HomeMy WebLinkAbout1744
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RESOLUTION NO. 1744
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARCADIA, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT NO. 06-03,
ARCHITECTURAL DESIGN REVIEW NO, 05-16, AND
TENTATIVE MAP NO. 64609 FOR A NEW 76-UNIT
SENIOR CONDOMINIUM PROJECT AT 650 W.
HUNTINGTON DRIVE
WHEREAS, on May 25, 2005, an Architectural Design Review application
was filed followed by an application for a Conditional Use Permit and Tentative
Map on February 21, 2006 by Scott Yang on behalf of the property owner Jeff
Lee to construct a 76-unit Senior Condominium project on the property
commonly known as 650 W. Huntington Drive; and
WHEREAS, pursuant to the provisions of the California Environmental
Quality Act, Public Resources Code Section 21000 et seq. ("CEQA"), and the
State's CEQA Guidelines, the City of Arcadia prepared an Initial Study and
determined that there is no substantial evidence that the approval of Conditional
Use Permit No. 06-03, Architectural Design Review No. 05-16, and Tentative
Map No. 64609 would result in a significant adverse effect on the environment
that cannot be mitigated to a level of less than significant; accordingly, a
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Negative Declaration has been prepared and notice of that fact was given in the
manner required by law; and
WHEREAS, a public hearing was held by the Planning Commission on May
9, 2006, at which time all interested persons were given full opportunity to be
heard and present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY
OF ARCADIA RESOLVES AS FOLLOWS:
SECTION I. That the factual data submitted by the Development Services
Department in the attached report is true and correct.
SECTION 2. This Commission finds:
I. That the granting of such Conditional Use Permit, and the following
modifications:
A. To permit 44% landscaping in lieu of 60% within the required front yard
area (Sec. 9255.2.3);
B. A 10'-0" westerly side yard setback in lieu of 15'-0" required (Sec.
9255.2-4); and,
C. To permit a 3-story development in lieu of a 2.5 story limitation under the
Architectural Design Overlay (City Council Resolution No. 3007),
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would not be detrimental to the public health or welfare, or injurious to the
property or improvements in such zone or vicinity because the Initial Study did
not disclose any substantial adverse effects to the area affected by the proposed
project.
2. That the use applied for at the location indicated is a proper one for
which a Conditional Use Permit is authorized based on specific conditions of
approval relating to age restriction, landscaping, and design.
3. That the site for the proposed senior housing project is adequate in size
and shape to accommodate said use. All yards, spaces, loading, landscaping,
parking, and other features are adequate to accommodate senior housing with
the land and uses in the neighborhood.
4. That the site street is adequate in width and pavement type to carry the
kind of traffic generated by the proposed use, based on specific conditions of
approval regarding circulation and traffic, especially during construction.
5. That the granting of such Conditional Use Permit will not adversely
affect the comprehensive General Plan because the proposed project as
conditioned is consistent with the Zoning and General Plan land use designation
of the project site.
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6. That the use applied for will not have a substantial adverse impact on
the environment, and that based upon the record as a whole there is no evidence
that the proposed project will have any potential for an adverse effect on
wildlife resources or the habitat upon which the wildlife depends.
SECTION 3. That for the foregoing reasons this Commission grants
Conditional Use Permit No. CUP 06-03, Architectural Design Review No. 05-
16, and Tentative Map No. 64609 to construct a 76-unit senior condominium
project at 650 W. Huntington Drive, upon the following conditions:
1. That a regulatory agreement (covenant) in a form and content
approved by the City Attorney, shall be recorded, together with all
subordinations required by the City, against the subject property with the Los
Angeles County Recorder's Office prior to the issuance of building permits.
The regulatory agreement shall ensure that at least one occupant of each unit
shall be no less than 55 years of age and that any other resident shall be either a
qualified permanent resident or a permitted health care resident. Qualified
permanent residents are deemed to be a spouse, cohabitant, or other person
providing primary physical or economic support to the senior citizen, a person
45 years of age or older, or a person residing with the senior citizen who is a
child or grandchild of the senior citizen or for whom the senior citizen legal
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guardian, as generally set forth by the California Civil Code Section 51.2 and
51.3.
2. The proposed project and the site shall be developed and maintained
in a manner that is consistent with the plans submitted and approved for
Conditional Use Permit No. 06-03, Architectural Design Review No. 05-16,
and Tentative Map No. 64609.
3. All dwelling units shall be limited to a maximum of two bedrooms.
4. That a modification is granted fora 10'-0" westerly side yard
setback in lieu of 15'-0" required (Sec. 9255.2.4).
5.
A total of 164 parking spaces (2.15 parking ratio) shall be provided
within the subterranean parking structure (152 parking spaces for the residents
and 12 guest parking spaces). The parking spaces on the first level of the
subterranean parking closest to the northerly elevator shall be dedicated as
"guest" parking.
6. "Guest Parking Only" signs with letters not less than two inches in
height shall be properly located and installed to designate guest parking spaces.
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7. All parking spaces must be double striped In accordance with
Municipal Code Section 9269.8.1.
8. A landscape and irrigation plan shall be submitted for review and
approval by the Community Development Administrator, or his/her designee
prior to issuance of the initial building permit.
9. A 2'-0" wide landscaping strip of sod shall be placed down the
middle of the fire road access, and the depth of the landscaping strip shall not
exceed one foot (l' -0"). No shrubs or trees may be permitted on the
landscaping strip, and the 20'-0" wide road shall be unobstructed and clear at
all times.
10. The property owner shall plant, and thereafter maintain, 15 gallon
and 24-inch box trees within the 3'-0" landscape planter that abuts the easterly
property line. Such trees are intended to provide adequate vertical screening
between the subject property and the residential properties to the east.
II. All perimeter walls, garden walls, and patio separations shall match
the buildings and shall be finished with stucco to match the building with a trim
cap, subject to the approval of the Community Development Administrator or
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. designee, and shaH require the application for and issuance of appropriate
. permits from Building Services.
12. No patio covers or decorative structure shall be permitted within the
open courtyard adjacent to the fire accesscroad.
13. All onsite signage shall be in compliance with the City's Stgn
ordinance (AMC Sec. 9262.4 to 0262.4.20). All proposed sign age shall be
reviewed and approved by Planning Services and shall require the application
for and issuance of appropriate permits from Building Services.
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14. All utilities shall be placed underground.
15.
The Traffic Impact Fee, as determined by the Engineering Division,
shall be paid prior to issuance of the initial building permit from the Building
Division.
16. A backflow device shall be screened per City standards and finished
to match the building, subject to the approval of the Community Development
Administrator.
17. After the issuance of a building permit, a Rough Grading Certificate
shall be required prior to the placing of any concrete on the site; and a Final
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Grading Certificate shall be required prior to the final building inspection. Said
certificates will certifY that all grading operations have been completed in
substantial compliance with the final grading plan approved by the City
Engineer, and shall be filed with, and approved by, the Community
Development Administrator.
18. Noncompliance with the plans, provisions, and conditions of
approval for CUP No. 06-03, ADR No. 05-16, and Tentative Map No. 64609
shall be grounds for immediate suspension and/or revocation of any approvals.
19. The applicant shall prepare and submit Covenants, Conditions, and
. Restrictions (CC&R's) containing provisions for property maintenance for
. review and approval by the City Attorney, and the CC&R's shall be recorded
concurrently with the Final Tentaive Map.
20. Prior to the approval of any demolition, grading, or building
construction plans, the applicant shall provide the Development Services
Department with a construction access plan to identifY the route of trucks
entering and exiting the site and shall include the haul route to the proposed
disposal areas. The plan shall also include proposed traffic control at the access
points for safe entrance and exit. Trucks shall use only the approved truck
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routes established by the Development Services Department and no truck
access will be allowed in the surrounding residential neighborhoods. The
construction access plan is subject to review and approval by the Community
Development Administrator.
21. Staff shall submit a follow-up report of the on-site and off-site
parking to the Planning Commission 18-months after issuance of a Certificate
of Occupancy.
22. Approval of CUP No. 06-04, ADR No. 05-16, and Tentative Map
No. 64609 shall not take effect until the property owner(s), and applicants have
. executed and filed an Acceptance Fonn, available from the Development
. Services Department, indicating awareness and acceptance of these conditions
of approval
22. The applicant shall defend, indemnifY, and hold harmless the City of
Arcadia and its officers, employees, and agents from and against any claim,
action, or proceeding against the City of Arcadia, its officers, employees or
agents to attack, set aside, void, or annul any approval or condition of approval
of the City of Arcadia concerning this project and/or land use decision,
including but not limited to any approval or condition of approval of the City
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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 officers, employees, and agents in the defense
ofthe matter.
SECTION 4. The decision, findings and conditions contained in this
Resolution reflect the Commission's action of June 12, 2006, by the following
vote:
AYES:
NOES:
ABSENT:
Baderian, Beranek, Hsu, Lucas, and Olson
None
None
SECTION 5.
The Secretary shall certify to the adoption of this
Resolution and shall cause a copy to be forwarded to the City Council of the
City of Arcadia.
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I HEREBY CERTIFY that the foregoing Resolution was adopted at a
regular meeting of the Planning Commission held on the 12th day of June 2006,
by the following votes:
AYES:
NOES:
ABSENT:
Baderian, Beranek, Hsu, Lucas, and Olson
None
None
Uf(~.
Chairman, Planning Commission
ATTEST:
Secretary, Planning Co
sSlon
APPROVED AS TO FORM:
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Stephen P. Deitsch, City Attorney
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STAFF REPORT
Development Services Department
May 9, 2006
TO:
Arcadia Planning Commission
FROM:
Jason Kruckeberg, Community Development Administrator
By: Lisa L. Flores, Senior Planner
SUBJECT:
Conditional Use Permit No. 06-03, Architectural Design Review
No. 05-16, and Tentative Map No. 64609 for a proposed 76-unit
Senior Condominium project a1.650 W. Huntington Drive.
SUMMARY
The subject applications were filed by Scott Yang on behalf of the property
owner, Jeff Lee to permit a proposed 76-unit Senior Condominium project at 650
W. .Huntington Drive.
The Development Services Department is recommending approval of the
applications, and adoption of Resolution No. 1744, subject to the conditions of
approval outlined In the staff report.
GENERAL INFORMATION
APPLICANT: Scott Yang on behalf of the property owner, Jeff Lee
LOCATION: 650 W. Huntington Drive
REQUESTS: Conditional Use Permit, Architectural Design Review, and
Tentative Map to construct a proposed 76-unit senior housing
project that requires ~he following modifications to be granted:
A. To permit approximately 44% of landscaping in lieu of 60%
required within the front yard area (Sec, 9255.2.3);
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B. A 10'-0" westerly side yard setback in lieu of 15'-0" required
(Sec. 9255.2.4); and,
LOT AREA:
FRONTAGE:
C. To permit a 3-story development in lieu of 2,5 story limitation
permitted by the site's Architectural Design Overlay (City
Council Resolution No. 3007).
73,777 square feet (1,7 acres)
Approximately 134'.9" along Huntington Drive
EXISTING LAND USE & ZONING:
The site consists of two lots, which will be consolidated through
the Tentative Map process to accommodate the proposed
project. The project site is cLlrrently improved with a 16,728
square foot, two-story office building that was built in 1989, and
is zoned CoO D (Professional Office with an Architectural Design
Overlay).
SURROUNDING LAND USES & ZONING:
North:
South:
East:
West:
Westfield Shopping Center - zoned C-2
Multiple-Family Residences - zoned R-3
Multiple-Family Residences - zoned R-3
George Realty Office - zoned C-2
GENERAL PLAN DESIGNATION:
Commercial
BACKGROUND INFORMATION
The proposed project is consistent with the General Plan Land Use designation
of the subject site, which allows a senior residential development with an
approved Conditional Use Permit. Therefore, to expedite the review process the
required design review and tentative map are being processed concurrently with
the Conditional Use Permit application.
PROPOSAL
The proposed development consists of a proposed 76-unit senior condominium
project, totaling 81,610 square feet {refer to the attached site plan and floor
CUP No. 06-03, ADR No, 05-16,
and Tentative Map No. 64609
Page 2
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plans). The site will also have a two-level subterranean parking structure that will
accommodate 164 parking spaces, four outdoor courtyards, and one private
recreation room. The units are single level with a maximum of two bedrooms,
and the unit size ranges from 984 square feet to 1,176 square feet. The
condominiums are intended for private sale at market rate, and shall be occupied
by individuals 55 years of age or older.
As required by the Fire Department, the proposed project shall accommodate a
20'-0" wide emergency access roadway that starts from the street frontage to the
rear of the property at grade level. Such access is necessary because the depth
of the property is greater than 150'-0". Staff believes that the easterly side of the
property is the most appropriate location for the fire road as opposed to the
westerly side since the easterly side abuts residential, and the greater setback
will provide additional privacy to the neighboring residences. Also, staff requires
a 3'-0. wide landscape planter between the easterly side property line and the
emergency fire road to provide' additional privacy and to break-up the on-site
hardscape. The total setback distance from the furthest point of the building to
the easterly side property line will be 23'-0", which exceeds the CoO D and R-3
regulations.
Zonina and General Plan
The project site is zoned CoO D and the General Plan allows Senior housing on
commercial zoned properties i.e., up to 50 dwelling units per acre for market rate
condominiums. The project is on a 1.7 acre site and proposes 76 dwelling units,
which is a density of 45 dwelling units per acre. The General Plan allows for
senior housing within the Commercial land use designation to encourage housing
for the elderly, which is identified as a strategy within the Community
Development Element of the General Plan.
Residential development is a conditionally permitted use within the CoO D zone,
and is subject to review and approval by the Planning Commission. However,
since the CoO D zone does not specify development standards for market-rate
residential projects, staff has applied the R-3 regulations and architectural
standards asa guide to analyze the applicant's proposal.
Lavout and Desian
The proposed project is designed to resemble "Federal. and "Plantation" style
architecture with its tali columns and wrap around porches. All of the buildings
will be three-stories high and approximately 39'-0. in height.
The multiple buildings will be connected by two separate bridges on each level,
and organized around open courtyards that serve as gathering places. The
buildings will feature large windows, cornices, decorative pre-cast molding on the
CUP No. 06-03, ADR No. 05-16,
and Tentative Map No. 64609
Page 3
exterior wall and windows, balusters, decorative railings, arches throughout the
building, deep wrap around porches, and a decorative copula on several towers.
Limestone will also be featured on all elevations to visually anchor the buildings
. (refer to page A"202 of the Architectural Plans).
As for the courtyards, each area will have distinctive design elements such as
several water features, decorative outdoor furniture, landscaping and potted
trees to provide shade, and a high-end quality flooring that Will consist of
limestone, granite, and travertine stones to accent the buildings.
The emergency fire road will have .scored color concrete with a 2'-0" wide
landscaping strip down the middle of the road. The landscaping strip will be
limited to grass in order to provide unobstructed access for fire trucks and
paramedics.
Throughout the design review process, the applicant worked closely with staff
and the City's architectural consultant to achieve the proposed design. Staff
believes the applicant's proposal meets the intent of the design criteria as set
forth in the CitYs Architectural Design Review Regulations. The design elements
of the subject buildings (Le. limestone, pre-cast stone, tower elements, arches,
thick molding, baluster, deep porches wrapped around the building, and copulas)
will provide the necessary visual relief to alleviate the flat wall areas. All
elevations have been treated to provide a high level of materials and design
quality. It is the opinion of staff that the proposed design is consistent with the
multiple family residential design guidelines and mitigates the requests to deviate
. from the applicable code requirements.
Concurrent with consideration of this Conditional Use Permit application, the
Planning Commission may approve, conditionally approve or disapprove the
applicant's design concept plans.
Setbacks
The applicant has provided a front yard setback that varies from 48'-0" to 71'-6",
which exceeds the special setback of 15'-0", as measured from the front property
line along Huntington Drive. The proposed condominium project also includes a
10'-0" westerly side yard setback, a 23'-0" easterly side yard setback, and a 15'-
0" rear yard setback, which meet or exceed the applicable code requirements,
except for the westerly side yard setback.
Parkinq
The site will have a circular driveway that will be utilized as a loading and drop-off
area, and the site will be accessed only from Huntington Drive. Parking is
accessed from a ramp leading to the two-level subterranean parking structure.
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CUP No. 06-03, ADR No. 05-16,
and Tentative Map No. 64609
Page 4
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Security gates will separate the parking area from the residents, and the 12 guest
parking spaces will be available for public use. All parking spaces will be 10'-0"
by 20'.0". which is consistent with the R-3 provisions of the Municipal Code.
A total of 164 parking spaces (2.15 parking ratio) will be provided on-site in lieu
of 228 parking spaces required per Code. The R-3 Regulations require that each
unit provide a two-car garage and one guest parking space. Such regulations
are intended for standard units, which in general are larger, have at least three
bedrooms, and are commonly occupied by families. However, the Municipal
Code does not specify the number of parking spaces required for senior housing.
The proposed senior units will vary in size between 947 square feet to 1,176
square feet, and each unit will have two bedrooms. Also, the proposed units will
be required to be owned and occupied by individuals at least 55 years of age or
older. The residents of the proposed condominiums will most likely have fewer
vehicles per household compared to families occupying .standard" units.
A traffic and parking study were not required by the City' Engineer since a Senior
Housing project tends to be a low-traffic generator during peak hours, and when
comparing the proposed use to the existing office use, the net change of trips
were minimal.
Staff conducted a survey of several surrounding communities regarding parking
requirements for senior housing. The jurisdictions surveyed required between
1.1 and 1.5 parking spaces per unit for senior housing. The proposed project will
have slightly more than 2 parking spaces per unit (2.15 parking ratio), which is
consistent with the recently approved senior housing project at 161 Colorado
Place, and significantly more than required by most jurisdictions. It is staff's
opinion that the amount of parking proposed is sufficient for the SUbject
development.
Ooen Soace and Lot Coveraae
For residential developments within the R-3 zone, the private open space
requirement is 200 square feet for ground floor units and 100 square feet for
second floor units. The proposed units feature private balconies ranging
between 54 square feet to 219 square feet. As previously stated, the proposed
development is located within the CoO 0 zone and therefore, the private open
space requirements for the R-3 zone does not apply. However, in staff's opinion,
the size of the private open space areas as proposed are mitigated by the
presence of four large common open space areas, a large lobby/recreation room,
and a 2,372 square foot, enclosed recreation room.
Multiple family residential projects are also required to have at least 28% of the
total lot area open, and the front yard must be at least 60% landscaped. The
proposed project features over 36,198 square feet of open space. Therefore,
CUP No. 06-03, ADR No. 05-16,
and Tentative Map No. 64609
Page 5
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49% of the lot area is comprised of open space in conformance with the R-3
regulations. A landscape plan prepared by a licensed Landscape Architect has
been conceptually approved with the Architectural Design Review drawings. The
City's landscape design consultant has reviewed these plans as part of the
conceptual approval process. However, detailed landscaping and irrigation plans
shall be submitted and reviewed by staff as a condition of approval.
Modifications
A. To permit approximately 44% of landscaping in lieu of 60% required
within the front yard area (Sec. .9255.2.3);
The applicant is requesting a modification to permit approximately 44% of the
front yard area to be landscaped in lieu of 60% required. The requested
decrease is necessary to provide a separate lane for the emergency fire road
from the driveway (refer to site plan). It is staffs opinion that the reduction in
landscaping is insignificant to provide efficient public safety to the residents.
B. A 10'-0" westerly side yard setback in lieu of 15'..()" required (Sec.
9255.2.4).
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The applicant is requesting a modification for a 10'-0" westerly side yard setback
in lieu of 15'-0. required. Although the CoO regulations do not require a side yard
setback from the westerly property line since the land use to the west is
commercial, the R-3 regulations requires a 15'-0. side yard setback based on the
lot's frontage,
It is staffs opinion that the modification is necessary to accommodate the Fire
Department's requirement for an emergency fire road at grade level.
C. To permit a 3-story development in lieu of a 2.5-story Iimination per
the site's Architectural Design Overlay (City Council Resolution No.
3007). '
The subject site is also zoned D (Architectural Overlay) that has design
conditions for the protection of the neighboring residential properties in this area,
However, the Planning Commission may modify any of the conditions if such
modification will not adversely affect property or improvements in the vicinity, and
if such modification will equally accomplish substantially the same results as the
required conditions.
The applicant is proposing a 3-story (39'-0" high) senior housing project. The C-
O regulations allow a building height not to exceed three stories or 40'-0" in
height, and architectural projections may extend 10'-0. above the roofIine of the
buildings. Typically, the R-3 zone allows a maximum of two-stories, not to
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CUP No. 06-03, ADR No. 05-16,
and Tentative Map No. 64609
Page 6
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exceed 30'.0" in height. It is staff's opinion that the proposed building height is
appropriate for this site since the senior condominiums will be compatible with
the neighboring residential uses, and the condition, which does not indicate a
specific height dimension, was intended for commercial buildings occupied by
professional offices.
ReQulatorv Aareement
To ensure that the condominiums are owned and occupied by at least one senior
citizen per household, a regulatory agreement (covenant) shall be filed with the
Los Angeles County Recorder's Office. The regulatory agreement ensures that
the property owner and at least one occupant of each unit shall be not less than
55 years of age, and requires that the City be notified with the sale of each unit.
The agreement also gives the City the power to enforce the regulations set forth
in the agreement.
Amenities and Mitiaation Measures
Although the project applicant is requesting relief from several accepted
development standards for multiple-family residential units, the proposed project
exceeds the minimum Code requirements as follows:
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Public Open Space - The proposed project features over 36,198 square
feet of common open space in addition to the. private balconies for each
unit. Therefore, 58.3% of the lot area will be open space, significantly
more than the 28% total open space required for niultiple family residential
units.
Recreation Center - The proposed project includes a 2,000 square foot
recreation center for the use of the residents.
Fire Access Road - The proposed project features an unobstructed 20'-0"
fire road access at grade level along the easterly side of the property for
emergency response.
Design/Layout - The architectural design and proposed exterior materials
meets and exceed the standards set forth in the City's Architectural
Design Review Guidelines. The circular driveway will provide adequate
loading and drop-off areas. The open courtyard areas provide gathering
spaces and will include' unique themedgardens, high qualify flooring,
decorative wood trellis, patio furniture, and water fountains.
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DeDartment Reauirements
All City requirements regarding disabled access and facilities, building safety, fire
prevention, detection, suppression, police safety, and site design will be complied
to the satisfaction of the Building Official, Fire Marshall, Policy Chief, and
Community Development Administrator.
.cup No. 06-03, ADR No. 05-16,
and Tentative Map No. 64609
Page 7
TENTATIVE MAP
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The applicant is also requesting a Tentative Map for residential condominium
purposes. This approval is cOrlsistent with the City's General Plan, Zoning
Ordinance, and Subdivision Regulations.
The applicant is required to comply with all the code requirements and
development policies determined to be necessary by the Building Official, City
Engineer, Fire Department, Public Works Services Director, Community
Development Administrator, and any service districts and utility providers that will
serve Ihe proposed project. The applicant has been notified of the City's general
development conditions" and requirements.
ANALYSIS
The proposed project features exceptional open space, recreation areas, design
features, and larldscaping that exceed the requirements for multiple family
residential projects, These features mitigate the requested variations from code
that are necessary to accommodate the senior housing units. It is staff's opinion
thaI applicant's proposal meets the intent for such variations to be granted
because, if approved, the proposed development will secure an appropriate
improvement to the site. Also, it is staff's opinion that the proposed project
exemplifies and furthers the goals of the General Plan in providing senior
housing.
. CEQA
Pursuant to the provIsions of the California Environmental Quality Act, the
Development Services Department prepared an Initial Study for the proposed
project. Said Initial Study did not disclose any substantial or potentially
substantial adverse change in any of the physical conditions within the area
affected by the project including land, air water, minerals, flora, fauna, ambient
noise and objects of historical or aesthetics significance that could be made less
than significant with mitigation incorporation. When considering the record as a
whole, there is no evidence thaI the proposed project will have any potential
impact to the environment. Therefore, a Negative Declaration has been
prepared for this project.
RECOMMENDATIONS
The Development Services Department recommends approval of Conditional
Use Permit No. 06-03, Architectural Design Review No. 05-16, and Tentative
Map No. 64609, subject to the following conditions of approval:
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CUP No. 06-03, ADR No. 05-16,
and Tentative Map No. 64609
Page 8
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That a regulatory agreement (covenant) in a form and content approved
by the City Attomey, shall be recorded, together with all subordinations
required by the City, against the subject property with the Los Angeles
County Recorder's Office prior to the issuance of building permits. The
regulatory agreement shall ensure that at least one occupant of each unit
shall be no less than 55 years of age and that any other resident shall be
either a qualified permanent resident or a permitted health care resident.
Qualified permanent residents are deemed to be a spouse, cohabitant, or
other person providing primary physical or economic support to the senior
citizen, a person 45 years of age or older, or a disabled person residing
with the senior citizen who is a child or grandchild of the senior citizen, as
set forth by the Califomia Civil Code Section 51.2 and 51.3.
2. The proposed project and the site shall be developed and maintained in a
manner that is consistent with the plans submitted and approved for
Conditional Use Permit No. 06-03, Architectural Design Review No. 05-16,
and Tentative Map No. 64609.
1.
All dwelling units shall be limited to a maximum of two bedrooms.
That a modification is granted for a 10'-0" westerly side yard setback in
lieu of 15'-0" required (Sec. 9255.2.4).
A total of 164 parking spaces (2.15 parking ratio) shall be provided within
the subterranean parking structure (152 parking spaces for the residents
and 12 guest parking spaces). The parking spaces on the first level of the
subterranean parking closest to the northerly elevator shall be dedicated
as "guest" parking.
"Guest Parking Only" signs with letters not less than two inches in height
shall be properly located and installed to designate guest parking spaces.
All parking spaces must be dOl!ble striped in accordance with Municipal
Code Section 9269.8,1.
A landscape and irrigation plan shall be submitted for review and approval
by the Community Development Administrator, or his/her designee prior to
issuance of the initial building permit.
9.
A 2'-0" wide landscaping strip of sod shall be placed down the middle of
the fire road access, and the depth of the landscaping strip shall not
exceed one foot (1'-0"). No shrubs or trees may be permitted on the
landscaping strip, and the 20'-0" wide road shall be unobstructed and
clear at all times.
CUP No. 06-03, ADR No. 05-16,
and Tentative Map No. 64609
Page 9
10. The property owner shall plant, and thereafter maintain, 15 gallon and 24-
inch box trees within the 3'-0" landscape planter that abuts the easterly
property line. Such trees are intended to provide adequate vertical
screening between the subject property and the residential properties to
the east.
.
11. All perimeter walls, garden walls, and patio separations shall match the
buildings and shall be finished with stucco to match the building with a trim
cap, subject to the approval of the Community Development Administrator
or designee, and shall require the application and issuance of appropriate
permits from Building Services.
12. No patio covers or decorative structure shall be permitted within the open
courtyard adjacent to the fire access road.
13. All onsite signage shall be in compliance with the City's sign ordinance
(AMC Sec. 9262.4 to 0262.4.20). All proposed signage shall be reviewed
and approved by Planning Services and shall require the application for
and issuance of permits appropriate from Building Services.
14. All utilities shall be placed underground.
15. The Traffic Impact Fee, as determined by the Engineering Division, shall
be paid prior to issuance of the initial building permit from the Building
Division.
.
16. A backflow device shall be screened per City standards and finished to
match the building, subject to the approval of the Community
Development Administrator.
17.
18.
19.
.
After the issuance of a building permit, a Rough Grading Certificate shall
be required prior to the placing of any concrete on the site; and a Final
Grading Certificate shall be required prior to the final building inspection.
Said certificates will certify that all grading operations have been
completed in substantial compliance with the final grading plan approved
by the City Engineer, and shall be filed with, and approved by, the
Community Development Administrator.
Noncompliance with the plans, provisions, and conditions of approval for
CUP No. 06-03, ADR No. 05-16, and Tentative Map No. 64609 shall be
grounds for immediate suspension and/or revocation of any approvals.
The applicant shall prepare and submit Covenants, Conditions, and
Restrictions (CC&R's) containing provisions for property maintenance for
review and approval by the City Attorney, and CC&R's shall be recorded
concurrently with the Final Tentative Map.
CUP No. 06-03, ADR No. 05-16,
and Tentative Map No. 64609
Page 10
.
.
.
20, Prior to the approval of any demolition, grading, or building construction
plans, the applicant shall provide the Development Services Department
with a construction access plan to identify the route of trucks entering and
exiting the site and shall include the haul route to the proposed disposal
areas. The plan shall also include proposed traffic control at the access
points for safe entrance and exit. Trucks shall use only the approved truck
routes established by the DevelopmentServices Department and no truck
access will be allowed in the surrounding residential neighborhoods. The
construction access plan is subject to review and approval by the
Community Development Administrator.
21, Approval of CUP No. 06-04, ADR No, 05-16, and Tentative Tract Map No.
64609 shall not take effect until the property owner(s), and applicants
have executed and filed an Acceptance Form, available from the
Development Services Department, indicating awareness and acceptance
of these conditions of approval
22. The applicant shall defend, indemnify, and hold harmless the City of
Arcadia and its officers, employees, and agents from and against any
claim, action, or proceeding against the City of Arcadia, its officers,
employees or agents to attack, set aside, void, or annul any approval or
condition of approval of the City of Arcadia concerning this project and/or
land use decision, including but not limited to any approval or condition of
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
officers, employees, and agents in the defense of the matter.
FINDINGS - CONDITIONAL USE PERMIT
Section 9275.1.2 of the Arcadia Municipal Code requires that for a Conditional
Use Permit to be granted, it must be found that all of the following prerequisite
conditions can be satisfied:
1.
That the granting of such Conditional Use Permit will not be detrimental to
the public health or welfare or injurious to the property or improvements in
such zone or vicinity.
2.
That the use applied for at the location indicated is properly one for which
a Conditional Use Permit is authorized.
CUP No. 06-03, ADR No, 05-16,
and Tentative Map No. 64609
Page 11
.
.
.
3.
That the site for the proposed use is adequate in size and shape to
accommodate said use, and all yards, spaces, walls, fences, parking,
loading, landscaping, and other features required to adjust said use with
the land and uses in the neighborhood.
4. That the site abuts streets and highways adequate in width and pavement
type to carry the kind of traffic generated by the proposed use.
5. That the granting of such Conditional Use Permit will hot adversely affect
the comprehensive General Plan.
FINDINGS - TENTATIVE MAP 64609
1. Find that the project and the provisions for its design and improvements
are consistent with the General Plan, and that the discharge of sewage
from the project into the public sewer system will not violate any
requirements of the California Regional Water Quality Cohtrol Board for
his region.
2.
That the evaluations of the environmental impacts as set forth in the
attached Initial Study are appropriate; that this project will not have a
significant effect on the environment; that when considering the record as
a whole, there is no evidence that this project will have any potential for
adverse effect on environment, and therefore, adopt the Negative
Declaration and direct staff to file a Notice of Determination for posting by
the County Recorder.
3. Authorize and direct the Development Services Director (or designee) to
approve and execute, if necessary, a subdivision agreement for this
project.
4. Approve the project subject to any revisions required by the Planning
Commission, and any conditions of approval set forth in the staff report of
as added to, .or modified by the Planning Comr:nission.
PLANNING COMMISSION ACTION
Approval
The Planning Commission should move to adopt the Negative Declaration,
approve Application Nos. CUP No. 06-03, ADR No. 05-16, and Tentative Map
No. 64609, and adopt Resolution No. 1744 to construct a proposed 76-unit
senior condominium project at 650 W. Huntington Drive, subject to the
conditions set forth above (or as modified by the Commissiol1).
CUP No. 06-03, ADR No. 05-16,
and Tentative Map No. 64609
Page 12
.
.
.
Denial
If the Planning Commission intends to deny the Conditional Use Permit and
Architectural Design Review applications, the Commission should move for
denial and direct staff to prepare a resolution incorporating the Commission's
decision and specific findings.
If any Planning Commissioner, or o.ther interested party has any questions
regarding this matter prior to the May 9, 2006 public hearing, please contact Lisa
Flores at (626) 574-5445.
Approved By:
-:s-/?-- /'
Jason Kl11Ckeberg /
Community Development Administrator
Attachments: Resolution No. 1744
City Council Resolution No. 3007
Initial Study - Negative Declaration
Vicinity Map and Aerial Map
FUll and Reduced Architectural Plans
Tentative Map
COlor Elevations and Renderings
CUP No. 06-03,ADR No. 05-16,
and Tentative Map No. 64609
Page 13