HomeMy WebLinkAbout1714
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RESOLUTION NO. 1714
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARCADIA APPROVING CONDITIONAL USE PERMIT
NO. 04-013 & ADR 02-072 TO CONSTRUCT A 23,800 SQUARE
FOOT MIXED-USE PROJECT FEATURING EIGHT
RESIDENTIAL UNITS AND 7,690 SQUARE FEET OF
COMMERCIAL SPACE AT 57 AUCE STREET
WHEREAS, on September 10, 2004, a conditional use pennit application was filed by Homer
Yen Architects to construct an approximate 23,800 square foot mixed-use project featuring eight
residential units and 7,690 square feet of commercial space (Development Services Department
Case Nos. CUP 04-013 & ADR 02-072) at property commonly known as 57 Alice Street; and
WHEREAS, a duly noticed public hearing was held on October 26, 2004, 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
RESOLVES AS FOLLOWS:
SECTION 1. That the factual data submitted by the Development Services
Department in the attached report is true and correct.
SECTION 2. This Commission finds:
1. That the granting of such Conditional Use Pennit will 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 Pennit is authorized.
3. That the site for the proposed use is adequate in size and shape to accommodate
said use. All yards, spaces, walls, fences, loading, landscaping and other features including the
shared parking with the neighboring business, are adequate to adjust said use with the land and
uses in the neighborhood. The proposed project complies with all related zoning requirements as
set forth in the Arcadia Municipal Code.
4. That the site abuts streets and highways adequate in width and pavement type to
carry the kind of bafflc generated by the proposed use..
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5. That the granting of such Conditional Use Pennit will not adversely affect the
comprehensive General Plan because the land use and current zoning are consistent with the
General Plan.
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 Pennit
No. CUP 04-013 & ADR 02-072, to construct an approximate 23,800 square foot mixed-use project
featurtng eight residential units and 7,690 square feet of commercial space at 57 Alice Street, upon
the following conditions:
1. Closed circuit securtty cameras and adequate lighting shall be installed in the
underground par1<ing garage to the satisfaction of the Police Department
2. The applicant shall submit a detaUed sign program prtor to issuance of building
pennits for all extertor signage. No internally illuminated, "canned" signs or freestanding signs shall
be allowed at the project site. All onsite signage shall be in compliance with the City's sign
ordinance (AMC Sec. 9262.4 to Sec. 9262.4.20). All signage reviewed and approved by Planning
Services shall require approprtate pennits from the Development Services DepartmenVBuilding
Division.
3. Noncompliance with the plans, provisions and conditions of approval for CUP 04-
013 & ADR 02-072 shall be grounds for immediate suspension and/or revocation of any approvals.
4. Approval of CUP 04-013 & ADR 02-072 shall not take effect until the property owner
and applicant have executed and filed the Acceptance Fonn available from the Development
Services Department to indicate awareness and acceptance of these conditions of approval.
5. The applicant shall defend, indemnify, and hold hannless 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
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City reserves the right, at its own option, to choose its own attorney to represent the City, its
e officers, employees, and agents in the defense of the matter.
SECTION 4. The decision and findings contained in this Resolution reflect the
Planning Commission's action of October 26, 2004 to approve Conditional Use Permit Application
No. CUP 04-013 & ADR 02-072, by the following vote:
AYES:
NOES:
Commissioners Baderian, Hsu, Lucas, Olson and Wen
None
SECTION 5. The Secretary shall certify to the adoption of this Resolution and shall
cause a copy to be forwanded to the City Council of the City of Arcadia.
I HEREBY CERTIFY that this Resolution No. 1712 was adopted at a regular meeting of the
Planning Commission held on November 9, 2004, by the following vote:
AYES:
NOES:
Commissioners Saderian, Hsu, Lucas, Olson and Wen
None
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Chairman, Planning Commission
City of Arcadia
tary, Planning Commission
City of Arcadia
APPROVED AS TO FOFlM:
~r.~
Stephen P. Deitsch, City Attorney
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STAFF REPORT
Development Services Department
October 26, 2004
TO:
Arcadia City Planning Commission
FROM:
Corkran W. Nicholson, Planning Services Manager
By: Joseph Lambert: Associate Planner
SUBJECT: Application Nos. CUP 04-013 & ADR 02-072: A Conditional Use
Permit and Architectural Design Review Application to construct an
approximate 23,800 square foot mixed-use project featuring eight
residential units and 7,690 square feet of commercial space at 57 Alice
Street.
SUMMARY
The subject applications were submitted by Homer Yen to construct an approximate
23,800 square foot mixed-use project located at 57 Alice Street. If approved, the
proposed project would provide eight residential units and 7,690 square feet of
commercial space. The Development Services Department is recommending
approval of this application, subject to the conditions listed in this report.
GENERAL INFORMATION
APPLICANT: Homer Yen (project architect)
LOCATION: 57 Alice Street
REQUEST: A Conditional Use Permit and Architectural Design Review
application to construct an approximate 23,800 square foot mixed-
use project that would provide eight, three-story residential units
and 7,690 square feet of commercial space.
SITE AREA: 18,304 square feet (.42 acres)
FRONTAGES: 143 feet along S. First Avenue
128 feet along E. California Street
CUP 04-013 & ADR 02-072
October 26, 2004
Page 1
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EXISTING LAND USE & ZONING:
The project site is an 18,300 square foot parcel on the southwest
corner of First Avenue and Alice Street. The site is currently
developed with a 1,738 square foot residential building that has
previously been used by the Arcadia Presbyterian Church. This
building will be removed subsequent to approval of this project. The
entire site is zoned C-2: General Commercial.
SURROUNDING LAND USES & ZONING:
North: Non-conforming residential building (c. 1924) - zoned C-2
South: Non-conforming residential building (c. 1923) - zoned C-2
East: Arcadia Presbyterian Church - zoned R-3
West: Ten-unit condominium complex - zoned PR-.3
GENERAL PLAN DESIGNATION: Mixed Use- Commercial/Multiple Family
BACKGROUND
Design Review application No. ADR 02-072 was conceptually approved by the
Development Services Department on August 26, 2004. Because any residential
development is a conditionally permitted use within the C-2 zone, a Conditional Use
Permit application must be approved concurrently with the Architectural Design
Review. The proposed project is also consistent with the General Plan Land use
designation ofthe project site, which allows mixed-use developments.
PROPOSAL
The proposed mixed-use development consists of a three-story building totaling
23,800 square feet (see the attached building elevations and floor plans). The first
floor will consist of 2,152 square feet of retail space, 2,782 square feet of residential
space, and eight two-car garages. The second floor will contain 2,769 square feet of
office space, and 7,939 square feet of residential space. The third floor features
2,769 square feet of office space, and 3,991 square feet of residential space.
The retail and office components are located adjacent to First Avenue, consistent
with the commercial nature of First Avenue. The residential units and garages are
located adjacent to Alice Street, which is predominantly a residential street.
Zonina and General Plan
The proposed project is within the C-2 zone and the Mixed Use land use designation
of the General Plan. Residential development is a conditionally permitted use within
the C-2 zone, and is subject to review and approval by the Planning Commission.
The proposed project is subject to the development standards of the C-2 zone and
the City's Architectural Design Guidelines.
CUP 04-013 & ADR 02-072
October 26, 2004
Page 2
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The General Plan encourages commercial and residential mixed-use development
within the Mixed Use land use designation, especially projects close to local services
and facilities that promote community interaction and altemative modes of
transportation, The proposed project is in close proximity to the Central Business
District and will provide services for downtown patrons as well as provide services for
residents of the project site. Therefore, the proposed project is consistent with the
zoning and land use designation of the project site.
The Community Development Section of the General Plan allows a 0.50 floor area
ratio for non-residential square footage within a mixed-use project. Also, the
maximum density allowed for residential units is 22 dwelling units per acre, or 9 units
at the project site. The proposed project will have a commercial floor area ratio of
0.42 and wiJI feature eight (8) three-story residential units, in conformance with the
provisions of the General Plan.
Architectural Desian
The proposed mixed-use development (Villa Firenze) has been designed using a
"Mediterranean" architectural style. The First Avenue frontage is entirely
commercial, featuring retail businesses on the ground floor. The residential portion
of the project faces Alice Street, with a driveway between the residential buildings.
The driveway serves as access to the private garages and incorporates decorative
pavers and a concrete pedestrian walkway. A common outdoor recreation area and
playground shall be located behind the residential buildings, adjacent to the northerly
property line.
The condominium units are situated adjacent to Alice Street, which in staffs opinion
provides an appropriate transition between the commercial uses on First Avenue and
the residential nature of Alice Street. Although the proposed project is considered
mixed use, the appearance from Alice Street will be of a residential project and the
appearance from First Avenue will be retail and office commercial.
All elevations of the proposed project feature plaster stucco walls with multiple colors
to maximize architectural interest in the buildings. A tower element adjacent to the
comer of f=irst and Alice shall be the focal point of the design, providing a visual
anchor for the project. The First Avenue elevation features archways, pot shelves,
and wrought iron work, tying into themes found on the tower element. The Alice
Street elevation incorporates arched windows, fieldstone veneer and various colors
of stucco that are consistent with the tower element. The roofing material proposed
for all buildings is a Mediterranean style red tile.
Staff has worked with the applicant to further enhance the elevations by including
wrought iron work, second floor balconies, decorative archways, and pot shelves,
especially along the easterly, westerly and southerly exterior elevations. The project
was also sent to the City's outside architectural consultant as part of the design
review process. Lance Bird, AlA, reviewed the project, and staff incorporated his
CUP 04-013 & ADR 02-072
October 26,2004
Page 3
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comments into the required plan revisions. The proposed project is also consistent
with the City's Architectural Design Guidelines for commercial and residential
development.
ParkinQ
The residential component of the project requires each of the eight residential units
to have a two-cat garage and one guest parking space (24 total spaces). Therefore,
eight garage areas are provided at grade level, which would be accessed from Alice
Street, with the required guest parking spaces located within a subterranean parking
area that is accessed from First Avenue at the northeast comer of the site. All
residential parking spaces meet the minimum dimensions set forth by the Arcadia
Municipal Code.
The total commercial square footage for the project site is 7,690 square feet. The
commercial space will consist of 2,152 squar.e feet of retail space, and 5,538 square
feet of office space. Thirty-three parking spaces are required for the commercial
uses, as proposed by the applicant. The applicant's proposal provides 34 parking
spaces within the subterranean garage for the proposed commercial uses, one
space more than required by code, .
. Safety
The Arcadia Fire and Police Departments reviewed this application. Staff
recommends that a closed circuit television camera be installed as a security
measure within the underground parking garage, and that the parking garage area
be adequately lighted.
Code Reauirements
All City requirements regarding disabled access and facilities, building safety, fire
prevention, detection, and suppression, and site design will be complied with to the
satisfaction of the Building Official, Fire Marshall, and Community Development
Administrator. Compliance is to be determined by having fully detailed tenant
improvement plans submitted for plan check review and approval.
ANALYSIS
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The proposed project conforms with all provisions of the Arcadia Municipal Code.
The General Plan encourages pedestrian oriented development and mixed-use
development within the Mixed Use land use designation. It is the opinion of staff that
the proposed project exemplifies the goals of the General Plan for a mixed-use
development, and shall be beneficial to furthering development along First Avenue.
CUP 04-013 & ADR 02-072
October 26,2004
Page 4
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FINDINGS
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 PelTT)it is authorized.
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 not adversely affect the
comprehensive General Plan.
CEQA
Pursuant to the provISions of the California Environmental Quality Act, the
Development Services Department has 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 aesthetic significance that could not be made less than significant with
mitigation incorporation. When considering the record as a whole, there is no
evidence that the proposed project will have any potential for adverse effect on
wildlife resources or the habitat upon which the wildlife depends. Therefore, a
Mitigated Negative Declaration has been prepared for this project. The mitigation
measures are those conditions of approval that address the potential noise, parking,
and police service impacts.
RECOMMENDATION
The Development Services Department recommends approval of Conditional Use
Permit Application No. CUP 04-013 & ADR 02-072 subject to the following conditions:
1. Closed Circuit security cameras and adequate lighting shall be installed in the
underground parking garage to the satisfaction of the Police Department.
CUP 04-013 & ADR 02-072
October 26,2004
Page 5
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2. The applicant shall submit a detailed sign program prior to issuance of
building permits for all exterior sign age. No intemally illuminated, "canned"
signs or freestanding signs shall be allowed at the project site. All onsite
signage shall be in compliance with the City's sign ordinance (AMC Sec.
9262.4 to Sec. 9262.4.20). All signage reviewed and approved by Planning
SeNices shall require appropriate permits from the Building Services.
3. .Noncompliance with the plans, provisions and conditions of approval for
CUP 04-013 & ADR02-072 shall be grounds for immediate suspension and/or
revocation of any approvals.
4. Approval of CUP 04~013 & ADR 02-072 shall not take effect until the property
owner and applicant have executed and filed the Acceptance Form available
from the Development Services Department to indicate awareness and
acceptance of these conditions of approval.
5. 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.
PLANNING COMMISSION ACTION
Approval
The Planning Commission should move to adopt the Mitigated Negative
Declaration, approve Application Nos. CUP 04-013 & ADR 02-072 to construct
an approximate 23,800 square foot mixed-use project featuring eight
residential units and 7,690 square feet of commercial space at 57 Alice Street,
and direct staff to prepare a resolution incorporating the Commission's
decision and specific findings.
CUP 04-013 & ADR 02-072
October 26, 2004
Page 6
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Denial
If the Planning Commission intends to deny this Conditional Use Permit application,
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 other interested party has any questions or
comments regarding this matter prior to the October 26th, 2004 public hearing,
please contact Joe Lambert at (626) 574-5444.
Ap~ Wl1~uJ~
Corkran W. Nicholson
Planning Services Manager
Attachments: Aerial Photo & Zoning Map
Land Use Map
Plans and Exhibits
Departmental Conditions
Draft Mitigated Negative Declaration & Initial Study
Environmental Information
CUP 04-013 & ADR 02-072
October 26.2004
Page 7
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100
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100 Feet
~ 57 Alice St
o Arcadia
'R.3 ~ Zone
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57 Alice Street
CUP 04-013
ADR 02-072
aveJopment Services Department
Engineering Division
Prep"'" by: R.S.GonzsI.~ Sop/ember. 2004
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(705)
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57 Alice Street
CUP 04-013
ADR 02-072
ve/opment Services Department
Enginaering Division
Proparod by: R.S.GoozaIez. Septem/ler.2004
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MIXED.USE PROJECT 18 CONDOS + COMMERCIAL
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VILLA ARENZE
VIew along Arm Avenue comer ADce Street
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PROPERTI DESCRIPTION
PLANNING AND ZONING
INDEX
FRONT .......RO
NO,n:lDN'T'YARD SETBACK _
S............. BE RCQUIRED 19263.2;2)
4' F'OI;1 tNCRU~EO PUBl-U:
R.C.W. Al.ONO" Fnun' "VENUE
COVER .......OE
o I OE:"'EA"'~ INFORM....TlON I PRO"CRTY DESCRIPTION
02 """TEAl"'''' SOARD
03 COLOR RENOUI1NG
04 COLOR RENDERING
PRO..JECT:
VILL.... F1RENZE
So? ALICE STREET
...RCADUII" CAUFORtN'.... elOD'l'
YARD SETBACK:
CODE REQUIRED
OWNER/DEVELOPER:
SIDE YAAD
NO SIDE VARD SETSA.CK SHALl,.
BE REQUIRED 19:a&3.:2.:11
OS COL.DR AENDEAING
06 COLOR AENDEf;l'INO
L.OTUS MANAOEM!;NT
Bas w. Du..mc Rl:IAO' 102
ARCADI.... CAIL.FDRtNIA 91007
PH': 62.-"4!5'S23~
I D' MEABURI!:O "DAM
CENTER UNE 0... ...LL.EV
07 BASEMENT PlAN I SUEJ'tERAANEAN PARKINO
De SITE PLAN I FIRST ~OA Pt.AN
REAR Y.ARO
INORTHI
SIDE YARD
IWEsn
NO REAR VARC REQUIRED
2.1SZ:S."-. RETAIL' 11 BTAL.\.S IS,ST"'l..\.S PER l.oo0.S.....1
.Q SECOND FLOOR P~N
'0 THIRD FL.DOR PL.A.N
" ROOF .....
.. BITE use DI""O~M
.. EL.EV,Il.TlDN9
,. €L.EVATIDNS
,. ELEVATIONS
,. CONCEPTUAL LANDSDAPE PlAN
LEGAL OESQRIPTION:
PARKING REQUIREMENTS:
LOTS lB. 1'I!l AND 20 IN BLOCK I DF"TRACT
NO. 101. IN T..e; QITY 01" AROAOIA, COUNTY OF"
1.09 ANGELES. BTA":E 01" CALII"ORNIA. AS PER
MAP RECORDED ,,,. GOOK 13 PAGE 52 OF MAPS,
IN THE OFFICE. OF tHE COUNTY RECORDE"
0'" SAID COUNTY
e UNITS.CONDO, 2 PARICING.SPACES ENCLOSEO'IN GARAGE
+ 1 OUEST pARKIN-13 F'E:R UNIT- 3. 9PACltS
!t.556 S.I'". OFFlCC 22 STALLS 14 STALLS PER 1,0009.1'".1
ZONING:
TOTAL' 42 STALLS IN s...SEJoiIENT I'"OR RET,Il.'L. OFFlCE & DUl!';ST
1 e STALLS FOR TENANT P~FUttNG-@ GROUND "LODR ..
!loB STALLS TOTAL
c..
LAND U5E
BUILDING AREAS
MIXED USE
COMMERCIAL' MI.U..TlPLE FAMILY
SITE AREA:
S"'SEMENT IPARlC;lNOl ... , 7.3SD SF
DROUND FLOOR - 10.'775 SF
2.153 SF IRETAILl + 3.:7BZ SF IRl!:SIOENTlAl.l
+'5.839 S. IRESIOENTIAL. o-ARAGESI
VICINITY MAP
1 e.304 91" - a.~2 ACRE
SECt;lND Fl.DDR .. 10,7 I 7 9F'"
7.039'91'" IRESIDENTlALI + 2.77B SF ICOMMEACIAL,1
--
--
DEVELOPME:NT PROPOsED:
""IRD FUSOR .. 6,7159 SF
3,901 a... IRE.IllD!rNl1ALI + 3.778 S'" ICOMMERCIAL,1
S UNITS - MUI.TtPL,E "...,ILy ~ '7.000 5.". CDM..,ERCIAL
QOOE A1.1..0WED: all UNIT'PEA ACRE __ 9.24 UNITS
D.5 F'.....A. F'DR REt"'IL DR COM....ERCIAL.
orl a.304 S.F.. x D.S '"' 9.1 sa 1iI.1'".
--
--
TOTAL.. .. ll2.420 SF IRE:SIDENTIAL ,. COMp.tERCIA1.1
123.11 B SF SF" SASEMENT PARlCtNQ s,- PRIVATE o-ARAOES.
UNIT TYPES'
NINE UNITS @ APpnQXIMATEI.-V IB~O.OO SF" CACH
13 BEDROOM + 3 BAT1-IBI
BUILDING AND SAF'"ET)'"
BUILDING CODE:
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secoND FLOOR: 113& SF
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RETAIl. SPACE:
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COMIIWtCIAL SPACe
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D
ItUSLDINa FOOT1'R&JfT8
Tomt 10,568.00 SF
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.
I
MEMORANDUM
Development Services Department
DATE: July 29,2003
TO: Joe Lambert, Associate Planner
FROM: l1-'oan A. Lazo, Associate Civil Engineer
SUBJECT: Conditions of Approval for ADR 02-072
57 Alice Street, 1 O-Unit Condominium and Commercial Space
In response to your memorandum, the items which Engineering division has concern or
special knowledge are listed below:.
1. The existing parkway widths are twelve feet on Alice Street and eight feet on First
Avenue.
2. According to record drawings, the subject property has an. existing sewer lateral
connecting to the sewer main line on Alice Street serving the subject project.
Developer shall contact Public Works Services Department to verify if the existing
sewer lateral is adequate for.this development.
3. The project shall have a minimum of twenty feet (20') wide driveway.
The folloWing items are General Conditions of Approval for the subject project:
1. Submit grading and drainage plan prepared by a registered civil engineer subject
to the approval of the City Engineer. Provide calculations for both the gravity
drainage system and the pump drainage'system (if applicable). Computations
should show hydrology, hydraulics, elevations, and all the details required on the
City's .Pump-Drainage" sheet. . '
Note: Show all existing and proposed parkway trees, pull boxes, meters, power
poles, streetlights, driveways, sidewalks, and handicapped ramps on
grading/drainage plan.
.
.
.
)
Conditions of Approval for ADR 02-072
57 Alice Street, 1 O-Unit Condominium and Commercial Space
July 29, 2003
Page 2
2. Submit separate erosion control plan to Public Works Services Department
prepared by registered civil engineer for City's approval.
3. Submit cost estimates of public improvements to City Engineer for approval.
4. Submit to the City Engineer the total cost of improvements with a complete
accounting of costs incurred in constructing public facilities prior to final
acceptance of the project.
5. Arrange for underground utility service, dedicate easements to utility companies
if needed, and inform the Development Services DepartmenUEngineering
Division in writing of any such dedication prior to commencement of construction.
6. Close existing driveways not to be used and reconstruct curb,. gutter, and
sidewalk to match existing.
7. Construct PCC curb ramp in accordance with applicable APWA Standard Plan.
a. Construct six-inch (6") thick PCC driveway apron(s) per Arcadia City Standard
Drawings a01-1, a01-2 or a01-3. No driveway shall be constructed closer than
three feet (3') from any curb retum, fire hydrant, omamental light standard,
telephone or electrical pole, meter box, underground vault or manhole or tree.
NOTE: No portions of existing gutter and AC pavement shall be removed
unless prior approval is obtained from Development Services Director.
9. Gravity drainage outlets shall be constructed per Arcadia City Standard Drawing
a01-1 or applicable APWA Standard Plan.
10. Remove and replace deficient or damaged curb, gutter, sidewalk, parkway drains
and/or pavement to satisfaction of the City Engineer. Contact the Public Works
Inspector for exact locations of removal and replacement.
11. Obtain approval from the Building DivisiorJ. for assigned address(es) to be used
for subject development (including allunits.).
12. Paint address numbers on curb face per Arcadia City Standard Drawing a04-1.
13. Obtain permit for all work performed in public right-of-way. The Public Works
Inspector shall be contacted at least 24 hours prior to construction of off-site
improvements. .
.
I.
.
Conditions of Approval for ADR 02-072
57 Alice Street, 1 O-Unit Condominium and Commercial Space
JUly 29. 2003
Page 3
, .
14.AII off-site improvements shall be constructed to the satisfaction of the City
Engineer prior to occupancy. ,
15.AII construction in the public right-of-way shall be in accordance with all
applicable sections and/or provisions of the latest edition of the "Standard
Specification for Public Works Construction" (Greenbook) and the City of
Arcadia's Standard Drawings.
16.The contractor shall comply with all requirements of Federal, State, and local
laws, and regulations pertaining to the CLEAN AIR AND CLEAN WATER ACT
and National pollutant Discharge Elimination System (NPDES) Best
Management Practices (BMP).
17. Prior to issuance of the certificate of completion for the project, all survey
monuments, centerline ties, and survey reference points shall be protected in
place or re-established Where disturbed in accordance with Section 8771 of the
Land Surveyors Act. This work will be the responsibility of the permittee and
shall be at the permittee's expense.
The above items are to be complied with to the satisfaction of the City Engineer in
accordance with the applicable provisions of the Arcadia Municipal Code.
cc: Greg Gerlach, Inspection Sewices Manager
Mark Ornelas, Public Works Inspector
,.'
City of
Arcadia
Fire
Department
David Lugo A.
Fire Chief
B.
. C.
D.
E.
F.
G.
H.
.
PROJECT REQUIREMENTS
Arcadia Fire Department-Fire Prevention Bureau
710 South Santa Anita Ave, Arcadia, CA 91006 Ph (626) 574-5104
Plan Check # ADR 02-072
Date - 5/21/03
Project Name Villa Firenze
Project Address 57 Alice St
Applicant Name Lotus Management
The following items listed below require correction before Fire Department
Approval can be obtained. All changes shall be made on the original drawing
(vellum). Pen or pencil correCtions are not acceptable.
Install an automatic fire sprinkler system in all areas per the City of
Arcadia Fire Department Commercial Sprinkler Standard. Residential
areas shall use residential type heads with a minimum design density of
.OS gpmnt2.
The sprinkler system shall be fully monitored. Hom/strobes shall be
placed throughout the building at approved locations.
Provide a knox box with keys for access to restricted areas.
A fire hydrant shall be provided on the street adjacent to the building at an
approved location.
Mechanical ventilation shall be provided for the underground garage per
CBC 1202.2.7.
Emergency lighting and self-illuminated exit signs shall be provided in the
parking garage, inside commercial areas, and all common stairways.
Provide "NO PARKING" signs for the west wall facing the alley.
Provide adequate number of 2A:1 oee fire extinguishers in garage areas,
commercial areas, and common areas at approved locations.
.-
MEMOlW"IDUM:
DEVELOPMENT SERVICES DEPARTMENT
Date: 05115103
o Fire Prev.,
DPoli
Dpw-
tip -Streets,
- ater,
PW -NPDES/SUSMP,
M/>.,( 15 lUU~
Development s~r."~ces
.Engineerlng DI'JISlon
To: 0 Bldg. Serv.,
o Econ. Dev.,
~ DS-Engineering, Dan
From: Planning Services, Joe Lambert
Subject: Application No.:.ADR 2002-072
Location: 57 Alice Street
Project Description: Resubmitta/ of a Desion Review aoolicalion to construct a 31,000 souare foot mixed
use oroiect includino 10 condominium units and commercial (retail & office) soacesat 57 Alice Street. within
the Co2 zone and Mixed Use land use deslanation of the General Plan.
Please review the attached proposal and provide comments and/or conditions of approval for the following
checked items and any other item(s) with which you may have concerns or special knowledge:
o Grading, drainage and erosion control
o NPDES/SUSMP
o Water services, meters & backflow devices
o Fire hydrants, sprinklers, connections, etc.
o Fire safety, alarms, access, exiting, etc.
D Occupancy limits
o Accessibility (ADAfTitle 24)
o Compliance with Building Codes
o Crime Prevention & Public Security
o Architectural design
o Landscaping design
o Consistency with Redevelopment Plan
~ Other. Encroachment Issues
~
II
o
o
o
o
o
o
Dedications & easements
Legal description(s)
Traffic, parking design, circulation, visibility, etc.
Parkway width(s)
Location and design of driveway(s) and apron(s)
Street lights, sidewalks, curb & gutter, etc.
Electrical undergrounding
Tentative Parcelrrract Map contents
Finai Map contents
Encroachment into a special setback on:
o Is the subject address served by a sewer line that
is tributary to a deficient City trunk line?
o Street trees & plants
Notes:
Dan. It looks like thev want to use the "allev" but from what I understand. Phil & Ed Cline are not in
support of this. Also. some of the underoround oarkino apoears to encroach into Citv rioht of wav. Piease
comment.
A Consultation Meeting Is scheduled for NIA
Your attendance is requested 0 Yes I 0 No
Please provide your written response by OS/29/03
. Re~ponse: 't!~ C.....J:'1 v..,- ....f ( . {l-O t
~ ~~t., ea6~~~'t
By: ,~":L ~A- _...-. .
THANK YOU FOR YOUR ASSISTANCE.
do Uow
... ""7 a c_=.::s
(
fr!'.,.....
Date: 5 ' 2-rr o~
,-
MEMORANDUM
DEVELOPMENT SERVICES DEPARTMENT
Date: 07/8/03
To:
o Bldg. Serv.,
o Econ. Dev.,
ODS-Engineering,
o Fire Prev.,
o Police,
IZI PW-Sewer.
~ PW-Streets, Dave T.
~ PW-Water,
~ PW-NPDES/SUSMP,
From: Planning Servicas, Joe Lambert
SubJect: Application No,: ADR 2002-072
Location: 57 Alice Street
Project Description: Resubmittal of a Desion Review aoolicalion to construct a 31.000 SGuare foot mixed
use oroiect includinG 10 condominium units and commercial (retail & office) soaces at 57 Alice Street. within
the C-2 zone and Mixed Use. land use desiGnation of the General Plan.
Please review the attached proposal and provide comments and/or conditions of approval for the
following checked items and any other jtem(s) with which you may have concerns or special knowledge:
o Dedications & easements IZI NPDESISUSMP
. DB Legal description(s) ~ Water services. meters & backflow devices
Traffic, parking design, circulation, visibility, etc. 0 Fire hydrants, sprinklers, connections, etc.
Parkway width(s) 0 Fire safety. alarms, access, exiting, etc.
D Location and design of driveway(s) and apron(s) D Occupancy limits
o Street lights, sidewalks, curb & gutter, etc. D Accessibility (ADAfTitle 24)
o Electrical undergrounding D Compliance with Building Codes
o Tentative ParcelrTract Map contents D Crime Prevention & Public Security
o Final Map contents D Architectural design
o Encroachment into a special setback on: D Landscaping design
D Consistency with Redevelopment Plan
D Is the subject address served by a sewer line IZI Other: Anv sewer. water, or streets issues
that is tributary to a deficient City trunk line?
[gj Street trees & plants
o Grading, drainage and erosion control
Notes: Please circulate plans to all Public Works Divisions as marked above.
Please provide your written response by 07131/03 '.
THANK YOU FOR YOUR ASSISTANCE.
Responsa: e't...ooJ; l...iAlj
~"\"IS (\V\ ~;:rs~ tHt.
~-J71-
7h1Q]
I .
f""'\-"'1' .i.T\.\~ 'lI"~
".-I ~
"lI....~ ""l'-:2.<\. bQ)A.
f\'~ 1- - <.y" ln~
~\ \.m.,~~ .J".'t\,.r 0"
{1"'...\.....
1)h.t ~_
lav:
Date:
.
.
I
MITlGA TED NEGATIVE DECLARATION (DRAFT)
1. Name, if any. and a brief description of project:
Application Nos. CUP 04-013 & ADR 02-072: A Conditional Use Permit and Architectural Design Reviaw
Application to construct an approximate 23,800 square foot mixed-use project.
2. Location:
57 Alice SlTeet, City of Arcadia, County of Los Angeles
3. Entity or person undertaking project:
Homer Yen Architects
805 W. Duarte Rd., Sle. 102
Arcadia, CA 91007
(626) 445-8239
The Planning Commission, having reviewed the Initial Study of this proposed project and having
reviewed the written comments received prior to the public meeting of the Planning Commission,
including the recommendation of the City's Staff, does hereby find and declare that the proposed project
will not have a significant effect on the environment. A brief statement of the reasons supporting the
Planning Commission/City Council's findings are as follows:
The proposed use is consistent with the zoning and General Plan land use designation ofthe
project site and will not have a significant effect upon the environment.
The Planning Commission hereby finds that the Mitigated Negative Declaration reflects its independent
judgment. A copy of the Initial Study may be obtained at:
City of Arcadia Development SeNices Department
Community Development Division
240 W. Huntington Drive
Arcadia, 91007
(626) 574-5423
The location and custodian at the documents and any other material which constitute the record at
proceedings upon which the City based its decision to adopt this Mitigated Negative Declaration are as
follows:
City of Arcadia Development Services Department
Community Development Division
240 W. Huntington Drive
Arcadia, 91007
(626) 574-5423
~~
Staff
Date Received for Filing
Neg Dec
7/02
.
.
I
Fila No. CUP 04-013 & ADR 02-072
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA. CA 91007
CALIFORNIA ENVIRONMENTAL QUALITY ACT
ENVIRONMENTAL CHECKLIST FORM
1. Project Title:
Application No. CUP 04-013 & ADR 02-072
2. Project Address (Location)
57 Alice Street. in the City of Arcadia, (Jounty of Los Angeles
3. Project Sponsor's Name, Address & Telephone Number:
Homer Yen Architects
805 W. Duarte Rd., Ste. 102
Arcadia, CA 91007
(626) 445c8239
4. Lead Agency Name & Address:
City of Arcadia - Development Services Department
Community Development Division - Planning Services
240 W. Huntington Drive
Post Office Box 60021
Arcadia, CA 91066-6021
5. Lead Agency Contact Person & Telephone Number:
Donna Butler, Community Development Administrator (626) 574-5442
6. General Plan Designation:
Mixed Use: Commercial/Mutiple-Family
7. Zoning Classification:
C-2
8. Description of Project:
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File No. CUP 04-013 & ADR 02-072
Conditional Use Permit Application No. 04-013 & ADR 02-072: A Conditional
Use Permit and Architectural Design Review Application to construct an
approximate 23,800 total square foot mixed-use project featuring eight
residential units and 7,708 square feet of commercial space.
9. Surrounding Land Uses and Setting: (Briefly describe the project's
surroundings.)
The property to the north is zoned C-2, and is developed with a non-
conforming residential land use. The property to the south is zoned C-2,
and is developed with a non-conforming residential land use. The property
to the east is zoned R-3 is developed with a church. The property to the
west is zoned PR-3 and is developed with a multiple-family residential/and
use.
10. Other public agencies whose approval is required (e.g., permits,
financing approval, or participation agreement):
N/A
. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this
project, involving at least one impact that is a "Potentially Significant Impact" as
indicated by the checklist on the following pages.
[ ] Aesthetics
[ ] Biological Resources
[ ] Geology/Soils
[ ] HydrologylWater Quality
I ] Mineral Resources .
[ ] Population & Housing
[ ] Recreation
I ] Utilities and Service Systems
[ ] Mandatory Findings of Significance
DETERMINATION (To be completed by the Lead .Agency)
On the basis of this initial evaluation:
I
[ ] Air Quality
[ ] Cultural Resources
[ ] Hazards & Hazardous Materials
[ ] Land Use & Planning
[ ] Noise
[ ] Public Services
[ ] Transportation / Circulation
[] I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
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[X] I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because the
mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION will be prepared.
[] I find that the proposed project MAY have a significant effect on the
environlT1ent, an ENVIRONMENTAL IMPACT REPORT is required.
[] I find that the proposed project MAY have a significant effect on the environment,
but that at least one effect has been adequately analyzed in an earlier document
pursuant to applicable legal standards and has been addressed by mitigation
measures based on that earlier analysis as described on attached sheets, and if
any remaining effect is a "Potentially Significant Impact" or "Potentially
Significant Unless Mitigated," an ENVIRONMENTAL IMPACT REPORT is
required, but it only needs to analyze the effects that have not yet been
addressed. .
[ ]
I find that although the proposed project could have a significant effect on the
environment, there WILL NOT be a significant effect in this case because all
potentially significant effects have been analyzed adequately in an earlier
Environmental Impact Report pursuant to applicable standards and have been
avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation
measures that are imposed upon the proposed project.
By: Donna Butler, Community Development Administrator
For: The City of Arcadia - Development Services Department
s~
Igna r
Seotember 27,2004
Date
Joe Lambert
Printed Name
Donna Butler
For
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all answers except "No Impacf answl;!rs that are adequately
supported by the information sources a lead agency cites in the parentheses following each question.
A "No Impacf' answer is adequately supported if the referenced information sources show that ,the
impact simply does not apply to projects such as the one involved (e.g., the project is not within a
fault rupture zone). A "No Impacf answer should be explained where it is based on project-specific
factors as well as general standards (e.g., the project will not expose sensitive receptors to
pollutants, based on a project-specific screening analysis).
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File No. CUP 04-013 & ADR 02-072
2. All answers must take account of the whole action involved, Including off-site as well as on-site,
cumulative as well .as project-level, indirect as well as direct, and construction related as well as
operational impacts.
3. "Potentially Significant Impact" is appropriate if there Is' substantial evidence that an effect is
significant. If there are one or more, "Potentially Significant Impacf' entries when the determination is
made, an Environmental Impact Report is required.
4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation
measures has reduced an effect from "Potentially Significant Impacr to a "Less Than Significant
Impact." The lead agency must describe the mitigation measures, and briefly explain how they
reduce the effect to a less than significant level (mitigation measures from Section 17 "Earlier
Analyses" may be cross-referenced).
5. Earlier analyses may be used where, pursuant to the tiering, program Environmental Impact Report,
or other CEOA process, an effect has been adequately analyzed in an earlier EIR or Negative
Declaration {Section 15063(c)(3)(D)). Earlier analyses are discussed in Section 17 at the end of the
checklist.
a) Earlier Analyses Used: Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal
standards, and state whether such effects were addressed by mitigation measures based on
the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures that were incorporated or refined from the
earlier document and the extent to which they address site-specific conditions'for the project.
6. Leed agencies are encouraged to incorporate into the checklist, references to information sources
for potenliallmpacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or
outside d'ocument should, where appropriate. include a reference to the page or pages where the
statement is substantiated.
7. Supporting Information Sources. A source list should be attached, and other sources used or
individuals contacted should be cited In the discussion.
8. The explanation of each issue should identify:
a) The significance criteria or threshold, if any, used to evaluate each question; and
b) The mitigation measure identified. if any, to reduce the impact to less than significant.
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File No.: CUP 04-013 & ADR 02-072
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potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
No
Impact
Less Than
Significant
Impact
1. AESTHETICS - Would the project
a) Have a substantial adverse effect ona scenic vista? 0 0 0 1ZI
b) Substantially damage scenic resources, including, but not limited 0 0 0 ~
to, trees, rock outcroppings, and historic buildings within a state
scenic highway?
c) Substantially degrade the existing visual character or quality of
the site and its surroundings?
d) Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area?
.
o
o
o
~
o
o
o
~
The proposed projecl consists of a conditional use permit and design review to construct an approximate
23,800 total square foot mixed-use project featuring eight residential units and 7,708 square feet of commercial
space. The project site is surrounded by commercial land uses adjacent to First Avenue and multiple family
residential fand uses on Alice and Genoa streets. The proposed project was subject to an Architactural Design
Review process and has met or exceeded the city's standadrds for design and development standards. As
such, no adverse impact on aesthatics is anticipated.
2. AGRICULTURE RESOURCES - In determining whether impacts
to agriculture resources are significant environmental effects, lead
agencies may refer to the California Agricultural Land Evaluation
and Site Assessment Model (1997) prepared by the California
Dept. of Conservation as an optional model to use in assessing
impacts on agriculture and fanmland. Would the project:
a)
Convert Prime Fanmland, Unique Fanmland, or Fanmland of
Statewide Importance (Fanmland) to non-agricultural use? (The
Farmland Mapping and Monitoring Program in the Califomla
Resources Agency to non-agricultural use?
b)
Conflict with existing zoning for agricultural use, or a Williamson
Act contract?
I
c) Involve other changes In the existing environment which, due to
their location or nature, could result In conversion of Farmland to
non-agricultural use?
o
o
o
~
o
o
o
~
o
o
o
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Potentially
Significant
Impact
Less Than
Signlflcanl
With
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
The proposal is consistent with the Mixed Use land use designation of the General Plan and with the zoning of
the site, and is required to comply with the regulations of any olher jurisdictional agency with applicable
environmental regulations. The project site is surrounded by urban uses and no agricuitural resources
currently exist at Ihe project site or in the surrounding areas. As such, the proposal will have no impacts on
agricultural rasources.
3. AIR QUAlITY - Where available, the Significance criteria
established by the applicable air quality management or air
pollution control district may be relied upon to make the following
determinations. Would the project:
. c)
a)
Conflict with or obstruct implementation of the applicable air
quality plan?
b)
Violate any air quality standard or contribute substantialiy to an
existing or projected air quality violation?
Result in a cumulatively considerable .net increase of any criteria
pollutant for which the project region is non-attainment under an
applicable federal or state ambient air quality standard (inciudlng
releasing emissions which exceed quantitative thresholds for
ozone precursors)?
e) Expose sensitive receptors to substantial pollutant
concentrations?
f) Create objectionable odors affecting a substantial number of
people?
o
o
o
IZI
o
o
o
IZI
o
o
o
IZI
o
o
o
IZI
o
o
o
IZI
The proposed project consists of a conditional use permit and design review to construct an approximate
23,800 total square foot mixed-use projecHeaturing eight residential units and 7,708 square feet of commercial
space. The project site is surrounded by commercial land uses adjacent to FirsfAvenue and multi pia family
resident/ellend uses on Alice and Genoa Streets. The conlinued use of Ihe sile will be in accordance wilh
local air quality regulations as adminis/ered by the South Coast Air Quality Management District. As such, no
adverse impacts ere anlicipated.
4. BIOLOGICAL RESOURCES - Would the project:
I
a)
Have a substantial adverse impact, either directly or through
habitat modifications, on any species identified as a candidate,
sensitive, or special status species in local or regional plans,
policies, or regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
o
o
o
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File No.: CUP 04-013 & ADR 02-072
b) Have a substantial adverse impact on any riparian habitat or other
sensitive natural community identified in local or regional plans,
policies, and regulations .or by the California Department of Fish
and Game or US Rish and Wildlife Service?
c) Have a substantial adverse effect on federally protected wetlands
as defined by Section 404 of the Clean Water Act (including but
/lOt limited to , marsh, vernai pool, coastal, etc.) through direct
removal, filling, hydrological interruption or'other means?
d)
Interfere substantially with the movement of any native resident or
migratory fish or wildlife species or with established resident or
migratory wildlife corridors, or'impede the use of wildlife nursery
sites?
e)
Conflict with any local policies or ordinances protecting biological
resources, such as a tree preservation policy or ordinance?
Conflict with the provisions of an adopted Habitat Conservation
Plan, Natural Conservation Community Plan, or other approved
local, regional or state habitat conservation plan?
Potentially
Significant
Impact
o
o
o
o
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
Less Than
Significant
Impact
o
o
o
o
No
Impact
181
~
~
~
The proposed project consists of a condilional use permit and design review to construct an approximate
23,800 total square foot mixed-use project featuring eight residential units and 7,708 square feet of commercial
space. The projact site is surrounded by commercial land uses adjacent to First Avanue and multiple family
residenlial land uses on Alice and Genoa Streets. The project site is already developed with inslitutional
buildings that will be razed and replaced with the proposed mixed-use project. As such, the proposal will have
no impacts on biological resources.
5. CULTURAL RESOURCES - Would the project:
I d)
a)
Cause a substantial adverse change in the significance ofa
historical resource as defined in !j15064.5?
b)
Cause a substantial adverse change in the significance of an
archaeological resource pursuant to !j15064.5?
c)
Directly or indirectly destroy a unique paleontological resource or
site or unique geologic feature?
Disturb any human remains, including those interred outside of
formal cemeteries?
o
o
o
o
o
o
o
o
o
o
o
o
~
~
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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
The proposed project consists of e conditional use permit and design review to construct an approximate
23,800 total square foot mixed-use projact featuring eight residential units and 7,708 square feet of commarcial
space. The project site is already developed with institutional buildings that will be razed and replaced with the
proposed mixed-use project. As such, no advarse impacts on cultural resourcas are anticipated.
6. GEO~OGY AND SOILS - Would the project:
I
I
a) Expose people or structures to potential substantial adverse
effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known tault? Refe< to Division of
Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including liquefaction?
v) Landslides?
b)
Resulfin substantial soil erosion or the loss of topsoil?
c)
Be located on a geologic unit or soil that is unstable, or that would
become unstable as a result of the project, and potentially result
in on- or off-site landslide, lateral spreading, subsidence,
liquefaction or collapse?
d)
Be located on expansive soil as defined in Table 18-1-B of the
Uniform Building Code (1994), creating substantial risks to life or
property?
e)
Have soils incapable of adequately supporting the use of septic
tanks or alternative waste waler disposal systems where sewers
are not available for the disposal of waste water?
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
~
~
181
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~
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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
While this entire region is subject to the effects of seismic activity, the subject location has not been determined
to be especially susceptible to any of tha above geological or soil problems. The site is essentially flat land,
and is not within an area subject to inundation, subsidence, or expansion of soils. The proposed project
consists of a conditional use permit and design review to conslruct an approximate 23,800 tola! square foot
mixed-use project featuring eight residential units and 7. 708 square feet of commercial space. The project site
is already developed with institutional buildings that will be razed and replaced with the proposed mixed-use
project. All new construction shall be required to comply with all applicable building and safety codes. As
such, no adverse Impacts are anticipated.
7. VII. HAZARDS AND HAZARDOUS MATERIALS - Would the
proje.ct:
a) Create a significant hazard to the public or the environment
. through the routine transport, use, or disposal of hazardous
materials?
b)
Create a significant hazard to the pUblic or the environment
through reasonably foreseeable upset and accident conditions
involving the release of hazardous materials into the
environment?
c) emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
mile of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous
materials sites compiled pursuant to Government Code Section
65962.5 and, as a result, would it create a' significant hazard to
the public or the environment?
e) For a project located within an airport land use plan or, where
such a plan has not been adopted, within two miles 9f a public
airport or pUblic use airport, would the project result in a safety
hazard for people residing or working in the project area?
f) For a project within the vicinity of a private airstrip, would the
project result in a safety hazard for people residing or working in
the project area?
g) Impair implementation of or physically interfere with an adopted
emergency response plan or emergency evacuation plan?
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
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~
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h) Expose people or structures to a sigificant risk of loss, injury or
death involving wildland fires, including where wildlands are
adjacent to urbanized areas or where residences are intermixed
with wildlands?
Potentially
Significant
Impact
o
Less Than
Significant
With
Mitigation
Incoiporation
o
Less Than
Significant
Impact
o
No
Impact
~
The proposed project consists of a conditional use permit and design review to construct an approximate
23,800 total square foot mixed-use project featuring eight residential units and 7,708 square feet of commercial
space. The project site is already developed with institutional buildings that will be razed and replaced with the
proposed mixed-use project. All new construcl/on shall'be required to comply with all applicable building and
safety codes. The proposal will be in compliance with emergency access and fire safety regulations. As such,
no adverse impacts are anticipated.
8. HYDROLOGY AND WATER QUALITY - Would the project:
a) Violate any water quality standards or waste discharge
requirements?
b)
Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there would be
a net deficit in aquifer volume or a lowering of the local
groundwater table level (i.e., the production rate of pre-existing
nearby wells would drop to a level which would not support
existing land uses or planned uses for which permits have been
granted)?
c) Substantially alter the existing drainage pattem of the site or area,
including through the alteration of the course of a stream or river,
in a manner which would result In substantial erosion or siltation
on- or off-s~e?
d) Substantially alter the existing drainage pattem of the site or area,
including through the alteration of the course of a stream or river,
or substantially increase the rate or amount of surface runoff Ina
manner which would resulrin flooding on- or off-site?
e) Create or contribute runoff water which would exceed the capacity
01 existing or planned storm water draInage systems or provide
substantial additional sources of polluted runoff?
f) Otherwise substantially degrade water quality
g) Place housing within a 1 OO-year flood hazard area, as mapped on
a federal Flood Hazard Boundary or Flood Insurance Rate Map or
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
~
I8J
I8J
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less Than
Potentially Significant Less Than
Significant With Significant No
Impact Mitigation Impact Impact
Incorporation
other flood hazard delineation map?
h) Place within a 1 DO-year floodplain structures which would impede 0 0 0 ~
or redirect flood flows?
i) Expose people or structures to a significant risk of loss, injury or 0 0 0 ~
death involving flooding, including flooding as a result of the
failure of a levee or dam?
j) Inundation by seiche, tsunami or mudflow? 0 0 0 ~
k) Potential impact of project construction on storm water runoff? 0 0 0 ~
I I) Potential impact of project post-construction activity on storm 0 0 0 ~
water runoff?
m Potential for discharge of storm water from areas from material 0 0 0 ~
storage. vehicle or equipment maintenance (including wash,lng),
waste handling, hazardous materials handling or storage, delivery
areas or loading docks, or other outdoor work areas?
n) Potential for discharge of storm water to cause significant harm 0 0 0 ~
on the biological integrity of the waterways and water bodies?
0) Potential for discharge of storm water to impair the beneficial 0 0 0 ~
uses of the receiVing waters or areas that provide water quality
benefit?
p) Potential for significant changes in the flow velocity or volume of 0 0 0 ~
storm water runoff that can use environmental harm?
q) Potential for significant increases in erosion of the project site or 0 0 0 ~
surrounding areas?
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Potentially
Slg~lflcant
Impact
Less Than
Slgnlflcant
With
Mltlgation
Incorporation
No
Impact
Less Than
Significant
impact
The proposed projet;1 consists of a condilional use permil and design review to construct an approximate
23,800 total square foot mixed-use project featuring eight residential unils and 7,708 square feet of commercial
space. The project sile is already developed wilh institutional buildings that will be razed and replaced wilh the
proposed mixed-use project. All new construction shall be required to comply with all applicable building and
safety codes. As tha sile is currently developed, there will be little change to the existing drainage and runoff
generated by the project:sile. As such, no adverse impacts ara anticipated.
9. LAND USE AND PLANNING - Would the project:
a)
o
o
~
o
Physically divide an established community?
b)
Conflict with any applicable land use plan, policy,. or regulation of
an agency with jurisdiction over the project (including, but not
limited to the general plan, specific plan, local coastal program, or
zoning ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
o
~
o
o
Conflict with any applicable habitat conservation plan or natural
community conservation plan?
o
o
~
o
The proposal is consistent wilh the Mixed Use land use designation of the General Plan and with the
regulations of the C-2 zone, and is required to comply wilh the regulalions of any other jurisdictional agency
with applicable environmental regUlations. The proposed project consists of a conditional use permit and
design review to construct an approximate 23,800 total square foot mixed-use project featuring eight residential
unils and 7,708 square feet of commercial space. Tha projact sile is already developed wilh institutional
buildings that will be razed and replaced with the proposed mixed-use project. This project Is consistent wilh
zoning and General Plan land use deSignation of the project sile. As such, no adverse impacts are anticipated.
10. MINERAL RESOURCES - Would the project:
a) Result in the loss of availability of a known mineral resource that 0 0 0 ~
would be of value to the region and the residents of the state?
b) Result in the loss of availabilitY of a locally-important mineral 0 0 0 ~
resource recovery site delineated on a local general plan, specific
plan or other land use plan?
No mineral resources are known to exist at the sile. As such, no adverse impacts are anticipated.
11. NOISE - Would the project result in:
a)
Exposure of persons to or generation of noise levels in excess of
standards estabilshed in the local general plan or noise
ordinance, or applicable standards of other agencies?
o
o
o
~
b) Exposure of persons to or generation of excessive groundbome
o
o
o
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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
IncOrporatIOn
No
Impact
Less Than
Significant
Impact
vibration or groundbome noise levels?
c)
A substantial permanent increase in ambient noise levels in the
project vicinity above levels existing without the project?
o
o
o
l2l
d) A substantial temporary or periodic increase in ambient noise 0 0 l2l 0
levels in the project vicinity above levels existing without the
project?
e) For a project located within an airport land use plan or, where 0 0 0 ~
such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project expose people
residing or working in the proJect area to excessive noise levels?
For a project within the vicinity of a private airstrip, would the
project expose people residing or working in the project area to
excessive noise levels?
o
IZI
o
o
There will be e short-term increase in noise levels due to construction on the site. Once the construction is
completed, it is enticipated that although the noise factor would increase with the net gain of 8 dwelling units on
the site, however this noise will be the type of noise associated with residential neighborhoods and should not
significantly adversely impact any of the neighboring properties. As such, the impact shall be less than
significant.
12. POPULATION AND HOUSING . Would the project:
a) Induce substantial population growth in an area, either directly (for
example, by proposing new homes and businesses) or indirectly
(for example, through extension of roads or other infrastructure)?
o
o
o
l2l
b) Displace substantial numbers of existing housing, necessitating
the construction of replacement housing elsewhere?
o
~
o
o
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
o
o
IZI
o
The proposed project is consistent with the Mixed Use land use designation of the General Plan which allows
multiple family residential land uses at the project site. The popUlation gain which may result from the
proposed project has been addressed in the 1996 General Plan update. The project will nol creele any
significant impact upon population or housing. As such, the impact shall be less than significant.
PUBLIC SERVICES - Would the project:
a)
Result in substantial adverse physical impacts associated with the
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File No.: CUP 04-013 & ADR 02-072
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incarporatlon
No
Impact
Less Than
Significant
Impact
provision of new or physically altered governmental facilities, need
for new or physically altered govemmental facilities, the
construction of which could cause significant environmental
impacts, in order to maintain acceptable service ratios, response
times or other performance objectives for any of the public
services:
Fire protection? 0 0 ~ 0
Police protection? 0 0 [gJ 0
Schools? 0 0 ~ 0
Parks? 0 0 [gJ 0
Other public facilities? 0 0 ~ 0
The proposed project is consistent with the Mixed Use land use designation ofthe General Plan which allows
multiple family residential land uses at the project site. The population gain which may result from the
proposed project has been addressed in tha 1996 General Plan update. To address potential pUblic safety
impacts, staff recommends that a closed circuit television camera be instal/ed as a security measure within the
underground parking garage, and that the parking garage area be adequately lighted. This mitigation measure
shall be incorporated as a condition of approval of the related Conditional Use Permit. As such, the impacts
shall be less than significant. .
14.
RECREATION - Would the project:
a) Increase the use of existing neighborhood and regional parks or
other recreational facilities such that substantial physical
deterioration of the facility would occur or be accelerated?
o
o
~
o
b) Does the project inClude recreational facilities or require the
construction or expansion of recreational facilities which have an
adverse physical effect on the environment?
o
o
181
o
The proposed project is consistent with the Mixed Use land use designation of the General Plan which allows
multiple family residential land uses at the project site. The population gain which may result from the
proposed project has bean addressed in the 1.996 General Plan update. The project will not create any
significant'adverse impact upon recreation services. As such, the impacts shall be less than significant.
15. TRANSPORTATIONrrRAFFIC - Would the project:
a) Cause an Increase in traffic which is substantia! in relation to the
existing traffic load and capacity of the street system (i.e., result in
a substantial increase in either the number of vehicle trips, the
volume to capacity ratio on roads, or congestion at intersections)?
o
o
181
o
b) Exceed, either individually or cumulatively, a level of service
o
o 181
CEQA Chec;klist
14
7/02
o
.
I g)
File No,: CUP 04-013 & ADR 02-072
standard established by the county congestion management
agency for designated roads or highways?
c)
Result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results in
substantial safety risks?
d)
Substantially increase hazards due to a design feature (e.g.,
sharp curves or dangerous intersections) or incompatible uses
(e.g., farm equipment)?
e)
Result in inadequate emergency access?
f)
Result in inadequate parking capacity?
Conflict with adopted policies, plans or programs supporting
allemative transportation (e.g., bus tumouts, bicycle racks)?
Potentially
Significant
Impact
o
o
o
o
o
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
o
Less Than
Significant
Impact
o
o
o
181
o
No
Impact
~
181
181
o
181
The proposed project is consistent with the Mixed Use land use designation of the General Plan which allows
multiple family residential land usas at the project site. The project will not create any significant adverse
impact upon transportation or traffic. Also, part of the conditional use permit process will include an analysis of
the parking situation and a determination by staff on the adequacy of parking. As such, the impacts if any, are
le$s than significant.
16. UTILITIES AND SERVICE SYSTEMS. Would the project:
I d)
a)
EXceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board?
b)
Require or result in the construction of new water or wastewater
treatment facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects?
c)
Require or result in the. construction of new storm water drainage
facilities or expansion of existing facilities, the construction of
which could cause significant environmental effects?
Have sufficient water supplies available to serve the project from
existing entitlements and resources, of are new or expanded
o
o
o
o
o
o
o
o
o
o
o
o
181
l2SJ
181
~
CEQA Checklist
15
7/02
'.
File No.: CUP 04-013 & ADR 02-072
.
Less Than
Potentially Significant Less Than
Significant With Significant No
Impact Mitigation Impact Impact
Incorporation
entitlements needed? In making this determination, the City shall
consider whether the project is subject to the water supply
assessment requirements of Water Code Section 10910, et seq.
(SB 610), and the requirements of Govemment Code Section
664737 (SB221).
e) Result in a determination by the wastewater treatment provider 0 0 0 ~
which serves or may serve the project determined that it has
adequate capacity to serve the project's projected demand in
addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity to 0 0 0 IZI
accommodate the project's solid waste disposal needs?
g) Comply with federal, state and local statues and regulations 0 0 0 IZI
I related to solid waste?
The proposed project is consistent with the Mixed Use land use designation of the General Plan and the C-2
zone which allows multiple family residential land uses at the project site. The proposed project shall be
subject to all applicable wastewater and NPDES requirements. As such, no adverse impacts are antiCipated.
17. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the projact have the potential to degrade the quality of the 0 0 0 ~
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important examples of
the major periods of California history or prehistory?
b Does the project have impacts that are Individually limited, but 0 0 0 ~
cumulatively considerable? ("Cumulatively considerable" means
that the incremental effects of a project ere considerable when
viewed in connection with the effects of past projects, the effects
of other current projects, and the effects of probable future
projects)?
c) Does the project have environmental effects which will cause 0 0 0 ~
I substantial adverse effects on human beings, either directly or
Indirectly?
CEQA Checklist
16
7/02
.
I
I
,
File No.: CUP 04-013 & ADR 02-072
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
LessThan
Significant
Impact
No
Impact
The proposed project is consistent with the Mixed Use land use designation of the General Plan and the C-2
zoning of the property which allows multiple family residenlialland uses at the project site. The conditional use
permit shall not result in cumulalive impacts to the surrounding neighborhood or limit the future development of
Ihe neighborhood. As such, no adverse impacts are anticipated.
CEQA Checklist
17
7/02
,
~L3
File No. Ovt~ 4If - ~
otftofo4-
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
ENVIRONMENTAL INFORMATION FORM
Date Filed:
General Information
I
1.
Homer Yen + Architects
Applicant's Name:
Address;
805 W. Duarte Rd., Ste, 102, Arcadia, CA 91007
2. Property Address (Location): 57 Alice Street, Arcadia, CA 91006
Assessor's Number:
5779-013-025
3.
Name, address and telephone number'of person to be contacted concerning litis project:
Homer Yen
address same as above
Tel. 626-445-8239
4.
List and describe any other related permits and other public approvals required for this project, including those
required by city, regional, state and federal agencies: .
Conditional Use Permit, Planning and Building, Public Works, Arcadia STMW, Fire Department
S.
Zone Classification:
C-2
6. General Plan Designation: Mixed-Use
Proieet Descrintlon
..
15.
7. Proposed use of site (project description):
a-Unit Condo + Commercial
8. Site size: Approx. 18,239 SF
9. Square footage per building: Total = 22,420 SF (residential and commercial)
10. Number ofJloors of construction: 3 Stories
11. AmOWlt of off-street parking provided: 58 total
12.
Proposed scheduling of project:
Ja...,t..l~ 'ZoO!>
13.
Anticipated incremental development:
one ~S€.
If residential, include the number of Wlits, schedule of unit sizes, range of sale prices or rents, and type of
household sizes expected:
No. residential units: 8
Unit size: approx. 1,850 SF each
Household' type: Young couples with 2 kids
If commercial, indicate the type, i.e. neighborhood, city or regionally oriented, square footage of sales area,
and loading facilities, hout'll of operation: .
.
16.
,
Commercial part of Mixed-Use Project shall be:
Retail (city oriented) at 1st Floor: 2,152 SF
Office Space at 2nd Floor: 2,778 SF
Office Space at 3rd Floor: 2,778 SF
Street Loading operation for 1 st floor retail space shall be during non-peak hours.
Ifindustrial, indicate type, estimated employment per shift, and loading facilities:
N/A
17.
If institutional, indicate the major function, estimated employment per shift, estimated occupancy, loading
facilities, and community benefits to be derived from the project:
N/A
18. If the project involves a variance, conditional use pennit or zOning application, state this and. indicate clearly
why the application.is required:
The oroposed use falls under 'Citv of Arcadia. C-1 Reaulations. DMsion 2. Sec. 9262.1. Exceotion'
which requires the project a cond~ional use perm~.
Are the following items applicable to the project or its effects? Discuss below all itemS checked yes (attach additional
sheets as necessaty). .
a.
20.
21.
22.
23.
24.
25.
26.
27.
I
28.
YES NO
Change in existing features of any hills, or substantial alteratin of ground contours.
0 l&J
0 ~
0 ~
0 ~
0 l!I
CJ IXJ
0 ~
0 ~
0 l!I
YES NO
0 ~
E.I.R.
01/14/04
Page 2
Change in scenic views or vistas from existing residential areaS or publiciands or roads
Change in pattern, scale or character of general area of project.
Significant amounts of solid waste or litter.
Change in dust, ash, smoke, fumes or odors in vicinity.
Change in ground water quality or quantity, or alteration of existing drainage patlersn.
Substantial change in existing noise or vibration leVels in the vicinity.
Is site on filled land or on any slopes oflO percent or more.
Use or disposal of potentially hazardous materials, such as toxic substances, flammable
or explosives.
Substantial change in demand for municipal seJVices (police, fire, water, sewage, etc.)
.. Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc. 0 l!I
30. Relationship to a larger project or series of projects. 0 IXl
31. Storm water system discharges from areas for materials storage, vehicle or equipment 0 ~
fueling, vehicle or equipment maintenance (including washing), waste handling. hazardous
materials handling or storage delivery or loading docks, or other outdoor work areas?
32. A significantly environmentally harmful increase in the flow rate or volume of storm water ~
0
runoff?
33. A significantly environmentally harmful increase in erosion of the project site or surrounding 0 l!I
areas?
34.
Storm water discharges that would significantly impair the beneficial uses of receiving waters
or areas that provide water quality benefits (e.g. riparian conidors, wetlands, etc.)?
o
(!I
_. 5. Harm to the biological integrity of drainage systems and water bodies?
W:nvlronmental Sellin!!
o
I!I
36. Describe (on a separate sheet) the project site as it exists before the project, including information on
topography, soil stability, plants and animals, any cultural, historical or scenic aspects, any existing structures
on the site, and the use of the structures. Attach photographs of the site. Snapshots or Polaroid photos will be
accc;pted.
37. Describe (on a separate sheet) the surrounding properties, including information on plants, animals, any
cultural, historical or scenic aspects. Indicate the type ofland uses (residential, commercial, etc.), intensity of
land use (one-family, apartment houses, shops, department stores, etc.), and scale of development (height,
frontage, set-backs, rear yards, etc.). Attach photographs of the vicinity. Snapshots or Polaroid photos will be
accepted.
Certification
I hereby certilY that the statements furnished above and in the attached exhibits present the data and information
required for this initial evaluation to the best of my ability, and that the facts,statements, and information presented are
true and correct to the best of my knowledge and belief.
7-~- ~t?
'. d/./-~ t'
Signature
\
Date
~
E.IR
01/14/04
Page 3
,
.
~
~
ADDENDUM
Environmental SetOn!!:
36. The site is reCtangular in shape. It has 128 feet of frontage on Alice Street and
143 feet on 1st Avenue. Per the Los Angeles County Assessor's Records, the site
has a total gross area of 18,239 +/- SF. The site is basically level at street grade
and drainage appears adequate. All city utilities are available at the site and all
off-sites are installed. There is a 12-foot wide, unimproved alley on the west of
the site. Access to the.site is currently from Alice Street via a driveway. The
subject is currently improved with a 1,738 SF residential building built in 1941.
There is also a completely paved playground on the north of the site that is
surrounded by a 3-foot high CMU wall topped with a chain-linked fence. The
existing landscape features of the site include simple grass and a 26" Elm tree on
the south of the site along Alice Street. There are no major cultural, historical, or
scenic aspects of the site. (Seeatlached site photos)
37. The site is bounded on the north side by a one-story commercial building, and by
2.5-story multiple family dwellings on the west side and the northwest side.
There are no major cultural, historical, or scenic aspects of the site surrounding
the site. (See attached site photos)
J
.
,
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