HomeMy WebLinkAboutItem No. 2 MFADR 19-04, TPM 20-03 147 Alice St.
DATE: January 26, 2021
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Luis Torrico, Senior Planner
SUBJECT: APPROVING MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW
NO. MFADR 19-04 AND TENTATIVE PARCEL MAP NO. TPM 20-03
(83113), WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR A THREE-UNIT, MULTI-
FAMILY RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 147 ALICE
STREET
Recommendation: Adopt Resolution No. 2071
SUMMARY
The Applicant, Tom Li of Prestige Design, Planning & Development, on behalf of the
property owner, Soliel Homes Inc, is requesting approval of Multiple Family Architectural
Design Review No. MFADR 19-04 and Tentative Parcel Map No. TPM 20-03 (83113), for
a new three (3) unit, three-story, multi-family residential condominium development at 147
Alice Street. 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”). It is recommended that the Planning Commission
approve MFADR 19-04 and TPM 20-03 (83113) subject to the conditions listed in this staff
report, and adopt Resolution No. 2071 – refer to Attachment No. 1.
BACKGROUND
The subject property is a 7,500 square foot interior lot, located on the north side of Alice
Street, between 1st and 2nd Avenues. The property is zoned R-3, High Density Multiple
Family Residential with a General Plan Land Use Designation of High Density Residential.
The property is surrounded by other R-3 zoned properties to the north, south, east, and to
the west. The project site is improved with three units - one single-family dwelling and one
Resolution No. 2071 - MFADR 19-04 and TPM 20-03 (83113)
147 Alice Street
January 26, 2021 – Page 2 of 11
duplex, and one carport with three parking spaces that were built in 1950 – refer to
Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the Subject
Property.
A Certificate of Demolition (COD) for the subject property was approved on March 2, 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. 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 is not a good example of a particular
architectural style and is not representative of or associated with any important historical
events or people.
PROPOSAL
The applicant is requesting to demolish all the existing structures on the property to
construct a new three unit, three-story, multi-family residential condominium development
with surface parking – refer to Attachment No. 3 for the Tentative Parcel Map and
Attachment No. 4 for the proposed Architectural Plans. The project will be of Spanish
architectural style, which will be compatible with the existing multi-family developments in
the neighborhood, which include a variety of architectural styles including two Spanish style
developments adjacent to the subject site. The units will consist of three (3) bedrooms and
each unit will vary between 1,629 to 2,090 square feet in floor area. The front unit will have
direct access from Alice Street and the remaining two (2) units will have a pedestrian
walkway along the north side of the property (see Figure 1).
The proposed development will have an overall ridge height of 32’-7”, whereas a maximum
of 30’-0” is allowed, unless it is a pitched roof then the structure can extend up to three (3)
feet above the maximum height limit. Therefore, the proposed development will comply
with the height requirement. The building provides the minimum front yard setback of 25’-
0” as well as all the other minimum setbacks required in the R-3 zone, for lots that are 65’
in width of less. Each unit requires a minimum of 100 square feet of open space, which will
be provided through rooftop patios located on the third floor, for units A & B, and an at-
grade patio for unit C.
Figure 1 – Site Plan Alice St. N
Resolution No. 2071 - MFADR 19-04 and TPM 20-03 (83113)
147 Alice Street
January 26, 2021 – Page 3 of 11
The front unit will have two oversized one-car garages with separate access. One garage
is approximately 9’-6” x 21’-6”, and the second one is approximately 9’-6” x 19’-0”. Given
the property’s narrow lot width of 50 feet, the rear units will each have a two-car garage at
the minimum dimensions of 18’-0” x 19’-0”. Two (2) open guest spaces will be provided to
comply with Code. The garages for all the units and guest spaces will be accessed from
Alice Street. Additionally, there will be two (2) bicycle parking spaces provided toward the
rear of the property. Based on the number of parking spaces provided, the project meets
the required parking per the Development Code.
ANALYSIS
The R-3 zone requires a minimum density of one dwelling unit per 2,200 square feet of lot
area, and a maximum density of one unit per 1,450 square feet of lot area. This calculates
to a minimum density of three (3) units and a maximum of five (5) units. If a lot has a lot
width that is 50 feet or less such as this one, it may be developed with less than the required
minimum density, but not less than two (2) dwelling units. The 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 through at-grade garages for each unit, and two (2) open guest
spaces. The project will also provide two (2) bicycle racks located at the rear of the
property. Therefore, the proposed development will comply with the parking requirements
of the R-3 Zone. Lastly, the project will comply with the adjacent development standards
of the R-3 Zone, including, but not limited to setbacks, height and open space.
The proposed development will be the first three-story development on this street. As
previously mentioned, the code allows a maximum height of 30’-0”, unless it’s a pitched
roof then the structure can extend up to three (3) feet above the maximum height limit. The
project will have an overall building height of 32’-7”. However, it will not be out of character
with the new development since a two-story condominium at 141-145 Alice Street, west
and next door to the subject site, was approved at 29’-0” in height. To mitigate the overall
bulk and mass and to ensure the new development will blend with other development within
this neighborhood, the third floor was stepped back approximately 16 feet from the first and
second levels (see Figure 3). Therefore, while this will be the first three-story development
on the street, it will be compatible with the other multi-family developments in the area
since the front unit will only be two-story tall.
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 Spanish architectural style (refer to Attachment No. 4) with a stucco
exterior finish. The roof consists of concrete “S” tile roofing material and moldings along
the eaves (see Figures 2 & 3). Additional architectural features will include, but not limited
to, decorative window trim, wrought iron railings/features, fabric window awnings, and
various building projections, which provide roof breaks with multiple rooflines. The
proposed Spanish style development will be compatible with other contemporary style
existing multi-family developments along Alice Street, including recently completed multi-
family developments on adjoining lots, 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
Resolution No. 2071 - MFADR 19-04 and TPM 20-03 (83113)
147 Alice Street
January 26, 2021 – Page 4 of 11
yards to offer additional screening and privacy for the adjacent multi-family residences on
both sides.
Figure 2. Proposed front elevation
FINDINGS
Tentative Parcel Map
The proposal to subdivide the airspace for three (3) residential condominium units requires
a subdivision through the Tentative Parcel Map process – see Attachment No. 3 for
Figure 3. Proposed side elevations Alice St. Alice St. 16’-0”
16’-0”
Resolution No. 2071 - MFADR 19-04 and TPM 20-03 (83113)
147 Alice Street
January 26, 2021 – Page 5 of 11
Tentative Parcel Map No. TPM 20-03 (83113). 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: The proposed tentative parcel map for a three-
unit multi-family residential condominium development and subdivision of the
airspace 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 High Density
Residential Land Use designation and the R-3, High Density Multiple Family
Residential zoning designation. These designations are intended to accommodate
high density, attached or detached residential units such as condominiums, within
the appropriate neighborhoods. The proposed tentative parcel map complies with
the Subdivision Map Act regulations and there is no specific plan applicable to this
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-3 zone requires a minimum
density of one dwelling unit per 2,200 square feet of lot area, and a maximum density
of one unit per 1,450 square feet of lot area. This calculates to a minimum density
of three (3) units and a maximum of five (5) units. Therefore, the proposed three-
unit development complies with the density requirements of the underlying zone 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.
Resolution No. 2071 - MFADR 19-04 and TPM 20-03 (83113)
147 Alice Street
January 26, 2021 – Page 6 of 11
Facts in Support of the Finding: The proposed tentative parcel map for three (3)
multi-family 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 three (3)
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-3 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,
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 parcel map and three-
unit multi-family condominium development have been reviewed by Building
Services to ensure compliance with the California Building Code, which includes
requirements associated with heating and cooling requirements.
Resolution No. 2071 - MFADR 19-04 and TPM 20-03 (83113)
147 Alice Street
January 26, 2021 – Page 7 of 11
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, and 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-3 zone (High Density Multiple Family
Residential), which is intended to provide high density residential development. The
proposed design of the three-unit condominium project is compatible with existing multi-
family developments in the surrounding neighborhood in terms of massing and scale. While
this development will be the first three-story development on this street, stepping the third
floor from the street level by an additional 16 feet will help reduce the overall bulk and mass
of the building, and the change in height will help transition with the other existing multi-
family developments. The proposed development will also be similar in height to the 29-
foot tall multi-family condominium development approved west and next door to the subject
site. The proposed Spanish style architecture will be consistent with other Spanish
influenced styles of architecture that exist along Alice Street, including the two recently
completed adjacent multi-family developments. 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.
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. 5 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
Resolution No. 2071 - MFADR 19-04 and TPM 20-03 (83113)
147 Alice Street
January 26, 2021 – Page 8 of 11
January 14, 2021. As of January 22, 2021, staff has not received any comments from the
public.
On January 11, 2021, the Applicant sent each tenant a notice informing them of the
proposed project. The notice was sent through Certified Mail.
RECOMMENDATION
It is recommended that the Planning Commission approve Multiple Family Architectural
Design Review No. MFADR 19-04 and Tentative Parcel Map No. TPM 20-03 (83113),
subject to the following conditions, find that the project is Categorically Exempt from the
California Environmental Quality Act (CEQA), and adopt Resolution No. 2071, subject to
the following conditions of approval:
1. All the windows shall be recessed a minimum of two (2) inches from the building walls.
A construction detail indicating the 2-inch recess shall be included on the plans
submitted to the Building Division for plan check.
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 Applicant/Property Owner in a
manner that is consistent with the plans submitted and conditionally approved for
MFADR 19-04 and TPM 20-03 (83113) subject to the approval of the Planning &
Community Development Administrator, or designee.
4. 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
5. 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.
6. Grading plans shall be submitted to, and approved by the Building Services Division.
The grading plans shall indicate all on- and off-site improvements, and shall indicate
complete drainage paths of all drainage water run-off.
Resolution No. 2071 - MFADR 19-04 and TPM 20-03 (83113)
147 Alice Street
January 26, 2021 – Page 9 of 11
7. A building permit shall be obtained prior to the removal and/or demolition of structures.
8. Prior to approval of the Final Parcel Map, the Applicant/Property Owner shall:
a) Remove and replace existing curb and gutter from property line to property
line.
b) Construct sidewalk from property line to property line.
c) Install new driveway approaches (minimum 12' wide) per City’s Standard Plan.
Install transitions to the driveways just inside the property lines to transition
from the 12.5' to the 10' wide driveway approaches.
d) Repair asphalt street damages caused by the development, as necessary.
9. The Applicant/Property Owner shall coordinate with Public Works Services
Department for the installation of new street trees per the City’s Street Tree Master
Plan.
10. All structures shall be provided with an automatic fire sprinkler system per the City of
Arcadia Fire Department’s Multi-Family Dwelling Sprinkler Standard.
11. There is a 6-inch cast iron water main with 72 psi static pressure that the development
shall connect to on Alice Street for domestic water and/or fire services. The
Applicant/Property Owner shall provide calculations to the Public Works Services
Department to determine the total combined maximum domestic and fire demand,
and verify the water service size required.
12. The Applicant/Property Owner shall install separate water meter for each
condominium unit. The water meter for each unit can be used to supply both domestic
water services and fire services. The Applicant/Property Owner shall separate the fire
service from domestic water service with an approved back flow device.
13. All condominiums shall require a separate water service and meter for common area
landscape irrigation.
14. A Water Meter Permit Application shall be submitted to the Public Works Services
Department prior to issuance of a building permit for the new development.
15. New water service installations shall be by the Applicant/Property Owner. 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 Applicant/Property, according to Public Works Services
Department.
16. An 8” Vitrified Clay Pipe (VCP) City sewer line is available on Alice Street to provide
sanitary sewer service for the project. The Applicant/Property Owner shall utilize
existing sewer lateral if possible.
Resolution No. 2071 - MFADR 19-04 and TPM 20-03 (83113)
147 Alice Street
January 26, 2021 – Page 10 of 11
17. If any drainage fixture elevation is lower than the elevation of the next upstream
manhole cover (444.97’), an approved type of backwater valve is required to be
installed on the lateral within the City’s right-of-way.
18. 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.
19. The Applicant/Property Owner shall provide, and accommodate for, a total of three
trash containers for trash, recycling and green waste for each unit, to the satisfaction
of the Public Works Services Director, or designee.
20. The Applicant/Property Owner shall comply with all City requirements regarding
building safety, fire prevention, detection, suppression, emergency access, public
right-of-way improvements, parking, water supply and water facilities, sewer facilities,
trash reduction and recycling requirements, and National Pollutant Discharge
Elimination System (NPDES) measures to the satisfaction of the Building Official, Fire
Marshal, Public Works Services Director, and Planning & Community Development
Administrator. Compliance with these requirements is to be determined by having fully
detailed construction plans submitted for plan check review and approval by the
foregoing City officials and employees.
21. 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.
22. Approval of MFADR 19-04 and TPM 20-03 (83113) 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 executed Acceptance Form submitted to the Development Services
Department is to indicate awareness and acceptance of the conditions of approval.
Resolution No. 2071 - MFADR 19-04 and TPM 20-03 (83113)
147 Alice Street
January 26, 2021 – Page 11 of 11
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 19-04 and Tentative
Parcel Map No. TPM 20-03 (83113), state that the proposal satisfies the requisite findings,
and adopt the attached Resolution No. 2071 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 19-04 and Tentative Parcel Map No. TPM 20-03 (83113) 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 January 26, 2021, Planning Commission Meeting, please
contact Senior Planner, Luis Torrico at (626) 574-5442, or ltorrico@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2071
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Tentative Parcel Map No. TPM 20-03 (83113)
Attachment No. 4: Architectural Plans
Attachment No. 5: Preliminary Exemption Assessment
Attachment No. 1
Attachment No. 1
Resolution No. 2071
Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information and
Photos of the Subject Site
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
R-3
Number of Units:
HDR
Property Characteristics
1947
1,797
3
LIU,DIAN WEN AND QIU,MAGGIE Y
Site Address:147 ALICE ST
Parcel Number: 5779-017-005
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 19-Jan-2021
Page 1 of 1
155 Alice Street – East neighbor next door
Subject site
141 – 145 Alice Street – West neighbor next door
Existing multi-family developments across the street from the subject site
Existing multi-family developments across the street from the subject site
Attachment No. 3
Attachment No. 3
Tentative Parcel Map
No. TPM 20-03 (83113)
Attachment No. 4
Attachment No. 4
Architectural Plans
Attachment No. 5
Attachment No. 5
Preliminary Exemption Assessment
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project: MFADR 19-04 and TPM 20-03 (83113) – A tentative parcel
map for a three-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):
147 Alice Street (Alice Street & S. 2nd Avenue)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Tom Li of Prestige Design, Planning &
Development, Applicant
(2) Address PO Box 660866
Arcadia, CA 91066
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)
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:
January 26, 2021
Staff:
Luis Torrico, Senior Planner