CITY OF ALHAMBRA - SGVOG · 05/01/2015 · CITY OF ALHAMBRA . JANUARY 5, 2015 . TO: Honorable President and Members . of the Alhambra City Planning Commission . FROM Tara Schultz,

AGENDA ITEM NO. 2

CITY OF ALHAMBRA JANUARY 5, 2015

TO: Honorable President and Members of the Alhambra City Planning Commission FROM Tara Schultz, Assistant City Manager/Director of Development Services

Vanessa Reynoso, Deputy Director of Development Services by Paul Lam, Assistant Planner

SUBJECT: General Plan Amendment GPA 13-1, Zone Change Z-13-1, Tentative Tract Map No.

72226, and Residential Planned Development Permit RP-13-11 2312-2400 South Fremont Avenue, 2021, 2025, 2101, 2019, 2121 & 2123 Carlos Street,

and 2415 Whitney Drive Applicant: City Ventures, LLC Architect: William Hezmalhalch Architects, Inc. Property Owner: City Ventures, LLC PROPOSAL: This is an application for a General Plan Amendment, Zone Change, Tentative Tract Map, and Residential Planned Development Permit to consider the proposed adoption of the 2400 South Fremont Avenue Specific Plan. The proposed Specific Plan would change the General Plan land use designation from Low Density Residential and High Density Residential to Specific Plan and would change the zoning classification of the site from R-1 (Single-Family Residential) and R-3 (Multiple Family Residential) to 2400 SP (2400 South Fremont Specific Plan). Also requested are applications for a Tentative Tract Map and Residential Planned Development Permit to allow for the construction of a 70-unit planned development on an approximate land area of 8.8 acres. The proposed 70 units will be comprised of three housing types consisting of 30 townhome units, 30 single-family residential dwelling units, and 10 single-family hillside units. Specific Plans are allowed under the California Government Code and cities are permitted to adopt Specific Plans by ordinance. A Specific Plan is essentially a specialized Zoning Ordinance for a specific property or properties and is employed when there is a unique use not specifically addressed by the Zoning Ordinance, but strict application of the Zoning Ordinance results in requirements that are onerous, excessive, or unreasonable for the proposed use. In the past, the City has adopted several Specific Plans: The Valley Boulevard Specific Plan adopted in 1990, a Development Agreement (similar to a Specific Plan) for the Ramona Convent property adopted in 2000, the Alhambra Walk Specific Plan adopted in 2004 for the residential project between Bay State and Commonwealth Avenue east of Garfield Avenue, the Fifth and Main and Alhambra Place Specific Plans for two mixed-use developments in 2006, two other mixed-use projects on Main Street known as Casita de Zen and Alhambra Pacific Plaza, and the Marengo and Acacia Specific plan for an 18-unit residential development. BACKGROUND: The Planning Commission previously reviewed this request on July 21, 2014. The project design before the Commission was that of a 70-unit residential community of mixed density and mixed housing types

1 G:\PLANNING\Staff Reports\2015 Planning Commission\010515_2400 Fremont.doc

consisting of townhome units at the west edge of the site along Fremont Avenue, single-family homes in the central portion of the site and in the south portion of the site along Carlos Street, and single-family hillside homes on an elevated section located at the northeast of the site. The circulation plan proposed at that time featured a vehicle access point on the Fremont Avenue frontage and another vehicle access point on the Carlos Street frontage. The Fremont Avenue access point would serve as the main access point for the townhomes and single-family homes, while the Carlos Street access point would serve not only as the ingress/egress point for the single-family hillside homes but also as an egress-only point for the Townhome and Single-Family units and as an emergency vehicle access point. Pursuant to the California Environmental Quality Act (CEQA), an Initial Study was prepared and determined that the project would result in less than significant impacts with the incorporation of specific mitigation measures. A Traffic Impact Analysis was included as part of the Initial Study. After a presentation by the applicant, and public comment and discussion, the Commission voted 8-0 to continue the matter to a future date to allow the applicant to address the concerns raised by the neighbors and the Commission during the hearing. The Planning Commission specifically directed the applicant to designate the Fremont Avenue access point as the only vehicular access point for entire the development while maintain the Carlos Street access point for emergency vehicles only, with an analysis of the traffic impacts associated with the change, and to increase the number of parking spaces that would equal the off-street parking required under the Zoning Ordinance. REVISED PROJECT DESIGN: The proposed project has been resubmitted with a modification to the circulation plan and a re-analysis of traffic impacts as requested by the Planning Commission. The project design has also been modified with regard to number of off-street parking spaces, unit sizes, architectural design, and the amount of common open space. These changes are explained below. The remainder of the project design is left unchanged and those details are explained in the prior staff report dated July 21, 2014 (attached). Circulation Plan. The Planning Commission requested that an alternative access plan be studied wherein all project trips would enter and exit the site at the Fremont Avenue access point while the Carlos Street access point would be reserved strictly for emergency vehicle access. The Circulation Plan of the proposed Specific Plan has been has been revised to reflect this. Furthermore, the traffic impacts associated with this alternative have been analyzed by Kimley-Horn and Associates, Inc., the same consulting firm that prepared the original traffic impact analysis. The conclusions of the alternative access plan are as follows:

- The proposed number of residential units has not changed therefore, the trip generation for the project would remain the same as the trip generation analyzed in the traffic study.

- The intersection and roadway Level of Service results would generally be the same as the results shown in the traffic impact study for the project with the original access plan.

- The delay at the intersection of Fremont at Las Flores Street would increase slightly due to the

increase in project trips at the Fremont Avenue entrance; and the delay at the intersection of Fremont Avenue at Carlos Street would decrease slightly with the alternative access plan.

- The Level of Service E and F conditions at the intersection of Fremont at Las Flores Street would

be mitigated by the installation of a traffic signal by the applicant.


- Compared to the original access plan, the number of peak hour project-related trips on Carlos Street east of Fremont Avenue is estimated to drop from 21 trips to 1 trip in the morning peak hour, and from 28 trips to 1 trip in the mid-day and evening peak hours with the alternative access plan.

The traffic impact analysis of the alternative access plan is attached. The traffic impact analysis of the original access plan is found in Appendix C of the Initial Study. Off-Street Parking Spaces. The total number of off-street parking spaces has been increased by 60 parking spaces from 175 spaces previously to 235 spaces currently. These parking spaces consist of two garage spaces per unit (140 total), 71 guest parking spaces and 24 additional parking spaces (two driveway spaces at each of the single-family hillside homes and the Carlos Street/Whitney Drive corner homes). Sixty-five of the 71 parking spaces will be located along the main circulation path known as Tracy Drive and the other six parking spaces will be located adjacent to the single-family hillside homes at the upper level of the site. These 235 parking spaces comply with the minimum off-street parking requirements under the proposed Specific Plan of two covered spaces per unit and 0.5 guest spaces per unit (175 total spaces required), but also comply with the number of parking spaces equaling the amount required under the Zoning Ordinance, as directed by the Planning Commission. Unit Sizes. Changes have been made to the sizes of the townhome units and the single-family homes. The sizes of the single-family hillside homes have not changed. Townhomes: The townhome units will be available in four plan types whose sizes have been slightly decreased from the previous proposal. This has resulted in a 1,260 square foot reduction of the total floor area of the townhomes from 50,652 square feet previously to 49,392 square feet currently. The total number of bedrooms remains unchanged at 90. A comparison of the current proposal with the previous proposal is provided in Table 1- Townhome Units, below.

Table 1 – Townhome Units Current Proposal Previous Proposal Plan Type

Living Area

No. of Bedrooms

Number of Units

Living Area

No. of Bedrooms

Number of Units

Plan 1 1,257 s.f. 2 12 1,252-1,279 s.f. 2 12

Plan 2 1,822 s.f. 3 6 1,913-2,027 s.f. 3 6

Plan 3 1,948 s.f. 4 6 1,959 s.f. 4 6 Plan 4 1,948 s.f. 4 6 1,982 s.f. 4 6 Total 49,392 s.f. 90 30 50,652 90 30

Single-Family Homes: The sizes of the single-family homes will be available in five plan types. Four of the five plan types have increase in size from the previous proposal. This has resulted in a 1,708 square foot increase of the total floor area of the single-family homes from 64,739 square feet previously to 66,447 square feet currently. The total number of bedrooms has also increased by six bedrooms from 103 bedrooms previously to 109 bedrooms currently. A comparison of the current proposal with the previous proposal is provided in Table 2 - Single-Family Homes, on the following page.


Table 2 – Single-Family Homes

Current Proposal Previous Proposal Plan Type

Living Area

No. of Bedrooms

Number of Units

Living Area

No. of Bedrooms

Number of Units

Plan 1 1,876 s.f. 4 7 1,885 3 8 Plan 2 1,997 s.f. 3 9 1,958 3 7 Plan 3 2,396 s.f. 4 4 2,267 4 5 Plan 4 2,795 s.f. 4 8 2,653 4 8 Carlos St./ Whitney Dr. Homes

1,699 s.f.

3

2

1,697 s.f.

3

2

Total 66,447 s.f. 109 30 64,739 s.f. 103 30 Single-Family Hillside Homes: The sizes of the single-family hillside homes have not changed. These changes to the townhomes and single-family residences have resulted in a net 448 square foot increase in the total floor area of the entire development from 150,212 square feet previously to 150,660 square feet currently, and an increase of six total bedrooms for the development from 233 bedrooms previously to 239 bedrooms currently. Architectural Design. The single-family homes will be available in the three architectural styles of Bungalow, Spanish, and Cottage. Each of the plan types will be available in one of the three styles except for the Carlos Street/Whitney Drive corner homes which will be available only in the Bungalow style. The Plan 1 homes were previously available in the Cottage and Spanish styles but are now proposed with the Bungalow style replacing the Cottage style. The Plan 2 homes were previously available in the Bungalow and Spanish styles but are now proposed with the Cottage style replacing the Bungalow style. The Plan 3 and 4 homes are unchanged. A comparison of the previous and current architectural styles is provided in Table 3 – Architectural Styles, below.

Table 3 – Architectural Styles

Plan Type Current Styles Previous Styles Plan 1 Bungalow, Spanish Cottage, Spanish Plan 2 Cottage, Spanish Bungalow, Spanish Plan 3 Bungalow, Cottage Bungalow, Cottage Plan 4 Bungalow, Spanish Bungalow, Spanish Carlos St./Whitney Dr. Corner Homes

Bungalow

Bungalow

Common Open Space. Based upon the proposed Specific Plan, the minimum common open space requirement of the proposed Specific Plan is 200 square feet per unit for each townhome and single-family home, and none required for the single-family hillside homes. A minimum of 12,000 square feet of common open space would be required by this standard. Compared to the Zoning Ordinance which requires a minimum of 400 square feet of common open space per unit, a total of 28,000 square feet of common open space would be required. A total of 31,978 square feet of common open space is proposed, which exceeds the requirements of the both the proposed Specific Plan and the Zoning Ordinance. The total common space is being reduced by 1,428 square feet from the 33,406 square feet previously


proposed. The proposed project still maintains the same four common open spaces originally proposed, but the main open space near the center of the development has been reduced in size by 1,428 square feet in order to allow for the provision of additional guest parking spaces. ENVIRONMENTAL STATUS: Pursuant to the California Environmental Quality Act (CEQA), an Initial Study was prepared and determined that a Mitigated Negative Declaration of Environmental Impact was needed for the project. The findings of the Initial Study are that the proposed project would result in less than significant impacts with the incorporation of mitigation measures. The Notice of Intent to Adopt a Mitigated Negative Declaration and Initial Study were posted for public review on December 15, 2014, at Alhambra City Hall and at the offices of the Los Angeles County Clerk. The Notice of Intent to Adopt a Negative Declaration was also published with the Pasadena Star News on December 15, 2014. These documents are part of this administrative record and are on file with the Planning Division. PUBLIC NOTICE: On December 12, 2014, a Notice of Public Hearing was sent to 179 property owners who own properties within a 300-foot radius of the project site, interested parties, and public agencies. A legal notice advertising the public hearing was placed in the Pasadena Star News on December 15, 2014. A Notice of Public Hearing was also posted on the subject property on December 15, 2014. On December 18, 2014, Staff received a letter from the City of San Marino Planning and Building Department. In their letter the City of San Marino states that there are no comments on the proposed project. A copy of the letter is attached for information. On December 26, 2014, Staff received an email message for Melissa Michelson, a resident and homeowner in Alhambra, in opposition to the proposed project. Her message states that the area surrounding the site is not appropriate for a high density project, that the Midwick neighborhood would be adversely affected, traffic is of a concern, the proposed Zone Change would be inconsistent with the General Plan, and that she moved away from her previous residence in West Hollywood to avoid high density developments. Ms. Michelson’s comments are attached for information. RECOMMENDATION: It is recommended that the Planning Commission receive staff and applicant presentation, conduct a public hearing and direct staff as appropriate. ATTACHMENTS: 1. Comments from City of San Marino Planning and Building Department. 2. Comments from Melissa Michelson (Email Message). 3. Location Map. 4. Resolution No. 15-1 (Includes Exhibit A: Conditions of Approval and Exhibit B: Mitigation

Monitoring and Reporting Program). 5. Tentative Tract Map.


6. Architectural Plans. 7. Alternative Access Plan Evaluation Dated October 1, 2014. 8. Planning Commission Minutes (7/21/14). 9. Planning Commission Staff Report (7/21/14). 10. 2400 South Fremont Avenue Specific Plan. 11. Initial Study and Mitigated Negative Declaration.



From: Melissa Sent: Friday, December 26, 2014 12:27 PM To: Schultz, Tara Subject: letter to Planning Commission on Agenda item for Jan 5, 2015 M. Michelson 821 Winthrop Dr. Alhambra, CA 91803

to: Alhambra Planning Commission

c/o Tera Schultz ([email protected])

Dec. 23, 2014

Dear Alhambra Planning Commission:

RE: N2M14-170, January 5, 2015 agenda item – Fremont/Carlos development

I am a voter, taxpayer, homeowner and resident of Emery Park. I deliberately moved to Alhambra 6 years ago from West Hollywood, to get away from its plague of residential next to townhouse next to apartment building next to anything and everything.

I want to express my extreme opposition to the change in designation of the area in question from low to high density residential. Other neighborhoods like this throughout Alhambra are intently watching what determination is made on this. Alhambra is currently over-building in downtown Alhambra – why isn’t that enough?

Please don’t ruin the integrity of the Midwick neighborhood and lower Fremont Avenue. Don’t allow the historic city of Alhambra to be mega-sized and unnecessarily increase the density of this area. There are no shops, restaurants or markets near here to walk to, nor major public transportation. A single bus line up and down Fremont isn’t going to cut it. The city legislators of Alhambra are apparently concerned with traffic on Fremont into and out of Pasadena – this zoning change and project means significantly MORE traffic, north, south, east, west.

Please uphold your commitment to building our community sensibly, with respect to what and who are already there. Something can be done with that space but it can be – and should be – done sensitively and sensibly with existing zoning in mind and consistent with the general plan as posted on the City of Alhambra’s website to “reduce or maintain population density.” Changing the zoning would go directly against Alhambra’s General Plan.

Thank you.

M. Michelson


mailto:[email protected]

LOCATION MAP


RESOLUTION NO. 15-1

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ALHAMBRA RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF ALHAMBRA APPROVE GENERAL PLAN AMENDMENT GPA-13-1, ZONE CHANGE Z-13-1, TENTATIVE TRACT MAP NO. 72226, RESIDENTIAL PLANNED DEVELOPMENT PERMIT RP-13-11, THE MITIGATION MONITORING AND REPORTING PROGRAM, AND MITIGATED NEGATIVE DECLARATION TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM LOW DENSITY RESIDENTIAL AND HIGH DENSITY RESIDENTIAL TO SPECIFIC PLAN TO CHANGE THE ZONING CLASSIFICATION OF THE SITE FROM R-1 (SINGLE FAMILY RESIDENTIAL) AND R-3 (MULTIPLE FAMILY RESIDENTIAL) TO 2400 SP (2400 SOUTH FREMONT SPECIFIC PLAN) AND ADOPT THE 2400 SOUTH FREMONT AVENUE SPECIFIC PLAN FOR THE CONSTRUCTION OF A 70-UNIT PLANNED DEVELOPMENT ON AN APPROXIMATE LAND AREA OF 8.8 ACRES LOCATED IN THE SINGLE FAMILY RESIDENTIAL AND MULTIPLE FAMILY RESIDENTIAL ZONES FOR THE PROPERTIES LOCATED AT 2312-2400 SOUTH FREMONT AVENUE, 2021, 2025, 2101, 2019, 2121 & 2123 CARLOS STREET, AND 2415 WHITNEY DRIVE IN THE CITY OF ALHAMBRA

THE PLANNING COMMISSION OF THE CITY OF ALHAMBRA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. FINDINGS OF FACT. The Planning Commission does hereby make the following findings of fact: A. On April 9, 2013, applications for General Plan Amendment, Zone Change, Tentative Tract Map,

Residential Planned Development Permit, and Design Review were filed by City Ventures LLC, with the Planning Division, to change the General Plan land use designation from Low Density Residential and High Density Residential to Specific Plan and to change the zoning classification from R-1 (Single-Family Residential) and R-3 (Multiple Family Residential) to 2400 SP (2400 South Fremont Avenue Specific Plan) to construct a one- two- and three-story, 70-unit planned development for the properties located at 2312-2400 South Fremont Avenue, 2021, 2025, 2101, 2019, 2121 & 2123 Carlos Street, and 2415 Whitney Drive in the City of Alhambra;

B. The subject properties are bounded by Fremont Avenue to the west, Carlos Street to the south, and

Whitney Drive to the east; C. The project site is located in the R-1 (Single Family Residential) and R-3 (Multiple Family

Residential zones with corresponding General Plan land use designations of Low Density Residential and High Density Residential. The General Plan land use designations are Low Density Residential and Open Space to the north, and Low Density Residential to the east, south, and west. The zoning classifications are R-1 (Single Family Residential) and OS (Open Space) to the north, and R-1 (Single Family Residential) to the east, south, and west. The proposed General Plan Amendment will change the General Plan land use designation to Specific Plan and the proposed Zone Change will change the zoning classification to 2400 SP (2400 South Fremont


Avenue Specific Plan). The proposed land uses are consistent with the purpose and intent of the land use programs of the General Plan;

D. The surrounding land uses on the adjacent properties consist of nine single-family residences and

Granada Park to the north, seven single-family residences to the east, five single-family residences to the west, and four single-family residences, a four-unit apartment building, and a 13-unit condominium complex to the south;

E. The project was reviewed pursuant to the provisions of the California Quality Environmental

Quality Act (CEQA). The City of Alhambra prepared an Initial Study for the project, which determined that the proposed use would result in less than significant impacts with mitigation incorporation (Mitigated Negative Declaration). A Mitigation Monitoring and Reporting Program has been prepared for the project;

F. On July 23, 2013, a duly noticed public hearing was held before the City of Alhambra Design

Review Board at 7:30 pm at the City Hall Council Chambers Conference Room, 111 South First Street, Alhambra;

G. At this hearing, the Design Review Board considered project comments stated in the Agendas,

Staff presentations, applicant presentations, and public testimony. The Design Review Board approved the project subject to the conditions that the secondary elevations of plans 4 and 6 be studied and that the loft element on the hillside homes be limited to the west side. The project design has been revised to comply with these two conditions;

H. On July 21, 2014, a duly noticed public hearing was held before the City of Alhambra Planning

Commission at 7:00 p.m. at the City Hall Council Chambers, 111 South First Street, Alhambra; I. At this hearing, the Planning Commission considered the staff report, staff presentation, applicant

presentation, and public testimony. The Planning Commission continued the hearing to a future date. The Commission directed the applicant to increase the number of off-street parking spaces to equal the amount required under the Zoning Ordinance and for the traffic consultant to analyze the impacts of designating the Fremont Avenue access as the only vehicular access point for the development while the Carlos Street driveway would be maintained and designated to serve emergency vehicles only;

J. On January 5, 2015, a duly noticed public hearing was held before the City of Alhambra Planning

Commission at 7:00 p.m. at the City Hall Council Chambers, 111 South First Street, Alhambra; and

K. At this hearing, the Planning Commission considered the staff report, staff presentation, applicant

presentation, and public testimony. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based upon the Mitigated Negative Declaration prepared for the project, the Planning Commission further finds and determines as follows: A. The Initial Study and Mitigated Negative Declaration for this project have been prepared in

compliance with the California Environmental Quality Act;


B. The Mitigated Negative Declaration was posted on December 15, 2014, in accordance with CEQA. The review period was open from December 15, 2014 through January 5, 2015;

C. There is no substantial evidence that the project with mitigation incorporation will have a

significant effect on the environment as proposed. The Mitigated Negative Declaration reflects the independent judgment of the City of Alhambra;

D. The documents and other materials which constitute the record of proceedings for General Plan

Amendment GPA-13-1, Zone Change Z-13-1, Tentative Tract No. 72226, and Residential Planned Development Permit RP-13-11 upon which the decision of the Planning Commission is made is located within the Development Services Department; and

E. The Planning Commission, based upon the findings set forth above, hereby recommends that the

City Council determine that the Mitigated Negative Declaration for this project has been prepared in compliance with CEQA.

SECTION 3. GENERAL PLAN AMENDMENT FINDINGS. Based upon the foregoing facts and findings (Section 65090, 65353, and 65358 of the California Government Code) for General Plan Amendment GPA-13-1, the Planning Commission hereby determines as follows: A. That the City may amend the adopted General Plan provided the City follows certain procedures,

including that the Planning Commission hold a noticed public hearing and make a written recommendation to the City Council on the proposed amendment of the General Plan:

All public notification requirements for this Planning Commission hearing including publishing of

the public notice in a newspaper of general circulation, mailing of the public notice to owners of property within a 300-foot radius of the exterior boundaries of the subject property, and posting the public notice on the subject property, satisfy Section 23.76.030 of the Alhambra Municipal Code.

B. That any mandatory element of the General Plan shall be amended no more than four (4) times

during any calendar year. Proposed General Plan Amendment GPA-13-1 is the first amendment of the Land Use Element of

the General Plan for the current calendar year. SECTION 4. ZONE CHANGE FINDINGS. Based upon the foregoing facts and findings (Section 23.72.030 of the Alhambra Municipal Code) for Zone Change Z-13-1 the Planning Commission hereby determines as follows: A. That the proposed actions are consistent with the objectives, policies, general land uses and

programs of the Alhambra General Plan: The existing General Plan land use designation of the subject property is for low and high density

residential uses that would permit up to a maximum of 244 dwelling units. A Zone Change is proposed for the adoption of a Specific Plan that would change the zoning classification of the subject site from R-1 (Single Family Residential) and R-3 (Multiple Family Residential) to 2400 SP (2400 South Fremont Avenue Specific Plan) for the development of a 70-unit residential planned development. The proposed Zone Change will be consistent with the objectives, policies,


general land uses, and programs of the Alhambra General Plan for the following reasons: The objective of the Land Use Element of the General Plan is to manage the use of land so growth,

development and redevelopment occur in an orderly and beneficial manner which recognizes and is sensitive to opportunities and constraints imposed by the City’s infrastructure, and environmental and social resources. The proposed 2400 South Fremont Avenue Specific Plan includes three distinct housing types consisting of townhomes, single-family, and single-family hillside that have been designed to blend harmoniously with the surrounding neighborhood. The project will support a range of unit sizes with two-, three-and four bedroom floor plans that will meet the diverse housing needs of the community. An Initial Study was prepared to assess the short-term, long-term, and cumulative environmental impacts that could result from the proposed residential development. This assessment evaluated 18 different environmental factors, including aesthetics, air quality, cultural resources, geology and soils, hydrology and water quality, land use and planning, noise, population and housing, transportation and traffic, and utilities and service systems, and found that the proposed project will result in less than significant impacts on the environment with the implementation of specific mitigation measures.

A policy of the Land Use Element of the General Plan is to encourage land use patterns that

minimize incompatibility between uses. The site is located in a neighborhood characterized by single-family residential uses (both attached and detached) and recreation facilities (Granada Park). The site is currently designated for low and high density residential uses. The project proposes three types of residential homes including detached single-family residences and attached townhomes, complemented by passive and active recreation opportunities. The 2400 South Fremont Avenue Specific Plan’s site plan, including building size and orientation, has been prepared to blend into the fabric of the existing neighborhood. Additionally, the proposed density of the 70 units at 8.0 units per acre is significantly less than the density of 27.7 units per acres of the 244 units that are permitted by right on the site under the current R-1 and R-3 zoning classification of the site. The reduced density will lessen the potential for incompatibilities with the surrounding uses than would a development of greater density.

A policy of the Noise Element of the General Plan is to encourage acoustical design in new

construction. The proposed 70 residential units shall be designed and constructed to comply with all applicable sound transmission requirements of the 2014 California Building Code. Residential structures located in noise critical areas, such as proximity to highways, county roads, city streets, railroads, rapid transit lines, airports or industrial areas, shall be designed to prevent the intrusion of exterior noises beyond prescribed levels. Proper design shall include, but shall not be limited to, orientation of the residential structures, setbacks, shielding, and sound insulation of the buildings themselves.

A policy of the Housing Element of the General Plan is to identify available infill lots for future

housing development opportunities. The subject site is presently developed with single-family residences, a residential triplex, the vacant Alhambra Retirement Community, and Lutheran Health Facility of Alhambra, which comprise the majority of the subject site. The proposed 2400 South Fremont Avenue Specific Plan will redevelop the site with an in-fill development of a 70-unit residential planned community. Additionally, Chapter 4, Housing Resources, of the Housing Element identifies the subject site in the Residential Sites Inventory, as a future housing development site that can assist in satisfying the City’s share of regional housing needs as determined by the Southern California Association of Governments. This share is called the


Regional Housing Needs Allocation (“RHNA”) and the City of Alhambra has been allocated a RHNA of 1,492 units.

B. That the proposed activity would not be detrimental to the public interest, health, safety,

convenience or welfare: The proposed 2400 South Fremont Avenue Specific Plan would allow for the development of an

in-fill 70-unit residential planned community that will promote the enhancement of adjacent neighborhoods by introducing new high-quality single-family and multi-family residential homes. The project’s architectural styles and landscape concept, including plant palette, have been designed to complement the area and respect the history of the surrounding Midwick and Granada Park neighborhoods.

SECTION 5. TENTATIVE TRACT MAP FINDINGS. Based upon the foregoing facts and findings (Title 22 of the Alhambra Municipal Code) for Tentative Tract Map TT72226, the Planning Commission hereby determines as follows: A. That the proposed condominium subdivision meets and performs all the applicable requirements

and conditions imposed by the State Subdivision Map Act and Title 22 (Subdivisions) of the Alhambra Municipal Code.

The proposed subdivision has been reviewed for compliance with the State Subdivision Map Act

and Title 22 (Subdivisions) of the Alhambra Municipal Code. It has been determined that the proposed subdivision meets and performs all the applicable requirements and conditions imposed by the State Subdivision Map Act and Title 22 of the Alhambra Municipal Code.

B. That the proposed map is consistent with applicable General Plan and specific plans.

The proposed project involves a General Plan Amendment to change the land use designation of the subject site from Low Density Residential and High Density Residential to Specific Plan and a Zone Change to change the zoning classification from R-1 (Single-Family Residential) and R-3 (Multiple-Family Residential) to 2400 SP (2400 South Fremont Avenue Specific Plan). These two actions must be approved by the City Council. Since the proposed map was specifically designed to facilitate the development program identified in the 2400 South Fremont Avenue Specific Plan, the map is consistent with the Specific Plan designation of the General Plan and all provisions of the 2400 South Fremont Avenue Specific Plan.

C. That the design or improvement of the proposed subdivision is consistent with applicable general

and specific plans; The proposed project involves a General Plan Amendment to change the land use designation of

the subject site from Low Density Residential and High Density Residential to Specific Plan and a Zone Change to change the zoning classification from R-1 (Single-Family Residential) and R-3 (Multiple-Family Residential) to 2400 SP (2400 South Fremont Avenue Specific Plan). These two actions must be approved by the City Council. Since the design of the proposed subdivision was specifically designed to facilitate the development program identified in the 2400 South Fremont Avenue Specific Plan, the map is consistent with the Specific Plan designation of the General Plan and all provisions of the 2400 South Fremont Avenue Specific Plan.


D. That the site is physically suitable for the type of development. The subject site has approximately 564 feet of frontage along Fremont Avenue, approximately 720

feet of frontage along Carlos Street, approximately 50 feet of frontage along Whitney Drive, and has a lot area of approximately 8.8 acres. The site is capable of supporting up to 244 residential units at a density of 27.7 units per acre, based upon the current R-1 (Single-Family Residential) and R-3 (Multiple-Family Residential) zoning of the site. The proposed 2400 South Fremont Avenue Specific Plan will allow for the significantly lesser development of 70 residential units consisting of 30 townhomes and 40 detached single-family residences at a residential density of 8.0 units per acre. The proposed land use concept of the specific plan strategically locates the housing types throughout the site where they can be used advantageously. The two- and three-story multi-family townhome units are placed appropriately along the Fremont Avenue frontage which is classified as a major arterial road in the Circulation Element of the General Plan. The Carlos Street frontage has a direct relationship to the outer-lying Midwick Tract and is the location for the one- and two-story tall detached single-family homes. The site also has an elevated section at the northeast corner of the property, where the larger hillside homes will be situated to take advantage of the views.

E. That the site is physically suitable for the proposed density of development. The subject site is physically suitable for the proposed density of development. The subject site

has approximately 564 feet of frontage along Fremont Avenue, approximately 720 feet of frontage along Carlos Street, approximately 50 feet of frontage along Whitney Drive, and has a lot area of approximately 8.8 acres. The site is permitted by right to be developed with up to 244 residential units at a density of 27.7 units per acre, based upon the current R-1 (Single-Family Residential) and R-3 (Multiple-Family Residential) zoning of the site. The proposed 2400 South Fremont Avenue Specific Plan will allow for the significantly lesser development of 70 residential units consisting of 30 townhomes and 40 detached single-family residences at a residential density of 8.0 units per acre, as opposed to a maximum of 244 units as allowed under the current zoning regulations.

F. That the design of the subdivision or the proposed improvements is not likely to cause substantial

environmental damage or substantially and avoidably injure fish or wildlife, or their habitat.

An Initial Study was prepared for the proposed project to evaluate the degree of potential environmental impacts the project would create. The subject site is currently developed with five existing single-family residences, a residential triplex, the vacant Alhambra Retirement Community building, and the vacant Lutheran Health Facility of Alhambra building. The Initial Study under Section 4.4 Biological Resources, determined that limited landscaping exists on the site and that the vegetation is not habitat for any species identified as a candidate, sensitive, or special status species. Section 4.4 of the Initial Study further states that on-site landscaping is currently disturbed through on- and off-site activities including landscape maintenance, traffic, and the presence of humans and domestic animals, particularly cats. Based on the lack of habitat on the property, the urbanized and developed character of the area, and activities that are incompatible with wildlife, no impacts to candidate, sensitive, or special status species or their habitat will occur.


G. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems.

The proposed project is that of a 70-unit residential community consisting of 30 multi-family

townhomes and 40 detached single-family residences located in an urbanized area. The evaluation of environmental impacts contained in the project Initial Study has determined that environmental impacts related to public health problems, including air quality, greenhouse gas emissions, water quality, and public services (Initial Study Sections 4.3, 4.7, 4.9, 4.14), are less than significant or of no impact, and the impacts related to noise and traffic (Initial Study Sections 4.12 and 4.16) are less than significant with the incorporation of mitigation measures, therefore, the proposed project is not likely to cause serious public health problems.

H. That the design of the subdivision or the type of improvements will not conflict with easements,

acquired by the public at large, for access through or use of property within the proposed subdivision.

There are no easements currently existing across the property that were acquired by the public at-

large for access through the site. SECTION 6. RESIDENTIAL PLANNED DEVELOPMENT PERMIT FINDINGS. Based on the forgoing facts and findings (Section 23.62.070 of the Alhambra Municipal Code) for Residential Planned Development Permit RP-13-11, the Planning Commission hereby determines as follows: A. That the proposed use is permitted within the subject zone. The subject site is presently zoned R-1 (Single-Family Residential) and R-3 (Multiple Family

Residential). A Zone Change is proposed requesting to adopt the proposed 2400 South Fremont Avenue Specific Plan and to change the zone classifications of the subject site from R-1 and R-3 to 2400 SP (2400 South Fremont Avenue Specific Plan). This proposed Zone Change will require approval of the City Council. The proposed 70 units consisting of 30 attached multi-family units and 40 detached single-family dwellings is a permitted scope of development under the land use concept plan of the proposed 2400 South Fremont Avenue Specific Plan.

B. The proposed use complies with the purpose and intent of the Zoning Ordinance and the city’s

General Plan. There is a proposed General Plan Amendment that would change the land use designation of the

subject property as indicated in Land Use Map of the of the Land Use Element of the General Plan from Low Density Residential and High Density Residential to Specific Plan. There is also a related Zone Change that would change the zoning classification of the subject property from R-1 (Single Family Residential) and R-3 (Multiple Family Residential) to 2400 SP (2400 South Fremont Avenue Specific Plan). The proposed General Plan Amendment and Zone Change will require approval of the City Council. Once adopted, the 2400 South Fremont Avenue Specific Plan will provide for a customized set of policies and regulations tailored to address development of the site. The 2400 South Fremont Avenue Specific Plan will provide comprehensive planning for the infill residential project, along with sufficient guidance and detail concerning the project design.


C. The subject site is physically suitable for the type of land use being proposed. The subject site is physically suitable for the proposed 70-unit residential development consisting

of 30 attached multi-family units and 40 detached single-family residences. The subject property consists of an 8.8-acre site that is presently improved with single-family residences, a residential triplex, a vacant senior retirement community, and a vacant skilled nursing facility. The size of the property is deemed suitable for the development of up to 244 residential units under the current residential densities allowed under the current R-1 and R-3 zoning of the subject property, however, only 70 units are proposed. This significantly lesser number of units ensures that the subject site will be suitable for the proposed development. Additionally, the applicant has prepared a preliminary grading plan and a preliminary utility plan that the shows that the proposed 70-unit project can be developed on the subject property.

D. The proposed use would be compatible with existing and future land uses within the zone and

general area in which the proposed use is to be located. The site is located in a neighborhood characterized by single-family residential uses (both attached

and detached) and recreation facilities (Granada Park). The site is currently designated for low and high density residential uses. The project proposes three types of residential homes including detached single-family residences and attached townhomes, complemented by passive and active recreation opportunities. The 2400 South Fremont Avenue Specific Plan’s site planning, including building size and orientation, has been prepared to blend into the fabric of the existing neighborhood by locating the attached multi-family townhomes to the west of the site along the major arterial road of Fremont Avenue, and locating the detached single-family residences adjacent to the existing single-family homes of the Midwick Tract. Additionally, the proposed 70 units is significantly less than the 244 units that are permitted on the site, therefore any potential for incompatibility with the surrounding uses is significantly reduced. The development will promote the enhancement of adjacent neighborhoods by introducing new high-quality single-family and multi-family residential homes. The project’s architectural styles and landscape concept, including plant palette, have been designed to complement the area and respect the history of the surrounding Midwick and Granada Park neighborhoods.

E. With appropriate conditioning, there will be adequate provisions for water, sanitation and public

utilities and services to ensure that the proposed use would not be detrimental to public health and safety.

The proposed project has been evaluated by the City’s Fire, Public Works, and Utilities

Departments, and the Building Division, which have each submitted conditions of approval to ensure that there will be adequate provisions for water, sanitation and public utilities and services not only for the occupants of the proposed use, but adequate provisions for all persons in the City.

F. With appropriate conditioning, there will be adequate provisions for public access to serve the

subject proposal. There will be adequate provisions for public access to serve the proposed 70-unit residential

development. The parking requirements of the 2400 South Fremont Avenue Specific Plan requires a minimum of two covered spaces per unit and 0.5 guest spaces per unit for a ratio of 2.5 parking spaces per unit. A minimum of 175 parking spaces would be required. Accordingly, the


project design provides these 175 required parking spaces plus an additional 60 spaces for a total of 235 off-street parking spaces. These 235 off-street parking spaces are provided pursuant to the Planning Commission’s request at the July 21, 2014, public hearing to increase the number of off-street parking spaces to equal the number of spaces required under the Zoning Ordinance. These 235 parking spaces consist of 140 garage spaces, two additional parking spaces in each driveway of the 10 Single-Family Hillside homes and the two single-family homes at the corner of Carlos Street and Whitney Drive (24 spaces), and 71 guest parking spaces. Sixty-five of the guest parking spaces will be located along the main circulation path known as Tracy Drive and the other six parking spaces will be located adjacent to the single-family hillside homes at the upper level of the site.

In addition to adequate parking there will also be adequate provisions for vehicular access to the

site. Except for the two single-family residences at the corner of Carlos Street and Whitney Drive, vehicular access for the project will be via one access point on Fremont Avenue. The two single-family residences at the corner will each have independent driveways off of Carlos Street. The Fremont Avenue access point will be located directly opposite of the Las Flores Street intersection with Fremont Avenue. This intersection is presently not signalized but will become signalized as required by mitigation measure MM-T-1 of the Mitigation Monitoring and Reporting Program. This access point will lead to a secured entry gate with a call box and a circular turn-around path. The call box will be setback 60 feet which would allow for the queuing of three vehicles. Beyond the gates is an internal driveway system that leads to all units and the parking spaces. There will be a second access located on Carlos Street, but that access point will be made available only for emergency vehicles.

A Traffic Impact Analysis (“TIA”) was conducted to identify any potential traffic impacts related

to the project and determine proper mitigation to reduce those impacts to less than significant levels. Mitigation measure MM-T-1 of the Mitigation Monitoring and Reporting Program requires the installation of a traffic signal at the intersection of Fremont Avenue and Las Flores Street. The traffic signal shall be installed at the expense of the project proponent and shall be installed prior to issuance of occupancy permits.

G. The RPD Permit is internally consistent and in conformance with the applicable density

designation as shown on the General Plan.

The highest residential density allowed under the Land Use Element of the General Plan is 30 units per acre. The 8.0 units per acre density of this proposed 70-unit development is consistent with the density provision of the Land Use Element of the General Plan.

H. The design of the proposed new unit(s) fulfills the purpose of the respective zone.

This application proposes to change the zoning classification of the subject property from R-1 (Single Family Residential) and R-3 (Multiple Family Residential) to 2400 SP (2400 South Fremont Avenue Specific Plan). The purpose of the 2400 South Fremont Avenue Specific Plan zone will be to provide for the orderly development of 70 homes on an 8.8-acre site. The proposed Specific Plan provides detailed text and exhibits which describe the various residential home types, amenities, and infrastructure improvements planned for the community. Implementation of the proposed 70-unit residential community will fulfill several project goals of the 2400 South Fremont Avenue Specific Plan. They are:


− Develop a collection of high-quality homes in a range of product types that appeal

to a diverse market of homebuyers.

− Establish product types, circulation design, site development standards, and design guidelines that promote the site’s potential and enhances the character of the site and adjacent land uses.

− Reposition the currently unoccupied site into an attractive residential project

compatible with the surrounding neighborhood.

− Create view opportunities for residential homes through a grading plan that responds to the site’s topography.

− Improve the pedestrian environment and image along Fremont Avenue and Carlos

Street through site design, building orientation, and landscaping. I. The design of the proposed new units fulfills the requirements set forth in Chapter 23.44 (Design

Standards) of the Zoning Ordinance.

The Specific Plan provides Design Guidelines that provide an overall vision and guide implementation as development occurs. These Design Guidelines work in addition to the Design Guidelines of the Zoning Ordinance to assure that the improvements will conform to a high standard to design, ensure compatibility with the surrounding community, and enhance the overall image of the city.

J. The area of open space, landscaping, parking and other communal facilities are consistent with the anticipated population of the development.

The area of open space, landscaping, parking and other communal facilities are deemed adequate for the anticipated population of the development. The proposed development will provide both common open space and private open space. There will be four common open spaces distributed throughout the site. The main common open space will be located towards the center of the development. It will feature a tot lot with seating areas, a picnic area with barbecues and outdoor furniture, and an open turf area for active enjoyment. The other common open spaces will include a community garden located at the northwest of the site, a trellised open space at the southwest corner of the site, and an open turf area nestled between two rows of Single-Family residences in the center of the site. A total of 31, 978 square feet of common open space will be provided which is 1, 428 square feet less than the 33,406 square feet of common open space previously considered by the Planning Commission at the public hearing of July 21, 2014, however, the proposed common open space exceeds the 12,000 square feet required under the Specific Plan and exceeds the 28,000 square feet required under the Zoning Ordinance. The project will feature a walkway at the northeast corner of the site that will provide access to Granada Park and connect to the existing baseball field and bleachers. This walkway will be gated and will be accessible only by the residents of this project. Private open spaces will be provided for each unit in the form of patios, balconies, decks, and private yards.

Landscaping is ample and integrated into the overall design scheme of the street facing facades


along and throughout the project site. Off-street parking requirements will be addressed by parking standards contained in the proposed 2400 South Fremont Avenue Specific Plan. Each of the 70 units will be provided with an attached 2-car garage. In addition to the garages, the 10 Single-Family Hillside homes and the two single-family homes at the corner of Carlos Street and Whitney Drive will have private driveways to park two additional cars. In addition, the site will be provided with 71 guest parking spaces. Although the proposed Specific Plan requires only a minimum of 35 guest spaces, a total of 71 guest spaces and 24 additional parking spaces are being provided to supply the development with the total number of parking spaces (235 spaces) as required under the Zoning Ordinance. There is a condition of approval prohibiting the issuance of any over-night parking permits to any of the project residents. This condition of approval will ensure that on-street parking spaces will remain readily available on the surrounding streets for the residents of the Midwick Tract.

SECTION 7. NOW THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Alhambra, California, as follows: Recommend that the City Council of the City of Alhambra approve General Plan Amendment GPA-13-1, Zone Change-13-1, Tentative Tract Map No. 72226, Residential Planned Development Permit RP-13-11, the Mitigation Monitoring and Reporting Program (Exhibit B), and Mitigated Negative Declaration to change the General Plan land use designation from Low Density Residential and High Density Residential to Specific Plan and to change the zoning classification of the site from R-1 (Single Family Residential) and R-3 (Multiple Family Residential) to 2400 SP (2400 South Fremont Specific Plan) and adopt the 2400 South Fremont Avenue Specific Plan for the construction of a 70-unit planned development on an approximate land area of 8.8 acres located in the Single Family Residential and Multiple Family Residential zones, subject to the Conditions of Approval identified in Exhibit A for the properties located at 2312-2400 South Fremont Avenue, 2021, 2025, 2101, 2019, 2121 & 2123 Carlos Street, and 2415 Whitney Drive in the City of Alhambra. PASSED, APPROVED AND ADOPTED THIS 5th DAY OF JANUARY, 2015.

____________________________________ JOHN LODGE, PRESIDENT PLANNING COMMISSION

ATTEST: __________________________________________ TARA SCHULTZ, SECRETARY PLANNING COMMISSION STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF ALHAMBRA )


I, Tara Schultz, Planning Commission Secretary of the City of Alhambra, do hereby certify that forgoing Resolution was duly adopted by the Planning Commission of the City of Alhambra at a regular meeting thereof, held on the 5th day of January, 2015 by the following vote of the Planning Commission: AYES: NOES: ABSENT:

______________________________________ TARA SCHULTZ, SECRETARY

PLANNING COMMISSION


Exhibit A CONDITIONS OF APPROVAL

GENERAL PLAN AMENDMENT GPA-13-1,

ZONE CHANGE Z-13-1, TENTATIVE TRACT MAP NO. TT 72226 & RESIDENTIAL PLANNED DEVELOPMENT PERMIT RP-13-11

APPLICANT: CITY VENTURES

PLANNING DIVISION PL1. This approval is for:

A. General Plan Amendment GPA-13-1 to adopt the 2400 South Fremont Specific Plan and to

change the General Plan land use designation from Low Density Residential and High Density Residential to 2400 South Fremont Specific Plan;

B. Zone Change Z-13-1 to adopt the 2400 South Fremont Specific Plan and to change the zoning classification from R-1 (Single Family Residential) and R-3 (Multiple Family Residential) to 2400 SP (2400 South Fremont Specific Plan);

C. Tentative Tract Map TT 72226 for a 30-unit condominium subdivision and a 40-unit planned unit development; and

D. Residential Planned Development Permit RP-13-11 for the development of a 70-unit residential community consisting of 30 townhome units and 40 detached single-family residences.

PL2. This approval is contingent upon final City Council approval of the General Plan Amendment,

Zone Change, Tentative Tract Map, and Residential Planned Development Permit for the 2400 South Fremont Specific Plan.

PL3. The Residential Planned Development Permit shall be valid for a maximum period of one (1)

year from the date of this approval. The City Council may grant extensions to this time period not to exceed a total of one (1) year. The Residential Planned Development Permit shall become null and void unless exercised (obtaining a building permit for the project) within one (1) year of the date of final approval, or such extension of time as may be granted by the City Council pursuant to a written request for extension submitted to the Department of Development Services a minimum of 90 days prior to such expiration date.

PL4. The Tentative Tract Map shall be valid for a period of two (2) years from the date of approval.

This time period may be extended by the City Council for up to one additional year per AMC 22.20.130. The Tentative Tract Map shall become null and void unless exercised (recording a Final Map with the Los Angeles County Clerk) within two (2) years of the date of final approval, or such extension of time as may be granted by the City Council to a written request for extension submitted to the Department of Development Services a minimum of 90 days prior to such expiration date and upon submittal of a written request for extension submitted to the Department of Development Services a minimum of 90 days prior to such expiration date.


Exhibit A CONDITIONS OF APPROVAL (Cont’d.)




PL5. The Final Map shall be prepared in accordance with the policies and procedures of the Alhambra Public Works Department. Such map shall be submitted to the Public Works Department and shall be approved for recording by the City Council and be recorded with the County Recorder.

PL6. The applicant shall submit an “Acceptance of Administrative Conditions and Conditions of

Approval” form and return it to the Development Services Department within 10 days of Planning Commission approval.

PL7. In addition to the Conditions of Approval set forth in Resolution No. 15-1, this approval is also

subject to Administrative Conditions previously provided to the applicant. PL8. One set of Covenants, Conditions and Restrictions (CC & R's) shall be prepared by the

Developer for the project, submitted to the Planning Division for the approval by the Director of Development Services or his/her designee prior to Final Map approval and then be recorded by the Developer. The CC & R's shall include the provisions specified in Sections 23.20.090 and 23.20.100 of the Alhambra Municipal Code and shall also include a provision that any provision of the CC & R's that relates to a project condition of approval shall not be modified without written approval of the Director of Development Services or his/her designee.

PL9. Landscaping and irrigation plans for the entire site shall be submitted for City approval at the

time of plan check. These plans shall comply with the provisions of AMC Chapter 23.48 (Landscaping Standards). The plans shall also include detailed information on the design, planting, furniture, playground equipment, and other features of all the common open spaces, including tot lot, open turf areas, picnic area, community garden, and passive common open spaces.

PL10. All guest parking spaces shall be clearly marked and designated as such. Guest parking spaces

shall be controlled by the homeowners association. This stipulation shall be contained in the CC & R's for this project.

PL11. All guest parking spaces shall be striped with a white or yellow single four-inch wide continuous

stripe, so as to clearly show the layout of the intended parking stalls. The stall shall be measured from center to center of stripe.

PL12. Wheel stops or continuous concrete curbing at least six-inches in height shall be provided for all

parking spaces when necessary to prevent encroachment of vehicles over property lines or damage to walls or fences. This requirement does not apply to parking spaces established in a required two-car garage.






PL13. Parking areas used exclusively for parking and vehicle maneuvering shall be designed and

improved with grades not to exceed a 5% slope. PL14. There shall be no annual street parking permit for over-night public street parking (on Fremont

Avenue, Carlos Street, Whitney Drive, etc.) issued by the City of Alhambra to any of the residents of this development. This condition shall be incorporated in the CC & R’s for this project.

PL15. Driveways used exclusively for ingress and egress or interior parking lot circulation shall be

designed and improved with grades to no exceed 15% slope. PL16. No garage spaces shall be converted to living quarters or otherwise used for habitable purposes.

This condition shall be incorporated in the CC & R’s for this project. PL17. Storage of any kind (i.e. bbq’s, bicycles, etc.) shall not be permitted on patios and courtyard

areas visible from or directly facing Fremont Avenue or Carlos Street. This condition shall be incorporated in the CC & R’s for this project.

PL18. There shall be no exterior clotheslines nor any exterior drying of laundry or other items. This

condition shall be incorporated in the CC & R’s for this project. PL19. The applicant shall obtain an easement from the City of Alhambra for the development of a

permanent pedestrian access pathway for purposes of providing pedestrian access between the project site and Granada Park. The pedestrian access pathway shall be located adjacent to the Single-Family Hillside Homes of the project site and the baseball bleachers of Granada Park.

PL20. The pedestrian access pathway for the purpose of providing pedestrian access between the

project site and Granada Park shall be secured with a gate to be locked at all time. The gate and pedestrian access pathway shall accessible only to residents of the project site and emergency personnel (i.e. Police and Fire). A Knox-Box shall be installed at the gate.

PL21. The Homeowners’ Association shall be responsible for the maintenance and care of the

easement area and all improvements in the easement area, including but not limited to the stairway, handrails, gates, and fencing.

PL22. The existing Metro bus stop located at the northeast corner of Fremont Avenue and Carlos

Street must be maintained as part of the final project.






PL23. During construction, the bus stop must be maintained or relocated consistent with the needs of

Metro Bus Operations. Metro Bus Operations Control Special Events Coordinator should be contacted at 213-922-4632 regarding construction activities that may Impact Metro bus lines. (For closures that last more than six months, Metro’s Stops and Zones Department will also need to be notified at 213-922-5190). Other municipal bus lines may also be impacted and should be included in construction outreach efforts.

PL24. Final design of the bus stop and surrounding sidewalk area must be Americans with

Disabilities Act (ADA) compliant and allow passengers with disabilities a clear path of travel to the bus stop from the proposed development.

PL25. The existing bus pad located at the bus stop on Fremont Avenue must be maintained as part of

the project. PL26. Project mailboxes shall be centrally located near the front of the project, but shall not encroach

into the required street yard setback nor be more than four steps above the sidewalk grade. The types and exact location of the mailboxes are subject to approval of the Superintendent of the Postal Service, Alhambra Main Office, 10 West Bay State and the Director of Development Services.

PL27. In order to prevent vandalism or theft on this property prior to or during construction, the

construction area shall be fenced and screened during the demolition and during all construction phases. All vacant buildings shall be either boarded or demolished.

PL28. One hundred cubic feet of lockable storage area shall be provided for each townhome unit per

AMC Section 23.44.040 (B)(7). PL29. Under no circumstances shall any public right-of-way be obstructed during demolition or

construction by materials, debris, vehicles, equipment or other related objects without obtaining an encroachment permit from the Public Works Department.

PL30. All utilities on the project site shall be underground per AMC Section 23.44.030 (C)(1). PL31. All units shall be prewired to accommodate the future installation of cable television, per AMC

Section 23.44.030 (C). PL32. On-site lighting shall be installed along all vehicular access ways and major walkways and

within the garages per AMC 23.44.040 (A)(13) and AMC 23.52.070 (H).






PL33. All electric meters shall be contained within a flush mounted cabinet and screened from public

view. The meter cabinets shall match the building materials and color per AMC 23.44.030 (C)(2).

PL34. Gas meters which are located in the front of a building shall be screened from public view with a

minimum 30-inch high masonry wall. Such wall shall be treated to match the color and finish of the adjacent building.

PL35. All buildings shall display the street address number in a prominent location on the street side.

In the multi-family townhomes, each unit shall prominently display the unit number or designation. All address numbers shall be easily visible to vehicular and/or pedestrian traffic. The street address and unit numbers shall be no less than four inches in height and shall be of a color contrasting to the background to which they are attached.

PL36. Address numbers shall be uniformly located throughout the development. An address location

map shall be provided at the Fremont Avenue entrance gate. PL37. Any retaining walls shall be treated in a similar manner as the project building(s), using

compatible materials, colors and finishes per AMC 23.44.040 (B)(2). PL38. Building permits shall not be issued until the General Plan Amendment and Zoning Text

Amendment are approved by the City Council and become effective. PL39. The applicant and its successors in interest shall indemnify, protect, defend (with legal counsel

reasonably acceptable to the City), and hold harmless, the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees, and agents from and against any and all liabilities, claims, actions, causes of action, proceedings, suits, damages, judgments, liens, levies, and disbursements (collectively "Claims") arising out of or in any way relating to this project, any discretionary approvals granted by the City related to the development of the project, or the environmental review conducted under California Environmental Quality Act, Public Resources Code Section 21000 et seq., for the project. If the City Attorney is required to enforce any conditions of approval, the applicant shall pay for all costs of enforcement, including attorney's fees.

PL40. Utilities shall not be released until all of the conditions of approval are met and all of the

improvements are installed per the final approved plans.






BUILDING DIVISION

B1. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance of the building permit.

B2. School Developmental Fees shall be paid to the Alhambra School District prior to the issuance of the building permit.

B3. An application to assign addresses and unit numbers shall be filed with Building Division prior to plan check submittal along with a site plan no larger than 11”x17”.

B4. Fees shall be paid to the City of Alhambra Utility Department for sewer connection, water service and backflow prevention prior to the issuance of the building permits.

B5. A demolition permit is required for existing buildings which are to be demolished.

B6. In accordance with paragraph 5538(b) of the California Business and Professions Code, plans are to be prepared and stamped by a licensed architect.

B7. Structural calculations prepared under the direction of an architect, civil engineer or structural engineer shall be provided.

B8. The Building Permits will not be issued until the property has been surveyed and the boundaries marked by a land surveyor licensed by the State of California.

B9. Foundation inspection will not be made until setback on the side of each proposed building along the property line has been surveyed and the location of the footings has been determined to be in accordance with the approved plans by a land surveyor licensed by the State of California. THIS NOTE IS TO BE PLACED ON THE FOUNDATION PLAN IN A PROMINENT LOCATION.

B10. First floor sheathing inspection will not be made until the elevation of the floor has been determined to be in accordance with the approved plans by a land surveyor licensed by the State of California. THIS NOTE IS TO BE PLACE ON THE FIRST FLOOR FRAMING PLAN IN A PROMINENT LOCATION.

B11. No form work or other construction materials will be permitted to encroach in to adjacent property without written approval of the affected property owner.

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B12. A geotechnical and soils investigation report is required, the duties of the soils engineer of

record, as indicated on the first sheet of the approved plans, shall include the following: a) Observation of cleared areas and benches prepared to receive fill; b) Observation of the removal of all unsuitable soils and other materials; c) The approval of soils to be used as fill material; d) Inspection of compaction and placement of fill; e) The testing of compacted fills; and f) The inspection of review of drainage devices.

B13. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing shall not be performed by another soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the Public Works Department, a new Preliminary Soils and/or Geotechnical Investigation.

B14. A grading and drainage plan shall be approved prior to issuance of the building permit. The grading and drainage plan shall indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water.

B15. Grading and/or drainage plans shall be drawn at a scale of not less than 1"=10'.

B16. All applicable requirements in the Standard Urban Stormwater Mitigation Plan (SUSMP) as one of the model programs under the National Pollutant Discharge Elimination System (NPDES) Permits to develop and implement programs for stormwater management within the County of Los Angeles shall be complied with.

B17. Project shall comply with the CalGreen Residential mandatory requirements.

B18. Electrical, Plumbing and Mechanical plan check is required.

B19. Energy calculations are required.

B20. Approved backflow prevention device shall be installed within the property line if fire sprinklers are required by the City of Alhambra Fire Department.






B21. Separate plan review and permit is required for each detached retaining wall.

B22. Townhouses considered as a separate, Group R-3 building shall comply with requirements set forth in Section R302.2.

B23. Group U Occupancies used for storage of private motor vehicles exceeding 1,000 square feet are permitted to 3,000 square feet when the conditions per Section 406.1.2 are met.

B24. Cornices, eave overhangs, exterior balconies and similar projections extending beyond the exterior wall shall conform to the requirements of Section 705.2 and 1406.

B25. Dwelling units in a building consisting of three or more dwelling units or four or more condominium units shall meet the requirements of the California Building Code Chapter 11A.

B26. Separate utilities shall be provided to each property within a planned urban development (PUD). Separate utility connection shall include, but not be limited to, separate sewer connection to the sewer main located in the right-of-way, separate water service, separate electric service, separate gas service, separate cable service, and separate telephone service. All underground work shall be located in a trench located within the utility easement between the right-of-way and the individual dwelling unit property.

B27. City records indicate the proposed site is a combination of lots under common ownership. A parcel merger by document shall be obtained or a parcel/tract map shall be processed prior to issuance of the building permit.

B28. Six sets of plans building plans and one set of structural calculations, energy calculations, soils report, geology report and/or acoustical report, as required in these conditions, shall be submitted at the time building plan check is applied for. Applications for plan check will not be processed unless all required materials are submitted with the applications.

FIRE DEPARTMENT SINGLE-FAMILY RESIDENTIAL UNITS FD1. NFPA 13D/13R/13: Fire Sprinkler System including Alhambra Municipal Code Amendments.






FD2. New fire flow test. FD3. Fire flow: 1000 gpm @ 20 psi for 2 hours. FD4. 1 fire hydrant within 250 feet from the property line. FD5. Hard-wired-interconnected smoke alarms with battery back-up. FD6. Fire lanes and Fire Department access per Chapter 5 and Appendix D of the 2013 California Fire

Code are required (including paved areas). FD7. Fire flow and hydrant requirements are for each building and may be shared as long as they meet

the distance requirements. FD8. 20 minute doors to all attached garages. FD9. Knox key switches or padlocks required on all access gates. FD10. Refer to 2013 California Fire Code Chapter 33 for all demolition on existing buildings. FD11. Additional Fire Department Requirements may be set after reviewing a complete set of

architectural plans. MULTI-FAMILY RESIDENTIAL BUILDINGS A, B, C FD12. NFPA 13D/13R/13: Fire Sprinkler System including Alhambra Municipal Code Amendments. FD13. NFPA 72: Fire alarm system. FD14. NFPA 10: Portable fire extinguishers. FD15. New fire flow test. FD16. Fire flow: 2750 gpm @ 20 psi for 2 hours. FD17. 3 fire hydrants within 225 from the property line. FD18. Hard-wired-interconnected smoke alarms with battery back-up.






FD19. Fire lanes and Fire Department access per Chapter 5 and Appendix D of the 2013 California Fire Code are required (including paved areas).

FD20. Fire flow and hydrant requirements are for each building and may be shared as long as they meet

the distance requirements. FD21. 20 minute doors to all attached garages. FD22. Knox key switches or padlocks required on all access gates. FD23. Refer to 2013 California Fire Code Chapter 33 for all demolition on existing buildings. FD24. Additional Fire Department Requirements may be set after reviewing a complete set of

architectural plans. PUBLIC WORKS DEPARTMENT PW1. Prior to issuance of grading, building or other permits as appropriate, the applicant shall pay all

necessary fees to the City. PW2. If a new sewer line/connection is installed, a fee will be required in addition to the fees paid to

the County of Los Angeles Sanitation District, and shall be paid prior to building permit issuance. Contact the Utilities Department for further information.

PW3. A separate public works permit and payment of fee is required for all work in the public

right-of-way. PW4. In addition to the list below, this project will also be required to implement necessary and

required improvements that are specified in the approved Traffic Impact Study. PW5. It is anticipated that separate plans for improvements within the public right-of-way will be

required.






FREMONT AVENUE

PW6. Grind and overlay 2” conventional asphalt street full-width from Carlos St to Montezuma Ave, reinstall thermo-plastic extrusion striping and reinstall street markings/delineation as directed by the Public Works Inspector.

PW7. Install new curb and gutter along the full frontage of the property, per Alhambra Standard Plan

SR-01 as directed by the Public Works Inspector. PW8. Install a new driveway apron per Alhambra Standard Plan SR-10 driveway apron, as directed by

the Public Works Inspector. PW9. Close four (4) existing driveways. PW10. Install new sidewalk along the frontage of the property, in accordance with Alhambra Standard

Plan SR-07 as directed by the Public Works Inspector. PW11. Install new ADA ramps with truncated domes on curb ramp at eight (8) locations on Fremont

(NE, SE, NW & SW corners of Fremont at Las Flores and NE, SE, NW & SW corners of Fremont at Carlos) as directed by the Public Works Inspector.

PW12. Reconstruct with concrete the existing north alley abutting the subject lot in accordance with

City Standard SR-14, and as directed by the Public Works Inspector. PW13. Install a new alley approach per Alhambra Standard Plan SR-10 driveway apron, as directed by

the Public Works Inspector. PW14. Remove and replace existing signage/poles with DG3 reflective signage/unistruts along Fremont

from Carlos St to Montezuma Ave as directed by the Public Works Inspector. PW15. Replace bus pad east side of Fremont at Carlos. PW16. Convert series streetlight circuit S-131 to 240V multiple, salvage 18 Luminairs to the City. PW17. New/upgraded signal controller equipment shall be 170 ATC/HCII in type 332 cabinet including

ethernet communications, salvage existing equipment to the City (intersection of Fremont and Carlos).






PW18. Underground utilities.

PW19. Remove all construction Graffiti. CARLOS STREET PW20. Grind and overlay 2” conventional asphalt street full-width from Whitney Dr to Fremont Ave,

reinstall thermo-plastic extrusion striping and reinstall street markings/delineation as directed by the Public Works Inspector.

PW21. Install new curb and gutter along the full frontage of the property, per Alhambra Standard Plan

SR-01 as directed by the Public Works Inspector.

PW22. Install new sidewalk along the frontage of the property, in accordance with Alhambra Standard Plan SR-07 as directed by the Public Works Inspector.

PW23. Close six (6) existing driveway aprons. PW24. Install new ADA ramps with truncated domes on curb ramp at four (4) locations (NE, SE, NW

& SW corners of Carlos at Whitney) as directed by the Public Works Inspector. PW25. Remove and replace existing signage/poles with DG3 reflective signage/unistruts along Fremont

from Carlos St to Montezuma Ave as directed by the Public Works Inspector.

PW26. Remove and replace existing cross gutter, per Alhambra Standard Plan SR-01 as directed by the Public Works Inspector.

PW27. Install a new alley approach per Alhambra Standard Plan SR-10 driveway apron, as directed by

the Public Works Inspector. PW28. Protect three (3) existing street trees. PW29. Convert streetlight on south side of Carlos west of Whitney to 240V multiple, tie into MM-238,

salvage Luminair to the City. PW30. Underground utilities. PW31. Remove all construction Graffiti.






WHITNEY DRIVE PW32. Install new curb and gutter along the full frontage of the property, per Alhambra Standard Plan

SR-01 as directed by the Public Works Inspector. PW33. Install new sidewalk along the frontage of the property, in accordance with Alhambra Standard

Plan SR-07 as directed by the Public Works Inspector. PW34. Grind and overlay 2” conventional asphalt street full-width along property frontage, reinstall

thermo-plastic extrusion striping and reinstall street markings/delineation as directed by the Public Works Inspector.

PW35. Underground utilities. PW36. Remove all construction Graffiti. PW37. A permit shall be obtained from the City of Alhambra Public Works Department prior to start of

any work in the public right-of-way; including, but not limited to, public improvements and utility installations. All work shall be done in accordance with established City standards or as directed by the Director of Public Works and/or the City Engineer.

UTILITIES DIVISION U1. As a permittee under the Los Angeles County NPDES Municipal Stormwater Permit, effective

December 28, 2012, the City of Alhambra is required to implement Low Impact Development (LID) strategies for new development and redevelopment projects subject to this order. The purpose is to lessen the water quality impacts of development and minimize the adverse impacts from storm water runoff. This can be achieved by minimizing the percentage of impervious surfaces on land developments my minimizing soil compaction during construction, designing projects to minimize the impervious area footprint, and employing LID design principles to mimic predevelopment hydrology through infiltration, evapotranspiration and rainfall harvest and use.

U2. The City Council has adopted a LID ordinance for the City of Alhambra which replaces SUSMP,

Alhambra Municipal Code Chapter 16.36. U3. The applicant is required to apply LID strategies to this project in accordance with the Municipal

Code requirements (AMC 16.36). The County of Los Angeles has a LID standards manual available, which outline design standards for Best Management Practices (BMPs).


Exhibit A






U4. The owner/developer shall provide one set of complete project plans to Utilities Department for further review. The plans shall include all lot area, building space, landscape and proposed retail use for the project. All water, irrigation, fire (including fire flow requirements) and sewer shall be noted on review set. Plans shall be submitted to Utilities Department at the same time Building Plans are submitted.

U5. The owner/developer shall implement Structural and Source Best Management Practices to

minimize pollutant discharges to the storm water system during construction. U6. The owner/developer shall be required to purchase sixty-eight 1-inch domestic water meters &

parts.

U7. The owner/developer shall be required to purchase and have the City install three 1-inch domestic water services (from water main to the meter).

U8. The owner/developer shall be responsible for all required water system access/sewer connection/

and backflow fees. U9. The owner/developer shall install six new public hydrants. U10. The owner/developer shall be responsible for upgrading all 4-inch sewer laterals being used to 6-

inch and cap all others. The sewer lateral is the entire sewer pipeline that runs from the owner/developers building/house to the City’s sewer main in the public right-of way/street.

U11. The owner/developer is required to contact the City of Alhambra’s Public Works inspector at

(626) 570-5067 to schedule an appointment for inspection of the 6-inch lateral connection to the City’s sewer main, before back-filling and paving.

U12. Landscaping for the project shall be designed to comply with the City’s Water Efficient Landscape

Ordinance 02M9-4452 and with the Guidelines for Implementation of the Water Efficient Landscape Ordinance.

U13. The ‘Preliminary Utility’ plan is not approved, and will not work as designed. The existing 6"

water main on Fremont Ave will have to be upgraded to 12", from Carlos St to San Clemente Ave to support the proposed project. It would also be necessary to tie in existing water services to the new water main on Fremont Ave. As designed, the proposed new on-site water main(s) are tapped into and fed from two different pressure zones. There are alternatives to this. There is also a possible alternative to feeding water from Fremont Ave, and instead tapping into a newer 8" water

36






main in the cul-de-sac of Date Ave at San Clemente Ave, at the N/W area of the project. Other requirements may be necessary to meet fire flow requirements.

U14. The developer shall submit plans showing the new water and sewer line locations to the City of

Alhambra Utilities Department for approval. These plans shall be designed and drawn by a City approved engineering firm and the developer will pay that firm for their services. Contact the City of Alhambra Utilities Department Utility Inspector for the names and contacts of ‘approved’ engineering firms that are familiar with the City’s system. The developer may choose anyone they wish to use from the list to perform the design work required. Once the design work is complete, and the plans have been approved by the City of Alhambra Utilities Department General Manager, the City will provide the developer with names and contact info for ‘approved’ contractors to actually perform the work. The developer may choose anyone they wish to use from the list to perform the actual work required, and the developer will pay that firm for their services. All design and construction costs are to be paid for by the owner/developer.

U15. Water meters, meter unions, valves, meter boxes, and meter vaults will be provided to the

contractor performing the work of new on-site water main and water services. It will be necessary for the City crew to tap two new water services for the two proposed homes on the corner of Carlos St & Whitney Dr per plan. It will also be necessary for the City crew to tap one new water service for 2308 S. Fremont Ave that is currently located on proposed project property. The Developer’s contractor would then be required to reconnect 2308 S. Fremont Ave to the new water service/meter.

U16. Upgrade of three existing hydrants is required, and installation of three additional new hydrants is

required for proposed project. U17. No landscape irrigation service/meters are indicated on current plan. So, landscape meters and

back-flow device quantity, sizes, locations, and costs are yet to be determined. U18. An area sewer study is required. U19. The owner/developer shall incorporate and comply with all regulations, policies and standards

regarding water, sewer and storm water. U20. All Utilities Department fees shall be paid prior to issuance of Building Permits.






U21. LIST OF CONDITIONS

• 1” Water Meters & Parts (68) • 1” Water Service (Domestic) (3) • Water Service (Landscape Irrigation) (??) • Water System Access Fees (71) • Water Meter Vaults (7) • Single Meter Boxes (33) • Public Hydrants (6) • Sewer Connection Fee (1) • Backflow Fees (??) • 6” Sewer Lateral

U22. FEES (Estimated) Fees are subject to change and actual fees to be paid will be based upon the adopted fee

schedule in effect at the time that building permits are paid and issued. Description

Quantity

Unit Price

Extended Price

1” Water Meters & Parts / Domestic 68 $406.00 $27,608.00

1” Water Services / Domestic 3 $2,657.00 $7,971.00

Water Services (Landscape Irrigation) ??

Water System Access Fees 71 $2,282.00 $162,022.00

Water Meter Vaults 7 $803.00 $5,621.00

Single Meter Boxes 33 $71.00 $2,343.00

Public Hydrants 6 $5,500.00 $33,000.00

Sewer Connection Fee 1 $32,067.00

Excavation/Encroachment Fee 1 $8,292.00

Back Flow Fees ??

Plan Check & Inspection Fees $7,840.00

Total $286,764.00


Exhibit B


Exhibit B


Exhibit B


Exhibit B






































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Documents

CITY OF ALHAMBRA - SGVOG · 05/01/2015 · CITY OF ALHAMBRA . JANUARY 5, 2015 . TO: Honorable President and Members . of the Alhambra City Planning Commission . FROM Tara Schultz,