhood in terms of massing and scale. The proposed contemporary Spanish style architecture will be consistent with other Spanish Resolution No. 2062 - MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 416 – 428 Genoa Street August 11, 2020 – Page 9 of 14 influenced styles of architecture that exist along Genoa Street. In addition, the proposed design is consistent with the City’s Multifamily Residential 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. Tree Removal The proposed development requires the removal of eleven (11) mature trees, two (2) of which are protected trees – Camphor trees with trunk diameters greater than 12 inches, both located in the rear yard area. Due to required excavations and expected loss of 40 to 50 percent of their canopies for required structural clearance, the trees will not survive the construction phase and would suffer severe root loss. In compliance with the City’s Tree Preservation Ordinance, the Project will provide four (4) replacement trees for the loss of these two trees and at least two (2) new trees will be required to be planted within the front yard area to provide adequate landscaping along the street frontage. ENVIRONMENTAL ASSESSMENT It has been determined that the project site is less than five (5) acres; the project site has no value as a 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. 7 for the Preliminary Exemption Assessment. PUBLIC NOT ICE/COMMENTS The owner/applicant is required to provide written notice to each tenant informing them of their intent to convert the existing structures into condominiums. The notice must be sent at least 60 days prior to submitting the tentative tract map application to the City. On May 12, 2020, the owner/applicant sent each tenant the required notice via certified mail. A public hearing notice for this item was published in the Arcadia Weekly newspaper and mailed to the property owners located within 300 feet of the subject property on July 30, 2020. As of August 6, 2020, no comments were received regarding this project. Resolution No. 2062 - MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 416 – 428 Genoa Street August 11, 2020 – Page 10 of 14 RECOMMENDATION It is recommended that the Planning Commission approve Multiple Family Architectural Design Review No. MFADR 20-01, Tentative Tract Map No. TTM 20-01 (82953), and Protected Healthy Tree Removal Permit No. TRH 20-03, subject to the following conditions, find that the project is Categorically Exempt from the California Environmental Quality Act (CEQA), and adopt Resolution No. 2062, subject to the following conditions of approval: 1. The proposed street facing Juliette style balconies on Units #416 and #424 shall not encroach into the required front yard setback. 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 subject to review and approval by the Planning & Community Development Administrator, or designee. 3. 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 20-01, TTM 20-01 (82953), and TRH 20-03, subject to the approval of the Planning & Community Development Administrator, or designee. 4. Four (4) 24-inch box trees (comparable species as the trees being removed) shall be planted as replacement trees. At least two 24-inch box trees shall be planted in the front yard area. The remaining trees shall be at least 24-inch box trees and they shall be located where there is adequate room for growth. The trees shall be shown on the final landscape plan that is submitted to Building Services for plan check, subject to review by the Planning & Community Development Administrator, or designee, to ensure compliance with this condition. 5. The Owner/Applicant will be required to pay the following fees prior to approval of the Tract Map: Map Fee $100.00 Final Approval Fee (1 lot @ $25.00 ea.) $ 25.00 TOTAL $125.00 6. Prior to approval of the Tract Map, submit a separate demolition and erosion control plan prepared by a registered civil engineer, and demolish all existing structures. 7. Prior to occupancy, the Owner/Applicant shall: Resolution No. 2062 - MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 416 – 428 Genoa Street August 11, 2020 – Page 11 of 14 x Remove and replace existing curb and gutter from property line to property line x Construct sidewalk from property line to property line x Install new driveway approach per City Standard plan. 8. A Standard Urban Stormwater Mitigation Plan is required and shall be reviewed and approved by the City Engineer or designee, prior to the issuance of a building permit. 9. Project shall comply with Chapter 35A Multiple Family Construction Standards as amended in the Arcadia Municipal Code Section 8130.20. 10. All utility conductors, cables, conduits and wiring supplying electrical, cable and telephone service to a multiple family building shall be installed underground except risers which are adjacent to and attached to a building. 11. Grading plans shall be submitted to, and approved by Building & Safety. The grading plans shall indicate all site improvements, and shall indicate complete drainage paths of all drainage water run-off. 12. Permits are required prior to the removal and/or demolition of structures. 13. The project shall comply with the latest adopted edition of the following codes as applicable: a. California Building Code b. California Electrical Code c. California Mechanical Code d. California Plumbing Code e. California Energy Code f. California Fire Code g. California Green Building Standards Code h. California Existing Building Code i. Arcadia Municipal code 14. All structures shall be provided with an automatic fire sprinkler system per the City of Arcadia Fire Department’s Multi-Family Dwelling Sprinkler Standard. 15. The automatic driveway gate shall be provided with a knox switch. 16. A six inch (6”) cast iron water main with 70 psi static pressure is available on Genoa Street to serve the subject address. The Owner/Applicant shall provide calculations to determine the total combined maximum domestic and fire demand, and verify the water service size required. Resolution No. 2062 - MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 416 – 428 Genoa Street August 11, 2020 – Page 12 of 14 17. Condominium or townhouse complexes of more than 5 individual units shall be served by a common domestic master water meter and service capable of supplying sufficient water to meet all domestic and fire suppression needs of the total number of units. 18. In the event that fire suppression is common to the complex, a separate fire service shall be required as directed by the Fire Marshal. 19. If a common water service is to be used to supply both domestic water and fire sprinklers, the Owner/Applicant shall separate the fire service from domestic water service at each unit with an approved back flow prevention device. 20. All condominiums shall require a separate water service and meter for common area landscape irrigation. 21. A Water Meter Clearance Application shall be submitted to the Public Works Services Department prior to permit issuance. 22. New water service installation shall be completed by the Owner/Applicant. Installation shall be according to the specifications of the Public Works Services Department, Engineering Section. Abandonment of existing water services, if necessary, shall be carried out by the Owner/Applicant, according to Public Works Services Department, Engineering Section specifications. 23. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover (445.14’), an approved backwater valve shall be required. 24. The two (2) trees in the parkway shall be removed with a permit from Public Works Services Department and they shall be replaced with two – 24” box Crape Myrtles. Locations shall be determined by the City’s Street Superintendent, or designee. 25. The proposed project shall be subject to low impact development (LID) requirements. These requirements include but are not limited to using infiltration trenches, bio-retention planter boxes, roof drains connected to a landscaped area, pervious concrete/paver, etc. 26. Ensure that the trash enclosure will accommodate trash, recycling and green waste bins. There shall be 1 foot clearance around the trash, recycling and green waste bins. 27. 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 Resolution No. 2062 - MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 416 – 428 Genoa Street August 11, 2020 – Page 13 of 14 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. 28. The Owner/Applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officials, officers, employees or agents to attack, set aside, void, or annul any approval or conditional approval of the City of Arcadia concerning this project and/or land use decision, including but not limited to any approval or conditional approval of the City Council, Planning Commission, or 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. 29. Approval of MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 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 20-01, Tentative Tract Map No. TTM 20-01 (82953), and Protected Healthy Tree Removal Permit No. TRH 20-03, state that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 2062 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 20-01, Tentative Tract Map No. TTM 20-01 (82953), and Protected Healthy Resolution No. 2062 - MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 416 – 428 Genoa Street August 11, 2020 – Page 14 of 14 Tree Removal Permit No. TRH 20-03 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 August 11, 2020, Planning Commission Meeting, please contact Associate Planner, Christine Song at (626) 574-5447, or csong@ArcadiaCA.gov. Approved: Lisa L. Flores Planning & Community Development Administrator Attachment No. 1: Resolution No. 2062 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity Attachment No. 3: Tentative Tract Map No. TTM 20-01 (82953) Attachment No. 4: Architectural Plans Attachment No. 5: Arborist Report, dated April 3, 2020 Attachment No. 6: Preliminary Exemption Assessment Attachment No. 1 Attachment No. 1 Resolution No. 2062 RESOLUTION NO. 2062 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 20-01, TENTATIVE TRACT MAP NO. TTM 20-01 (82953), AND PROTECTED HEALTHY TREE REMOVAL PERMIT NO. TRH 20-03 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”) FOR AN EIGHT-UNIT MULTI-FAMILY RESIDENITAL CONDOMINIUM DEVELOPMENT LOCATED AT 416 – 428 GENOA STREET WHEREAS, on January 2, 2020, a Multiple Family Architectural Design Review No. MFADR 20-01, a Tentative Tract Map No. TTM 20-01 (82953), and a Protected Healthy Tree Removal Permit No. TRH 20-03 application, collectively referred to as the “Project” were filed by Chao Yin Tang on behalf of the property owner, 416 – 428 Genoa Investment LLC, for an eight-unit multi-family residential condominium development which requires subdivision of the airspace located at 416 – 428 Genoa Street; and WHEREAS, on July 7, 2020, Planning Services completed an environmental assessment for the Project in accordance with the California Environmental Quality Act (“CEQA”), and recommended that the Planning Commission determine the Project is exempt under CEQA per Section 15332 of the CEQA Guidelines because the Project is considered an in-fill development project; and WHEREAS, on August 11, 2020, a duly-noticed public hearing was held before the Planning Commission on said Project, at which time all interested persons were given full opportunity to be heard and to present evidence. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA HEREBY RESOLVES AS FOLLOWS: SECTION 1. That the factual data submitted by the Community Development Division in the staff report dated August 11, 2020, are true and correct. 2 SECTION 2. This Commission finds, based upon the entire record: 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: FACT: The Project is consistent with the General plan Medium Density Residential Land Use designation. The Medium Density Residential designation is intended to accommodate medium density attached and/or detached residential units, within the appropriate neighborhoods. The R-2 zone is intended to provide areas for a variety of medium density residential development such as condominiums. The Project is in conformance with the City’s General Plan, Development Code, and the Subdivision Map Act. The site is physically suitable for the Project and the architectural design for the Project is compatible with the scale and character of the existing neighborhood. The Project 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 consistent with the City’s land use and compatible 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: 3 FACT: The R-2 zone has a minimum density of two dwelling units per lot and a maximum density of one unit per 3,750 square feet of lot area. Based on the total lot area of 31,443 square feet, this calculates to a minimum of two (2) units and a maximum of eight (8) units for the subject property. The Project complies with the density requirements. In addition, there are no physical constraints that hinder 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: FACT: The Project 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: FACT: The Project is to subdivide the air space for an eight-unit multi-family condominium development. The construction of the eight (8), multi-family residential units is being done in compliance with Building and Fire Codes and all other applicable regulations. The proposed density will be within the maximum allowed by the R-2 zone and the City’s existing 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 4 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 legislate body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision): FACT: The Project does 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 tract map, there are no known 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: FACT: The Arcadia Public Works Services Department determined that the City’s existing infrastructure will adequately serve the Project, 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: FACT: The Project 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 improvements conforms to the regulation of the Development Code and the regulations of any public agency having jurisdiction by law: FACT: The Project, as conditioned, complies with the density requirements of the City’s Development Code, and all the improvements required for the site and each unit 5 will comply with the regulations in the City’s Development Code. The Project includes the removal of two (2) protected Camphor trees, both located in the rear yard area. Due to excavations and loss of 40 to 50 percent of their canopies for required structural clearance, the trees will not survive the construction phase and would suffer severe root loss. The Project will provide four (4) replacement trees for the loss of these two trees and at least two (2) new trees will be required to be planted within the front yard area to provide adequate landscaping along the street frontage. I. The proposal is consistent with the City’s Multifamily Residential Design Guidelines: FACT: The Project is located within the Medium Density Residential (R-2) Zone, which is intended to provide a variety of medium density residential development. The proposed massing, scale, quality of the design and the proposed landscaping are compatible with other developments in the surrounding neighborhood. The Project will be compatible with other existing multi-family developments on Genoa Street and in the surrounding areas. In addition, the Project is consistent with the City’s Multifamily Residential Design Guidelines. SECTION 3. Pursuant to the provisions of the California Environmental Quality Act (“CEQA”), this Project is a Class 32 Categorical Exemption as an infill-development project per Section 15332 of the CEQA Guidelines. SECTION 4. For the foregoing reasons the Planning Commission determines that the Project is Categorically Exempt under the California Environmental Quality Act (“CEQA”) Section 15332 , Class 32, and approves Multiple Family Architectural Design Review No. MFADR 20-01, Tentative Tract Map No. TTM 20-01 (82953), and Protected 7 Page Intentionally Left Blank 8 RESOLUTION NO. 2062 Conditions of Approval 1. The proposed street facing Juliette style balconies on Units #416 and #424 shall not encroach into the required front yard setback. 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 subject to review and approval by the Planning & Community Development Administrator, or designee. 3. 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 20-01, TTM 20-01 (82953), and TRH 20-03, subject to the approval of the Planning & Community Development Administrator, or designee. 4. Four (4) 24-inch box trees (comparable species as the trees being removed) shall be planted as replacement trees. At least two 24-inch box trees shall be planted in the front yard area. The remaining trees shall be at least 24-inch box trees and they shall be located where there is adequate room for growth. The trees shall be shown on the final landscape plan that is submitted to Building Services for plan check, subject to review by the Planning & Community Development Administrator, or designee, to ensure compliance with this condition. 5. The Owner/Applicant will be required to pay the following fees prior to approval of the Tract Map: Map Fee $100.00 Final Approval Fee (1 lot @ $25.00 ea.) $ 25.00 TOTAL $125.00 6. Prior to approval of the Tract Map, submit a separate demolition and erosion control plan prepared by a registered civil engineer, and demolish all existing structures. 7. Prior to occupancy, the Owner/Applicant shall: • Remove and replace existing curb and gutter from property line to property line • Construct sidewalk from property line to property line • Coordinate with Public Works Services on replacement or protection of street trees 9 • Install new driveway approach per City Standard plan. 8. A Standard Urban Stormwater Mitigation Plan is required and shall be reviewed and approved by the City Engineer or designee, prior to the issuance of a building permit. 9. Project shall comply with Chapter 35A Multiple Family Construction Standards as amended in the Arcadia Municipal Code Section 8130.20. 10. All utility conductors, cables, conduits and wiring supplying electrical, cable and telephone service to a multiple family building shall be installed underground except risers which are adjacent to and attached to a building. 11. Grading plans shall be submitted to, and approved by Building & Safety. The grading plans shall indicate all site improvements, and shall indicate complete drainage paths of all drainage water run-off. 12. Permits are required prior to the removal and/or demolition of structures. 13. The project shall comply with the latest adopted edition of the following codes as applicable: a. California Building Code b. California Electrical Code c. California Mechanical Code d. California Plumbing Code e. California Energy Code f. California Fire Code g. California Green Building Standards Code h. California Existing Building Code i. Arcadia Municipal code 14. All structures shall be provided with an automatic fire sprinkler system per the City of Arcadia Fire Department’s Multi-Family Dwelling Sprinkler Standard. 15. The automatic driveway gate shall be provided with a knox switch. 16. A six inch (6”) cast iron water main with 70 psi static pressure is available on Genoa Street to serve the subject address. The Owner/Applicant shall provide calculations to determine the total combined maximum domestic and fire demand, and verify the water service size required. 17. Condominium or townhouse complexes of more than 5 individual units shall be served by a common domestic master water meter and service capable of supplying sufficient water to meet all domestic and fire suppression needs of the total number of units. 10 18. In the event that fire suppression is common to the complex, a separate fire service shall be required as directed by the Fire Marshal. 19. If a common water service is to be used to supply both domestic water and fire sprinklers, the Owner/Applicant shall separate the fire service from domestic water service at each unit with an approved back flow prevention device. 20. All condominiums shall require a separate water service and meter for common area landscape irrigation. 21. A Water Meter Clearance Application shall be submitted to the Public Works Services Department prior to permit issuance. 22. New water service installation shall be completed by the Owner/Applicant. Installation shall be according to the specifications of the Public Works Services Department, Engineering Section. Abandonment of existing water services, if necessary, shall be carried out by the Owner/Applicant, according to Public Works Services Department, Engineering Section specifications. 23. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover (445.14’), an approved backwater valve shall be required. 24. The two (2) trees in the parkway shall be removed with a permit from Public Works and they shall be replaced with 2 – 24” box Crape Myrtles. Locations shall be determined by the PW Inspector. 25. The proposed project shall be subject to LID requirements. These requirements include but are not limited to using infiltration trenches, bio-retention planter boxes, roof drains connected to a landscaped area, pervious concrete/paver, etc. 26. Ensure that the trash enclosure will accommodate trash, recycling and green waste bins. There shall be 1 foot clearance around the trash, recycling and green waste bins. 27. 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. 28. 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, 11 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. 29. Approval of MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 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. ---- 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-2 Number of Units: MDR Property Characteristics 1953 810 3 416 428 GENOA INVESTMENT LLC Site Address:416 GENOA ST Parcel Number: 5779-019-007 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 25-Jul-2020 Page 1 of 1 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-2 Number of Units: MDR Property Characteristics 1953 810 4 416 428 GENOA INVESTMENT LLC Site Address:422 GENOA ST Parcel Number: 5779-019-005 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 25-Jul-2020 Page 1 of 1 Subject Site – 416 – 428 Genoa Street East of subject site West of subject site Northwest of subject site Northeast of subject site South of the subject site Attachment No. 3 Attachment No. 3 Tentative Tract Map No. TTM 20-01 (82953) Attachment No. 4 Attachment No. 4 Architectural Plans 2-CAR GARAGE2-CAR GARAGE2-CAR GARAGE2-CAR GARAGE2-CAR GARAGE2-CAR GARAGE2-CAR GARAGE2-CAR GARAGE NEW PARKWAY139.89'226.30'226.31'138.01'NEW SIDEWALK416 - 430 GENOA ST(E) 6' H. BLOCK WALL TO REMAIN(E) 6' H. BLOCK WALL TO REMAIN(E) 6' H. BLOCK WALL TO REMAIN#416(MODEL 1)#418(MODEL 2)#420(MODEL 2)#422(MODEL 2)#426(MODEL 2)#428(MODEL 2)#430(MODEL 2)#424(MODEL 1)10'05'CONC.GUESTPARKINGCONC.GUESTPARKINGCONC.GUESTPARKINGCONC.GUESTPARKINGGMSCET.GM GM GMGM GM GM GMMB2'-0"6'-0"2'-0"6'-0"8" CITRUS TREE TO BE REMOVEDEXISTING TREE LEGENDE3E4E1E2E520" LIQUIDAMBAR TREE TO BE REMOVEDE6E9E10E7E8E11E1212" COMPHOR TREE TO BE REMOVED18" LIQUIDAMBAR TREE TO BE REMOVED26" AVOCADO FRUIT TREE TO BE REMOVED4" MULTI TRUNK CRAPE MYRTLE TO BEREMOVED12" CRAPE MYRTLE TREE TO BE REMOVED6" MULTI TRUNK CRAPE MYRTLE TO BEREMOVED6" 10" MULTI TRUNK ARBORVITA TREE TO BEREMOVED4" PRUNUS HEDGE TO REMAIN17" CARROTWOOD TREE TO BE REMOVED18" COMPHOR TREE TO BE REMOVEDHARDSCAPE LEGENDPLANTING LEGEND5(9,6,216%<'$7(6&$/('5$:1-2%6+((72)6+((76352-(&71$0(6+((77,77/(-<&/$1'6&$3(3+21((PDLOMHQQ\K\H#\DKRRFRP8 UNIT CONDOMINIUMS416 - 430 GENOA ST. ARCADIA, CA 91006Renewl DateSignatureDateDateCONCEPTUAL LANDSCAPE PLAN Attachment No. 5 Attachment No. 5 Arborist Report, Dated April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ttachment No. 6 Attachment No. 6 Preliminary Exemption Assessment Preliminary Exemption Assessment FORM “A” PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) Date: July 7, 2020 Staff: Christine Song, Associate Planner 1. Name or description of project: MFADR 20-01, TTM 20-01 (82953), and TRH 20-03 – A tentative tract map for an eight-unit residential condominium development with a Categorical Exemption under the California Environmental Quality Act (“CEQA”) 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): 416-430 Genoa Street (3rd Avenue and 5th Avenue) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name 416-428 Genoa Investment, LLC (2) Address 1801 S. First Avenue Arcadia CA 91006 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 (In-fill development project) 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: