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Home My WebLink AboutItem 1b: Appeal of Planning Commission Denial of New Home at 1101 San Carlos Road 4�FNO R� *° 0` A Rn.�b IYO! 4'4014 00" STAFF REPORT Development Services Department DATE: June 19, 2012 TO: Honorable Mayor and City Council FROM: \kc2Jason Kruckeberg, Assistant City Manager/Development Services Director By: Jim Kasama, Community Development Administrator[. Prepared By: Thomas Li, Associate Planner SUBJECT: APPEAL OF THE PLANNING COMMISSION'S DENIAL OF AN APPEAL OF THE SANTA ANITA OAKS HOMEOWNERS' ASSOCIATION ARCHITECTURAL REVIEW BOARD'S DENIAL OF A NEW HOME AT 1101 SAN CARLOS ROAD. Recommendation: Approve the appeal to overturn the Planning Commission decision, and conditionally approve the proposed design. SUMMARY This is an appeal by the designer, Mr. Robert Tong, of the Planning Commission's denial of his appeal of the Santa Anita Oaks Homeowners' Association's (HOA) Architectural Review Board (ARB) denial of the design of a proposed 7,833 square-foot, two-story, single-family residence with a 956 square-foot, attached, three-car garage at 1101 San Carlos Road. The proposal also requires a Zoning Modification to allow a 29'-7" street-side yard setback, in lieu of the 50'-0" special setback from Foothill Boulevard, and an Oak Tree Encroachment Permit for new landscaping and perimeter fences/walls to encroach upon two (2) oak trees. It is recommended that the City Council approve this appeal and approve the design of the proposed new home, with the conditions of approval listed in this staff report. BACKGROUND The subject property is a 26,400 square foot lot. An aerial photo and photos of the subject property are attached. The subject property currently contains a 2,592 square- foot, one-story residence with an attached, two-car garage, a detached, two-car carport, and a swimming pool. On March 1, 2012, Mr. Robert Tong submitted architectural design concept plans to the Architectural Review Board (ARB) for a 7,833 square-foot, two-story, single-family residence at 1101 San Carlos Road. On March 23, 2012, ARB Members Mr. Vince Vargas and Mr. Loren Brodhead met with Mr. Tong and provided comments on the HOA 12-01, MA 12-22, and THE 12-15 1101 San Carlos Road June 19, 2012—Page 2 of 5 proposed design. Mr. Tong made revisions to enhance the building modulation, and resubmitted plans to the ARB on March 28, 2012. The ARB held a public hearing on April 19, 2012, to review the resubmitted proposal. The ARB denied the proposed design of the new residence. The ARB Findings and Action Report, the proposed plans, a colored front elevation, photos of the site and area, the ARB's materials (three- dimensional, computer-modeling illustrations; and square-footage comparison) letters of opposition and support, and the Minutes of the ARB's public hearing, are attached. The design was denied based on findings that the overall proposal does not meet the design requirements as stated in the attached City Council Resolution No. 6770 in regards to mass, scale, compatibility, and streetscape. Mr. Tong filed the attached appeal to the Planning Commission on April 25, 2012. The Planning Commission, at its regular meeting on May 22, 2012, considered the appeal at a public hearing and denied the appeal by a vote of 3 to 1 with one Commissioner absent. The Commissioners who voted to deny the appeal stated that the proposal is not compatible with the existing neighborhood; that the proposal, if constructed, would change the character of the neighborhood; and that a single-story design should be explored. The Commissioner who voted to approve the design, pointed out that the adjacent neighbor to the north, and three neighbors across San Carlos Road signed a statement in favor of the proposal. Also, that except for the Special Setback Modification, the proposed design complies with Code. The Planning Commission staff report, and an excerpt of the Minutes of the May 22, 2012, Planning Commission meeting are attached. Also attached are photo-simulations by the designer and a form signed by four neighbors stating their support for the proposed design. DISCUSSION The appellant is requesting that the City Council overturn the Planning Commission decision and approve the design of the proposed, two-story residence for the property at 1101 San Carlos Road. The proposed new residence will have 7,833 square feet of living area, 1,028 square-feet of porches, a 339 square-foot, outdoor BBQ area, and a 956 square-foot, three-car, attached garage. As stated in the attached appeal letter to the City Council, the appellant believes that the proposed two-story residence is designed in accordance with both the City's Single-Family Residential Design Guidelines (attached) and City Council Resolution No. 6770 (attached) that establishes the HOA's design review regulations, procedures, and criteria. The appellant describes the proposed architectural style as Spanish Colonial Revival featuring a low-pitch roof with "Corona Del Mar Blend" concrete roof tiles, a smooth- stucco finish in "Heritage Beige", small porches and balconies, wood shutters, wood- frame windows and doors, and decorative, wrought-iron railings. Most of the existing mature trees will be preserved, including the proposed relocation of a 28" diameter Olive tree to the front yard area. The proposed new landscaping includes three (3) 48"- box Olive trees that will be planted in the front and street side yard areas, five (5) 36"- box Queen Palm and Forest Pansy Redbud trees, and seven (7) 24"-box Firewheel and Mediterranean Fan Palm trees. HOA 12-01, MA 12-22, and THE 12-15 1101 San Carlos Road June 19, 2012—Page 3 of 5 Following their review, the ARB of the Santa Anita Oaks Homeowners' Association (HOA) stated that the design of the proposed, two-story house is excessive in mass and is not harmonious with the other homes in the neighborhood. The ARB presented its analysis at their public hearing on April 19, 2012. Their materials (attached) include a square-footage comparison of the houses on San Carlos Road, and three-dimensional, computer-modeling to illustrate the mass of the proposed residence compared to the two adjacent homes. The materials show that the homes along San Carlos Road have an average size of 2,933 square feet, and the three-dimensional, computer-modeling shows that the proposed house will be substantially larger than the existing homes on the adjacent properties. The ARB found the proposed design to be inconsistent with the standards set forth in City Council Resolution No. 6770. The ARB received the attached, six pieces of correspondence regarding the proposal. There were five objections to the project, and one statement in favor. Those that object to the proposal express concerns about the mass and bulk of the proposed new residence. The supporting statement says that the proposal is appropriate given the size of the lot, because his home is also located in the Santa Anita Oaks area, and has approximately the same square footage, on approximately the same size lot. At the Planning Commission hearing on May 22, 2012, Mr. Tong presented to the Commissioners the attached two (2) photo-simulations, and the attached form signed by four (4) neighbors in support of the proposal. Mr. Tong said that the three-dimensional, lithw computer-modeling that the ARB had prepared by a consultant, is not an accurate depiction of the proposal. It is readily apparent that the proposed new residence will be substantially larger than the existing homes on the adjacent properties. But, it is not as large as what is allowed by the zoning regulations, and could end up being smaller than what might be built next door. And, in looking beyond the adjacent properties, there are several homes nearby that are larger. Staff finds that the proposed design is architecturally consistent with the City's design guidelines. Although the proposed new residence is much larger than the adjacent homes, it incorporates appropriate modulation, such as refined porches and balconies. And, to protect the privacy of the neighbors, the north side of the second floor has only four (4) windows with small openings of up to 2' by 3W in size. Also, the proposed rear yard (west) setback is approximately 66'. The zoning requires only a 35' setback. A new house on this lot could be 31' closer to the westerly neighbor. Zoning Modification Concurrent with the appeal, the applicant is requesting a Modification for a 29'-7" street side yard setback in lieu of the 50'-0" special setback from Foothill Blvd. The intent of the special setback is to allow for potential street widening, and to provide a consistent setback from the street. Engineering Services has reviewed the proposed design, and 1100 determined that the requested special setback encroachment is acceptable, because HOA 12-01, MA 12-22, and THE 12-15 1101 San Carlos Road June 19, 2012—Page 4 of 5 there are no plans envisioned to widen Foothill Boulevard. Furthermore, the requested setback is greater than that of the existing house, and of the setback of the residence across San Carlos Road to the east. However, due to the setbacks of the neighboring properties to the west that front on Foothill Boulevard, the street side yard setback should be consistent with the minimum front yard setback requirement of 35'-0". Oak Tree Encroachment Permit There are no oak trees on the subject property; however, there are two (2) mature oak trees that overhang the property. These trees will be encroached upon by the proposed perimeter fences/walls and landscaping. A Certified Arborist, Mr. Michael Crane, evaluated the proposal, and its potential impacts on the oak trees, and concluded that no significant roots should be encountered and no pruning of the live crowns is necessary. The arborist's report is attached. Tree #1 is an 18" diameter Engelmann oak tree located in the parkway area near the southeast corner of the property, and Tree #2 is a 32" diameter Engelmann oak tree located on the adjacent property to the north. Mr. Crane provided the following recommendations to minimize any potential impacts on the trees, and it is recommended that they be incorporated as Conditions of Approval for the Project: • Prior to demolition the contractor and consulting arborist shall meet on site to make sure the protective fences are properly placed and installed, and to review the tree protection plan. • Maintain the protective fences throughout the completion of the project. No staging of materials, or equipment, or washing-out is to occur within the fenced protected zones. • All demolition, excavation, or grading within the driplines of the protected oak trees shall be done with hand tools and monitored by a consulting, certified arborist. • Vegetation removal and ground preparation near Tree #1 shall be done with hand tools and no rototilling or significant soil cultivation is to occur. • Supplemental irrigation will be required during construction. Monthly monitoring visits by a consulting, certified arborist shall include soil moisture evaluation. • The best management practices referenced in the arborist's report shall be utilized to protect the subject oak trees. ENVIRONMENTAL ANALYSIS This project, a new, single-family residence in a residential zone, is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15303(a) of the CEQA Guidelines. HOA 12-01, MA 12-22, and TRE 12-15 1101 San Carlos Road June 19, 2012 — Page 5 of 5 FISCAL IMPACT The proposed project will have no significant fiscal impact on the City. RECOMMENDATION It is recommended that the City Council approve the appeal to overturn the Planning Commission decision, and approve the proposed design, Modification No. MA 12-22, and Oak Tree Encroachment Permit No. TRE 12-15, subject to the following conditions of approval: 1. The proposed design shall be revised to provide a minimum 35'-0" setback from the southerly street side property line and the revised design shall be subject to approval by Planning Services. 2. The applicant shall comply with all of the recommendations listed in the May 5, 2012, report from Certified Arborist, Mr. Michael Crane. 3. A certified arborist shall provide a written follow-up report to Planning Services to verify fulfillment of the conditions of approval prior to issuance of a Certificate of Occupancy. Approved: New Dominic Lazzaretto City Manager Attachments: Aerial Photo Photos of the Subject Property Proposed Plans ARB Findings and Action Report Colored Front Elevation Photos of Site and Area Presented at the ARB meeting Three-Dimensional Computer-Modeling Prepared by the ARB Square-Footage Comparisons Prepared by the ARB Letters of Opposition and Support Presented to the ARB Minutes of the ARB Public Hearing Appeal Letter to Planning Commission Photo Simulations by Designer Signatures of Support City Council Resolution No. 6770 Single-Family Residential Design Guidelines Arborist Report Dated May 2012 Planning Commission Staff Report Dated May 22, 2012 Minutes of the May 22, 2012 Planning Commission Meeting 'ow Appeal Letter to City Council 6 ii - o ,, - `R �,Afia s 'S ,.« - t R_O 1- 13 — :,,, 1,...;:.L.1:-,.. .14. ai,_ 0,-- ., , AP :11NA: r „",_......,IL' . -411''. n;,.1•,;i:r.L'y , 'ilifh:,,...viiis. , :,...,,---:•::1t,,.„7,,,* . R-0 ' R—O ; Subject t;v .. property f ■ !p , ' ,,r. ' ,1:01' . ''' , ,*...r7,-.:',._ ,,............._ ,, Oilt 1 ' , ' , W Foothi111(31ud art' � �; � �"�� `��, :f ,'°`��" �R. , .� 4TT , ).` 1 It w If 'Y1 fie ,' kg R a t a t* • , � ` lF° tj' Carlos Road 1101 San "c `. �HOA 12-01 vow o�y at V 4 n 'tea ,r. 't ,It .. a 'w ` k # K N. , :f■ '+i4 a •.j a . s� 4t, r J : 4 4'1..''. . ' �y 4 ?' e t1�tTR • �Lt ... `. f . „{ 1 4 , . sri" : � " k a gas kf 7 l tx p r F v"'Kam$ � �tr r t ? i .ak t� ,I h k•!, r` :k+ b! r� t s ' tr f " , v 4• .. k` j " .. k S %a cwt,>, # yt 4,! ` S„zy v i' CORNER OF SAN CARLOS LL BLVD a► t r T RD AND FOOTHI s ty J i P) 1 ;an, •f t { t +!M ”' / --------_ 1 41 ,d*4„4hs44 of, 1, ,. , #Y 3}s }k '7.--,------------ e' s xk• f rs f ara ��' 4 1 i .w, _� 2, . F 4 T� � 7µrs,,; � " -'.-_ .. ,i , � ' xh;'rLs x �S _ti STREET VIEW FROM FOOTHILL BLVD TO SUBJECT PROPERTY -e. 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FINDINGS (only check those that apply, provide a written explanation for each check). 1. The proposed construction materials ARE , ARE NOT, compatible with the existing materials, because N/A 2. The proposed materials WILL, WILL NOT, have a significant adverse impact on the overall appearance of the property, because N/A V 3. The proposed projec a IS NOT significantly visible from the adjoining public rights N.. of way, because IS — ORNER LOT V-4. The proposed projec 0 S NOT, significantly visible from the adjoining properties, because HEIGH A ND SCALE DIFFERENCES 5. The elements of the structure's design ARE, ARE NOT, consistent with the existing building's design, because N/A V 6. The proposed project IS IS NOT in proportion to other improvements on the subject site or to improvemen s on other properties in the neighborhood, because_ Imo— DUE TO MASS, SCALE AND COMPATIBILITY ISSUES 7. The location of the proposed projec( , WILL NOT, be detrimental to the use and enjoyment and value of adjacen • •perty and neighborhood, because 11_ — COMPATIBLITY ISSUES 8. The proposed project's setbacks DO, DO NOT, provide for adequate separation between improvements on the same or adjoining properties, because N/A tr9. OTHER FINDINGS: OVERALL THE PROPOSAL DOES NOT MEET DESIGN REVIEW REQUIREMENTS AS STATED IN RESOLUTION 6770 IN REGARDS TO MASS, SCALE, COMPATIBILITY, AND STREETSCAPE ISSUES D. ACTION: APPROVAL: APPROVAL subject to the following condition(s):_ DENIAL: PROPOSAL IS DENIED E. DATE OF ARCHITECTURAL REVIEW BOARD'S (COMMITTEE'S)ACTION: 04/19/12 F. BOARD (COMMITTEE)MEMBER(S)RENDERING THE ABOVE DECISION: LOREN BRODHEAD , GARY DORN, JESSICA LOUIE, RAY RIORDAN,VINCE VARGAS G. REPRESENTING : THE SANTA ANITA OAKS HOMEOWNERS ASSOCIATION. H. APPEALS Appeals from the Board's (Committee's) decision shall be made to the Planning Commission. Anyone desiring to make such an appeal should contact the Planning Offices for the requirements, fees and procedures. Said appeal must be made in writing and delivered to the Planning Offices, 240 W. Huntington Dr., Arcadia, CA 91007, within seven (7) working days of the Board's (Committee's) decision. I. EXPIRATION OF APPROVAL If for a period of one (1)year from the date of approval, any project for which plans have been approved by the Board(Committee), has been unused,abandoned or discontinued, said approval. shall become null and void and of no effect. L.A s4d4t 4- 2�p1z .-. ,,,..t". -"•,._ ,------- . — -. ' i. - . ...,;:k ' --.•--, _-_-- --;. ,....,.. . 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" SANTA ANITA OAKS STREET ADDRESS MASS COMPARISON House Number Street Name Structure I Mass 1100 San Carlos Rd 3,215 1101 San Carlos Rd 2,592 1111 San Carlos Rd 2,497 1112 San Carlos Rd 2,723 1120 San Carlos Rd 3,111 1121 San Carlos Rd 2,630 1131 San Carlos Rd 2,565 1201 San Carlos Rd 3,197 1215 San Carlos Rd 2,039 1223 San Carlos Rd 4,415 1231 San Carlos Rd 3,223 1111 San Carlos Rd 3,926 1304 San Carlos Rd 2,431 1309 San Carlos Rd 3,055 1310 San Carlos Rd 3,124 1315 San Carlos Rd 2,653 1318 San Carlos Rd 3,101 1321 San Carlos Rd 2,289 1326 San Carlos Rd 1,847 1329 San Carlos Rd 5,351 1334 San Carlos Rd 2,600 1335 San Carlos Rd 2,596 1344 San Carlos Rd 3,264 1400 San Carlos Rd 2,842 1409 San Carlos Rd 2,845 1410 San Carlos Rd 2,759 1419 San Carlos Rd 5,465 1420 San Carlos Rd 3,009 1427 San Carlos Rd 2,720 1428 San Carlos Rd 2,068 1433 San Carlos Rd 2,593 1434 San Carlos Rd 2,629 1440 San Carlos Rd 2,035 1441 San Carlos Rd 2,916 1445 San Carlos Rd 2,883 1446 San Carlos Rd 2,379 Average: 2,933 r - - THIS PAGE INTENTIONALLY BLANK - - COPY OF EMAIL RECEIVED BY ARB CHAIRMAN REGARDING PUBLIC HEARING — 1101 SAN CARLOS DATED 4/17/12 Dear Loren, We have reviewed the renderings for the proposed house on San Carlos and Foothill and would like to comment to you. The proposed home is clearly not consistent in mass and scale to the established homes in The Santa Anita Oaks. There are many large homes built in The Oaks the last ten years that are consistent in mass and scale to the existing homes. We hope the Architectural Review Board and numerous Arcadia residents can present our concerns in opposition to the mansionization of our lovely city. Thank you, Suzanne M. Barnes 44 year resident of 557 Gloria Road 626.355.3882 From: Shirley Chi To: lbrodhead @earthlink.net Date: 4/18/2012 10:08:52 PM Subject: Proposed house on 1101 San Carlos Dear Loren, I am a homeowner in the Oaks at 1215 Oaklawn Rd. I will not be able to attend the public meeting regarding the large house that is proposed at 1101 San Carlos,but I wanted to email you to voice my concern. My husband and I, and many of our neighbors, disapprove of the excessively large house that is being proposed. We feel that the plans should be returned to the architect and that a home with a footprint no larger than about 3500 sq ft should be built in that size lot. I would be surprised if ANYONE in the Oaks area would be in favor of such a hulking house right at the entrance to our community. Thank you for your attention on this matter. Best regards Shirley Chi,M.D. Center for Advanced Dermatology, Inc. 301 W. Huntington Dr., Suite 215 Arcadia,CA 91007 Phone: (626)446-4663 www.centerforadvanceddermatology.com file://C:\Documents and Settings\HP_Administrator\Local Settings\Temp\ELPD3.tmp 4/19/2012 From: Rich Harmel To: lbrodhead@earthlink.net Date: 4/18/2012 7:33:24 PM Subject: Proposed Additions at 1101 San Carlos Road, Arcadia Mr. Brodhead, We live up the street from the location where the proposed 7,833 square foot home would be located at the corner of Foothill Blvd and San Carlos Road. The sheer size of such a structure, combined also with what I understand to be an additional 2,133 square feet of other additions, is out of character for our neighborhood relative to other properties in terms of style, size and, frankly, sheer bulk. Additionally, allowing such a sizable structure to be built in the Oaks would potentially encourage other speculative projects of this type and size in our neighborhood, resulting negatively in our neighborhood's character and charm and overall appeal. Please consider our position on this matter during tomorrow's meeting at City Hall as this proposal is deliberated. Thank You, Rich and Dianne Harmel. 1407 Oaklawn Place Arcadia, CA 91006 ihie 626-355-0198 file://C:\Documents and Settings\HP_Administrator\Local Settings\Temp\0210D160-8BE1... 4/19/2012 SANYAO !NE <NAONAL INC. DEN 1 IAL P TILANNING 255 E.Santa Clara St.a 200 Tel(626)446 048 Arcadia,CA 91006,U.S.A Fax(626)446-7090 Email.sanyao888 @aol.corn April 26, 2012 City of Arcadia Planning Department ` 240 W Huntington Drive Arcadia, CA 91066-6021 RE: 1101 San Carlos Road, Arcadia, CA Dear Mr. Jim Kasama, I am writing this letter to appeal the San Anita Oaks Association's decision for denial of architectural design review of 1101 San Carlos Road, Arcadia, CA. The denial is based on ARB's findings-(see Attached Architectural Review Board Findings and Actions).File No: 1 I01 SC. I do not agree with the ARB's decision in the findings. This proposed house is designed based on both the Arcadia design guidelines for single family residence and Resolution No. 6770 which was approved and adopted by the City. In fact, this proposed residence is significantly smaller in size than the maximum allowed per City code requirement. Sincerely, , di Robert Tong, App I. President/ SANYOA International, Inc. F APR ra 5 2012 lit •• geeeyt No. 1035-6 Planning Seivic&& City of Arcadia 'r.,,. M, Ifi l t. • • +'i k o.. ri t c-,:s. y i L ' S t 41.-..,... . tN�y ♦ k t ! pr ::=.,.,: ,` �t w N • tS, s r 1 A it ,.r:f,, . '1'..7';'';''', ....' v, ,,,,v,I;V-: .....,c,-7.'i:‘,.'" ,,,,,.f:y.,',„:" 3.'.;"''. . lo.- Y , yT •.y'{di rat . GV .1 , 9 a 2 a. 1v ST . 'e $.',*.' ?..114';'.-;'... f•' ' ..\,uq i ,,c J I I , r x 4 rP .k +- 7 4 1. - k ! � (E l n# t .df iiil x it 4{ 4 i yt k. 4 lj r f.� it 5 Z A it Hir 9 • • 1 a `I C C a ., i 1,4 0 w � . ...t t p J - ed ` - _ _ _ .' "y a Q 0 Si e G °J cl a cd ` t `i U N , cd co o . il cs1 .` U - a 0 v •� fig. oaa 0 0 y Tie C14 . 0 a0t Z • r�- o � a) ^.; •� � a4) a rCt� 'p. k $ c' ba t •1 k a ..� cl, 1)1) i ' ... '' sl. z‘z.., c.. ..,ib.--,1 v Ilk, inin I-(.0 w F '' ,`, \\1 ` ' 0 ;'4 • - - THIS PAGE INTENTIONALLY BLANK - - RESOLUTION NO. 6770 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, DETERMINING AND AMENDING REGULATIONS APPLICABLE TO REAL PROPERTY IN THE SINGLE-FAMILY HOMEOWNERS' ASSOCIATION ARCHITECTURAL DESIGN ZONE AREAS. THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: SECTION 1. The City Council hereby repeals Resolution Nos. 5286, 5287, 5288, 5289, and 5290 and Ordinance No. 1832, and adopts this Resolution pursuant to Ordinance No. 2285. SECTION 2. In accordance with the Arcadia General Plan directive to protect and preserve the character and quality of its neighborhoods by requiring harmonious design, and to implement Arcadia's Single-Family Residential Design Guidelines applicable to the real property within the five Single-Family Homeowners' Associations that are zoned "D" as Architectural Design area, Architectural Review Boards are established for each Association and are hereinafter referred to as the "ARBs". The five Homeowners' Associations and their Architectural Design Zones are: Arcadia Highlands Home Owners Association — "Highlands" Rancho Santa Anita Property Owners Association — "Upper Rancho" Santa Anita Oaks Homeowners Association —"Oaks" Rancho Santa Anita Residents' Association —"Lower Rancho" Santa Anita Village Community Association of Arcadia —"Village" The boundaries for each Association are depicted in Exhibit "A." The ARB for each area is governed by the corresponding Homeowners' Association Board for that area. kkobe 1 SECTION 3. In order to promote and maintain the quality single-family residential environment of the City of Arcadia, and to protect the property values and architectural character of such residential environments In those portions of the City in which the residents have formed a homeowners association, and to accomplish the purposes set forth in Section 7 there are hereby established the following regulations and procedures in which said associations may exercise plan review authority. SECTION 4. It is determined that each building or structure and its landscaping and hardscape on properties within each area should exhibit a consistent and cohesive architectural style, and be harmonious and compatible with other neighborhood structures in architectural style, scale, visual massing, height, width and length, and setbacks in relationship to site contours and architectural elements such as texture, color and building materials. To promote harmony and compatibility is not to promote sameness, uniformity, a specific architectural style, or a certain time period. It is acknowledged that architecture (and neighborhoods in general) evolve and change over time and this will be considered through the review process. The following standards and conditions are hereby imposed upon all properties within said areas pursuant to the zoning regulations of the Arcadia Municipal Code, and all those in ownership or control of property within said areas are subject to this Resolution. A. SITE PLANNING — 1. Natural amenities such as views, and other features unique to the site should be preserved and incorporated into development proposals. 2 2. The location, configuration, and design of new buildings and structures, or klivw the alteration or enlargement of existing structures, should be visually harmonious with their sites and compatible with the character and quality of the surroundings. 3. The height and bulk of proposed dwellings and structures on the site should be in scale and in proportion with the height and bulk of dwellings and structures on surrounding sites. Alternatively, projects should incorporate design measures to adequately mitigate scale differences. 4. The design of a new house should provide effective and varied open space around the residence. B. STREETSCAPE — The developed subject property, when viewed from the street, should blend and be harmonious with the other structures and landscaping on the street. This includes and is not limited to setbacks, structural mass and scale, flkor height, roof forms, fagades, entries, building materials and everything that can be seen from the street. Each neighborhood or street has an established streetscape that defines its character. Streetscape characteristics should be considered by new projects. C. FLOOR AREA — The space contained within the boundaries of the property, including any open porch, open entry, balcony, covered patio, trellis, or garage, whether or not it is an integral part of the dwelling, shall NOT be considered in computing the square footage contained in any such building as measured from the outer faces of the exterior walls in computing the required minimum floor area of a dwelling. Village — 1,200 square feet of ground floor area if 1 story in height, or 1,300 square feet of floor area if 2 stories in height, at least 900 square feet of which must be on the ground floor. 3 Lower Rancho — 1,400 square feet of ground floor area if 1 story and not less than 1,000 square feet on ground floor if 1'/z or 2 stories Upper Rancho — 2,500 square feet of ground floor area. Attached covered porch, balcony or garage shall be counted at .5. Highlands — 1,600 square feet if 1 story and not less than 1,200 square feet on ground floor if 11/2 or 2 stories. Oaks—2,000 square feet of ground floor area, except 1,800 square feet in Tracts 14656, 13544 & 10617, in which no one-family dwelling shall be erected or permitted which contains less than 1,800 square feet of ground floor area. D. FRONT YARD SETBACKS — If a dwelling with a larger front yard than the minimum required by the underlying zone designation exists on a lot on either side of the subject property, the ARB shall have the authority to require a front yard setback for the subject property equal to at least an average of the two adjacent front yards. Village— Underlying Zoning Lower Rancho— Underlying Zoning Upper Rancho— Minimum 50 feet Highlands— Underlying Zoning Oaks— Minimum sixty-five (65) feet from the front property line, except that Tract 13544 shall be not less than sixty (60) feet, Tracts 13345 & 11013 shall not be less than fifty-five (55)feet, and Tract 14656 shall not be less than fifty (50)feet. E. SIDE YARD SETBACKS Village— 10% of lot frontage, and not less than 5 feet Lower Rancho— 10% of the lot frontage,`and not less than 10 feet 4 Upper Rancho—Minimum 15 feet Highlands — 10% of lot frontage, and not less than 6 feet Oaks— 10% of lot frontage, and not less than 10 feet F. REAR YARD SETBACKS Village — Minimum 25 feet Lower Rancho — Underlying Zoning Upper Rancho- Minimum 40 feet Highlands— Underlying Zoning Oaks— Minimum 35 feet G. CORNER LOT SETBACKS (STREET SIDE) Village— Underlying Zoning Lower Rancho — Underlying Zoning Upper Rancho — Underlying Zoning Highlands — Minimum 15 feet from side street for Tracts 10725, 13367, 14626, 15285 & 16920. Oaks — On a corner lot, any detached garage shall be located a minimum of twenty (20)feet, at any point, from the side street property line. H. FRONT OF DWELLING — For all HOAs, any dwelling on the lot should face the front lot line. Exceptions for good cause may be granted through the review process. I. GARAGES — No carports allowed. Village & Lower Rancho — Garages shall not dominate the front elevation, and should be set back from the front façade or located in the back yard. 5 Upper Rancho — No garage door shall be allowed to face the public right-of-way within the front 150 feet of the property. No garage door shall be closer to the street than the dwelling (Lots 1 through 20 of Tract No. 13184 shall be excepted). Corner lots shall be evaluated on a case-by-case basis. Highlands — Underlying Zoning Oaks — A detached garage shall not be located less than 150 feet from the front property line, except for Tract 11013 which shall be 140 feet and Tracts 13345, 14656 & 13544 which shall be 125 feet, and In no case shall the garage be closer to the front property line than the main dwelling. Front facing garages are strongly discouraged. J. EXTERIOR BUILDING MATERIALS — Materials used on the exterior of any structure, including without limitation, roofing, and walls or fences greater than 2 feet above the lowest adjacent grade, shall be compatible with the materials of other structures on the same lot and with the other structures in the neighborhood. K. EXTERIOR BUILDING APPEARANCE — The appearance of any structure, including roofs, walls or fences shall be compatible with existing structures, roofing, walls or fences in the neighborhood, inclusive of landscape and hardscape. L. AFFECT ON ADJACENT PROPERTIES AND NEIGHBORHOOD — The impacts on adjacent properties shall be addressed, including impacts on privacy and views. First story and second story elements should be designed and articulated to reasonably address these issues, and windows and balconies shall be located to reasonably protect privacy and views of surrounding homes and yards. M. TREES — City Planning staff must approve the removal of any Oak Tree or construction of any improvements under the drip line of Oak Trees. 6 N. ANIMALS — Wild animals, sheep, hogs, goats, bees, cows, horses, mules, poultry, or rabbits shall not be permitted or kept. SECTION 5. No structure, roof, wall or fence greater than 2 feet above the lowest adjacent grade, shall be erected, placed or replaced unless approved by the ARB. Plans for the erection, placement, or replacement of any structure, roof, wall or fence, showing the precise location on the lot of the structure, wall or fence, shall be submitted to the ARB. No structure, roof, wall or fence shall be erected, placed or replaced except in exact conformance with the plans approved by the ARB; however, any fence or wall between adjacent properties not within the front building setback or street side setback area is subject only to review by the City. Specific requirements of the ARB for proper consideration of an application are listed on the Short Review or Regular Review Applications. The provisions of this requirement shall not apply if the project consists only of work inside a building that does not substantially change the external appearance of the building. A. ARCHITECTURAL REVIEW BOARD — The ARB shall be empowered to transact business and exercise powers herein conferred, only if the following requirements exist: 1. A formally organized property owner's organization exists in the applicable area described in Section 1. Ikiew 7 2. The organization has by-laws adopted that authorize the establishment of the ARB. 3. Said by-laws provide that only property owners can be appointed to and serve on the ARB. 4. Owners have been appointed to the ARB in accordance with the by-laws. 5. A copy of the by-laws and any amendments thereto has been flied with the City Clerk. 6. The ARB shall designate a custodian of records who shall maintain said records and make them available for public review upon reasonable request. 7. Permanent written records of the meetings, findings, actions, and decisions of the ARB shall be maintained by the ARB, in accordance with the City's records retention policies. 8. The ARB's decision on a Regular Review Process shall be accompanied by specific findings, based upon a reference to supporting facts, setting forth the actions and decisions. 9. Only ARB members present at the meeting can participate in making the decision. 10. Any decision by the ARB shall be made by a majority of the entire membership of the ARB, and the ARB members who considered the application shall render the decision. 11. A copy of the ARB's findings and decision shall be mailed to the applicant within 7 working days of the ARB's decision. 8 12. All meetings of the ARB shall be open to the public in accordance with the Ralph M. Brown Act (California Open Meeting Law). All aspects of the Brown Act shall be adhered to by members of the ARB. This includes, but is not limited to proper posting of meeting agendas, noticing requirements, no discussion of matters outside of public meetings, etc. B. POWERS OF THE ARB — Pursuant to Section 3 and Sections 4A through 4N, and through the specified review process, the ARB shall have the power to: 1. Determine the compatibility with the neighborhood of the mass, scale, design and appearance of the proposed project. 2. Determine and approve appropriate setbacks. 3. Determine whether materials and appearance are compatible with the neighborhood. 4. Determine the impact of the proposed project on adjacent properties. 5. Subject to compliance or consistency with the City's Municipal Code, any of the conditions set forth in Sections 4A through 4N may be made less restrictive by the ARB if the ARB determines that such action will foster the appropriate development of a lot and will not adversely affect the use and enjoyment of the adjacent lots and the neighborhood and would not be inconsistent with the provisions and intent of this Resolution. 6. The ARB shall have the power to establish requirements concerning project applications and procedures for review for the purpose of exercising its duties, subject to review and approval of the City. Copies of such requirements shall be kept on file with the Planning Department. *rr 9 C. NOTIFICATION STANDARDS FOR REVIEW PROCESS — For the purpose of conducting design review, required notification shall be deemed to include at least the two parcels on each side of the parcel subject to plan approval (subject parcel), the five parcels facing the subject parcel, and the three parcels to the rear of the subject parcel. Unusually situated parcels, those where a second-story addition or modification is involved, or where the slope of the terrain might impact additional neighbors, may require additional parcels to be part of the required parcels to be notified, and this is to be determined by the ARB Chair or designee. The required notification shall not include properties outside of the HOA area or commercially-zoned properties. An example of the required area of notification is set forth below, although the required notification may vary case-by-case: •---Street Parcel 4----Street Required Notification Area Parcels included in "Required Notification Area"as related to Subject Parcel D. SHORT REVIEW PROCESS PROCEDURE 10 1. The Short Review Process may be used by the ARB for any single-story tailor remodel or addition where (a) the design is compatible with the design of existing structures on the subject property and neighborhood; and (b) the design is in harmony with the streetscape of the neighborhood. The ARB Chair or designee shall have the authority to approve the following specific Short Review Process items: • Single-story remodels and additions • Detached accessory structures —new, additions to, and/or remodels • Fences and/or walls in and/or facing (i.e., visible from) front and street side yards • Hardscape, landscaping and structural elements in front and street side yards, including without limitation, swimming pools, spas, fountains and other water features • Fences, lights, and other features related to tennis courts, sports courts or other significant paved features • Mechanical equipment • Roofing 2. The ARB is not required to hold a noticed, scheduled meeting for the consideration of a Short Review Process application. 3. If the ARB Chair or designee determines that the proposed project is not a cohesive design, not in harmony with the neighborhood, or might have an adverse impact on the neighborhood, he/she may require that the application be processed under the Regular Review Process procedure. 11 4. The ARB Chair or designee shall render a decision on a Short Review Process Item within 10 working days from the date a complete application is filed with the ARB Chair or designee; failure to take action in said time shall be deemed an approval of the plans, at the end of the 10 working-day period. E. REGULAR REVIEW PROCESS PROCEDURE The Regular Review Process shall be used by the ARB for review of (1) any new home construction, (2) any new or expansion of a second story, (3) any significant change in architectural style of an existing building, and (4) all projects that are not eligible to be processed by the above Short Form Review procedure as determined by the ARB Chair or designee. 1. The ARB is required to hold a noticed, scheduled meeting for the consideration of a Regular Review Process application. 2. The applicant shall provide to the ARB all documents required by the application. 3. Notice of the ARB's meeting shall be deposited in the mail by the ARB Chair or designee, postage prepaid by the applicant, to the applicant and to all property owners within the required. notification area of the subject property, not less than 10 calendar days before the date of such meeting. 4. Any decision by the ARB shall be made by a majority of the entire membership of the ARB, and the ARB members who considered the application shall render such decision. 5. The ARB shall render its decision on a Regular Review Process application within 30 working days from the date a complete application is filed with the ARB; failure 12 to take action in said time shall be deemed an approval of the plans, at the end of the 30 working-day period. F. EXPIRATION OF ARB'S APPROVAL — If for a period of 1 year from the date of approval, any project for which plans have been approved by the ARB, has not begun construction (as evidenced by clearing and grading and/or the installation of a new foundation and/or by installation of new materials on a structure that is being remodeled) or has been unused, abandoned or discontinued, said approval shall become null and void and of no effect. Such project may be resubmitted to the ARB for renewed approval; however, the ARB shall review the project as if it had not been previously approved in accordance with the current standards in effect. G. LIMIT ON ARB'S POWER—The ARB shall not have the power to modify any regulations in the Municipal Code. The ARB may, however, make a recommendation regarding modifying such regulations to the City staff, department, commission or board that will be considering any such modification request. SECTION 6. Appeals from the ARB shall be made to the Planning Commission. Said appeal shall be made in writing and delivered to Planning Services within 7 calendar days of the ARB's decision and shall be accompanied by an appeal fee in accordance with the applicable fee schedule adopted by resolution of the City Council. Planning Commission decisions on ARB cases may be appealed to the City Council. Upon receipt in proper form of a completed appeal from the ARB's decision, such appeal shall be processed by Planning Services in accordance with the same 13 procedures applicable to appeals from the Modification Committee, except noticing shall be consistent with ARB noticing. A. STANDARDS FOR ARB DECISIONS AND APPEALS — The ARB and any body hearing an appeal from the ARB's decision shall be guided by the following principles: 1. Control of architectural appearance and use of materials shall not be so exercised that individual initiative is stifled in creating the appearance of external features of any particular structure, building, fence, wall or roof, except to the extent necessary to establish contemporary accepted standards of harmony and compatibility acceptable to the ARB or the body hearing an appeal in order to avoid that which is excessive, garish, and substantially unrelated to the neighborhood. 2. Good architectural character is based upon the principles of harmony and proportion in the elements of the structure as well as the relationship of such principles to adjacent structures and other structures in the neighborhood. 3. A poorly designed external appearance of a structure, wall, fence, or roof, can be detrimental to the use and enjoyment and value of adjacent property and neighborhood. 4. A good relationship between adjacent front yards increases the value of properties and makes the use of both properties more enjoyable. SECTION 7. The City Council finds and determines that the public health, safety and general welfare of the community require the adoption of this Resolution. It is determined that the various land use controls, and property regulations as set forth herein are substantially related to maintenance of Arcadia's environment, for the 14 purpose of assuring that the appearance of structures will be compatible and harmonious with the use and enjoyment of surrounding properties. Design controls and aesthetic considerations will help maintain the beauty of the community, protect property values, and help assure protection from deterioration, blight, and unattractiveness, all of which can have a negative impact on the environment of the community, affecting property values, and the quality of life which is characteristic of Arcadia. It is further determined that the purpose and function of this Resolution is consistent with the history of the City and continued efforts through various means to maintain the City's land use, environmental, and economic goals and to assure perpetuation of both the psychological benefits and economic interests concomitant to an attractive, well maintained community with emphasis on residential living. All findings and statements of purpose in related resolutions which pre-existed this Resolution or prior covenants, conditions, and restrictions constitute part of the rationale for this Resolution and are incorporated by reference. SECTION 8. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Resolution is for any reason held to be invalid by the final decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Resolution. The Council hereby declares that it would have adopted this Resolution and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof irrespective of the fact that any one or more section, subsection, subdivision, sentence, clause, phrase, or portion thereof be declared invalid. %kw- 15 SECTION 9. The City Clerk shall certify to the adoption of this Resolution. Passed, approved and adopted this 3rd day of January, 2012. agiV:yor"f the City of Arcadia ATTEST: City Clerk APPROVED AS TO FORM: Stephen P. Deitsch City Attorney ted 16 Exhibit "A" ‘kow. Map and Descriptions Homeowners' Association Areas 1) Arcadia Highlands Homeowners' Association—"Highlands" 2) Rancho Santa Anita Property Owners' Association—"Upper Rancho" 3) Santa Anita Oaks Homeowners'Association—"Oaks" 4) Rancho Santa Anita Residents' Association—"Lower Rancho" 5) Santa Anita Village Community Association —"Village" \111 lele ft 1.9 I NNT ! thy tal..# 1 ir 1 • Oros AV. UMW" ickEillillil lit 1 hole_ virile Illitikziorik mr.......... . I ream IL ems• /*1111 ..n. IC Illtgril I j=dr,rb,A3Viallti--,,,-41:I_ =.1 t malialtA II Mr 11101111.6 a 141.1161 daN.... h ilital=0111111k'N REV . triftar-1471.-1 10.. 4 .,....... .......1. is\=-Aro_44.14.. --am —8-11 _i_.... _____............ ____________. ........, ___•.- II= T leg •9 17 Highlands The area north of the commercial properties fronting on Foothill Boulevard, south of the northerly City limit, east of Santa Anita Avenue, west of the Los Angeles County Flood Control District property, extending to the east end of Sycamore Avenue. Excluding those properties located in Tract 15073 (1500 to 1538 & 1503 to 1537 Highland Oaks Drive) and 1501 Highland Oaks Drive and 307A, 307B, 307C & 307D East Foothill Boulevard. Upper Rancho The property bounded on the south by the centerline of Foothill Boulevard; on the west by the east line of Michillinda Avenue; on the east by the centerline of Baldwin Avenue; and on the north by the City limits. Oaks Beginning at a point at the intersection of the centerline of Baldwin Avenue and the centerline of Orange Grove Avenue; thence easterly along the centerline of Orange Grove Avenue to its intersection with the centerline of Oak Meadow Road; thence southerly along the centerline of Oak Meadow Road to its intersection with the centerline of Hacienda Drive; thence westerly along the centerline of Hacienda Drive to its intersection with the centerline of San Carlos Road; thence southerly along the centerline of San Carlos Road to its intersection with the centerline of Foothill Boulevard; thence westerly along the centerline of Foothill Boulevard to its intersection with the centerline of Baldwin Avenue; thence northerly along the centerline of Baldwin Avenue to the point of beginning. Beginning at a point at the intersection of the centerline of Oak Meadow Road and the centerline of Orange Grove Avenue; thence easterly along the centerline of Orange Grove Avenue to its intersection with the centerline of Santa Anita Avenue; thence southerly along the centerline of Santa Anita Avenue to its intersection with the easterly prolongation of the southerly property line of Lot No. 76 of Tract No. 11074; thence westerly along said easterly prolongation and said southerly property line to its intersection with the westerly property line of Lot No. 76 of Tract No. 11074; thence southerly along the prolongation of said westerly property line to its intersection with the centerline of Foothill Boulevard; thence westerly along the centerline of Foothill Boulevard to its intersection with the centerline of San Carlos Road; thence northerly along the centerline of San Carlos Road to its intersection with the centerline of Hacienda Drive; thence easterly along the centerline of Hacienda Drive to its intersection with the centerline of Oak Meadow Road; thence northerly along the centerline of Oak Meadow Road to the point of beginning. 4 18 Beginning at a point at the intersection of the centerline of Santa Anita Avenue and the easterly prolongation of the southerly property line of Lot No. 76 of Tract No. 11074; thence westerly along said easterly prolongation and said southerly property line to its intersection with the westerly property line of Lot No. 76 of Tract No. 11074; thence southerly along the prolongation of said westerly property line a distance of 65 feet; thence easterly along a line parallel to the southerly property line of Lot 76 of Tract No. 11074 to its intersection with the centerline of Santa Anita Avenue; thence northerly along the centerline of Santa Anita Avenue a distance of 65 feet to the point of beginning. Lower Rancho Area #1 Beginning at a point on easterly line of Michillinda Avenue, said point being the southwesterly corner of Lot 36, Tract No. 15928; thence easterly along the southerly boundary of said Tract No. 15928 and Tract No. 14428 to a point which is the northwesterly corner of Lot 12, Tract No. 15960; thence southerly along the westerly line of said Lot 12 and its prolongation thereof to its intersection with the centerline of De Anza Place; thence southerly and easterly along said centerline to its intersection with the centerline of Altura Road; thence southerly along said centerline to its intersection with the centerline of Hugo Reid Drive; thence easterly along said centerline to its intersection with the centerline of Golden West Avenue; thence northwesterly along said centerline to its intersection with the centerline of Tallac Drive; thence easterly along said centerline to its intersection with the easterly line of Tract No. 13312; thence northerly and easterly along the easterly and southerly boundary of said tract to tikw the southeasterly corner of Lot No. 1 to its intersection with the easterly line of Golden West Avenue; thence northerly along said easterly line to its intersection with the southerly line of Vaquero Road; thence easterly along said southerly line to its intersection with the easterly terminus line of said Vaquero Road; thence northerly along said easterly line to its intersection with the southerly line of Lot 17 of Tract No. 11215; thence easterly along said southerly line to its intersection with the easterly line of aforementioned Tract No. 11215; thence northerly along said easterly line and its prolongation thereof to its intersection with the centerline of Colorado Street; thence westerly along said centerline to its intersection with the centerline of Altura Road; thence southerly along said centerline to its intersection with the easterly prolongation of the northerly line of Tract No. 17430; thence westerly along said northerly line to its intersection with the easterly line of Michillinda Avenue; thence southerly along said easterly line to the point of beginning, said point being the southwesterly corner of Lot 36 of Tract No. 15928. Area #2 Beginning at the northwesterly corner of Lot No. 62 of Tract No. 12786; thence southerly along the westerly line of said Lot and its prolongation thereof to its intersection with the centerline of Hugo Reid Drive; thence easterly along said center line to its intersection with the southerly prolongation of the easterly line of Tract No. 14460; thence northerly along said easterly line to its intersection with the northerly line of said tract; thence westerly along said northerly line to its intersection with the westerly line of said Tract No. 14460; thence southwesterly along said westerly line, and its southwesterly prolongation thereof, to its intersection with the northeasterly corner of 19 Lot No. 61 of Tract No. 12786; thence westerly along the northerly line of said tract to the point of beginning, said point being the northwesterly corner of Lot 62 of Tract No. 12786. Area #3 All properties with that area bounded on the west by Baldwin Avenue, on the north and east by Colorado Street and on the south by the southerly tract boundaries of Tract Nos. 14940 and 15318. Santa Anita Village Beginning at a point on easterly line of Michillinda Avenue, said point being the southwesterly corner of Lot 36, Tract No. 15928; thence easterly along the southerly boundary of said Tract No. 15928 and Tract No. 14428 to a point which is the northwesterly corner of Lot 12, Tract No. 15960; thence southerly along the westerly line of said Lot 12 and its prolongation thereof to its intersection with the centerline of De Anza Place; thence southerly and easterly along said centerline to its intersection with the centerline of Altura Road; thence southerly along said centerline to its intersection with the centerline of Hugo Reid Drive; thence easterly along said centerline to its intersection with the centerline of Golden West Avenue; thence northwesterly along said centerline to its intersection with the centerline of Tallac Drive; thence easterly along said centerline to its intersection with the easterly line of Tract No. 13312; thence southerly along the easterly and northerly lines of Lots 11 through 19 of said tract to be northeast corner of said Lot 19; thence easterly along the easterly prolongation of said Lot 19 to its intersection with the northwesterly corner of lot 74, Tract No. 12786; thence easterly along the northerly line of said tract to the northwesterly corner of Lot 62 of said Tract No. 12786; thence southerly along the westerly line of said lot and its prolongation thereof to its intersection with the centerline of Hugo Reid Drive, thence easterly along said centerline to its intersection with the northeasterly prolongation of the easterly line of Tract 12786; thence southerly along said easterly line and also the easterly line of Tract No. 12104 to the southeast corner of Lot 129 of said Tract 12104; thence westerly along the southerly lines of Tract No. 12104, Tract 11688, and Tract No. 11932 and its westerly prolongation to its intersection with the centerline of Cortez Road; thence northerly along said centerline to its intersection with the centerline of distance a 150' more or less to a point; thence northerly to a point on the northerly line of Portola Drive, said point being 140' westerly from the northwesterly corner of Portola Drive and Cortez Road, thence northerly to the southwest corner of Lot 28, Tract 11932; thence northerly along the westerly line of said tract and its prolongation thereof to its intersection with the centerline of Balboa Drive; thence westerly along said centerline to its intersection with the centerline of Sunset Boulevard; thence northwesterly along said centerline to its intersection with the southerly prolongation of the easterly line of Michillinda Avenue; thence northerly along said easterly line to the point of beginning, said point being the southwesterly corner of Lot 36, Tract No. 15928. 20 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) SS: CITY OF ARCADIA ) I, JAMES H. BARROWS, City Clerk of the City of Arcadia, hereby certifies that the foregoing Resolution No. 6770 was passed and adopted by the City Council of the City of Arcadia, signed by the Mayor and attested to by the City Clerk at a regular meeting of said Council held on the 3rd day of January, 2012 and that said Resolution was adopted by the following vote, to wit: AYES: Council Members Amundson, Segal and Kovacic NOES: Council Members Chandler and Harbicht ABSENT: None ity Clerk of the City of Arcadia 21 taid - - THIS PAGE INTENTIONALLY BLANK - - .,• ' . k x ize. dry ' eV, ' :"1. 1 4'.' t ' '',;')..... 1" '''' *I ' V� ,.� — * r.„Y ib' .14 1 " r a y$.. M 1 Yom• cm; �' + A t Y ' _ -:a24F K ^ ti � y 6"1 ` +� • Z 4 � • % ' 0.1°� r (1 ,i c i i } a4 A — { a ay ' "1"04' ., O1 � s • } 7 ,-.* 0 , . ,. OP ii ",*::.....,' , , i e r ,=,r. L0010,6%, i 1. ‘ t.':' —Air "..4 4tit r ■ k •,y `„„y- - ,, --- -,. 444*4..,, *1":'4 . 44 • '. '. -,11, i ' ,, 4',I1, , ;11:,,,,14.,., Ap ti . 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E a) a> > •° E a> N— • °- `� E ca o N H -0 = 0 O .0 0 •c • a• ) >, rn= ki r E Q m ca o o F- c a ii o▪ O Q J a5 N c O d E C t +r �, .0 t •m 0 O v> _ 4- Q a> in `a O 0 0 F- eC� Es c d 'C 0 C a> O C a) -:> N d 00 '0 — 'r 0 U O O F TS 0 •1- a •7 C *I ca on .c : , C 0 5 0 C Q G. a) 0. as a c° v) n N 0 N CO o 0 N y 0 v) o u) Protected Tree Report: Tree Survey, Encroachment, Protection and Mitigation 1101 San Carlos Road Arcadia 91006 Prepared For: Robert Tong Sanyao International, Inc. 255 E. Santa Clara Street, #200 Arcadia, CA 91006 Tel: (626) 446-8048 Fax: (626) 446-7090 Email: Sanyao888 @aol.com Prepared By: Michael Crane Arbor Care, Inc. P.O. Box 51122 Pasadena, CA 91115 Tel: (626) 737-4007 Fax: (626) 737-4007 Email: info @arborcareinc.net May 2012 Table of Contents Summary of Data 1 Background and Purpose of Report 1 Project Location,Description and Tree Ordinance 2 Observations&Analysis 4 Individual Protected Trees- encroachments and impacts 4 Protected Tree Evaluation Matrix 5 Findings 6 Further Recommendations . . 6 Appendix A-Photos 7 Appendix B—Construction Impact Guideline 9 Author's Certifications 15 Certification of Performance 16 Topographic Site Plan Pocket at back MOO Protected Tree Report: Survey,Encroachment and Protection Plan 1101 San Carlos Rd.Arcadia 91006 Michael Crane,RCA#440.May 2012 SUMMARY OF DATA Total number of live Protected Trees on property including street trees located in the adjacent public right-of-way area 1 Total number of off-site Protected Trees with canopies (driplines) encroaching onto the property 1 Total number of dead or nearly dead Protected Trees on site 0 Total number of live Protected Trees to be preserved 2 Total number of live protected trees to be removed 0 Total number of protected trees to be relocated to on-site locations 0 Total number of protected trees to be impacted by construction within dripline(encroached) 2 the Total number of live protected trees with no dripline encroachments 0 BACKGROUND & PURPOSE I was retained by the Architect and Project Manager,Mr. Robert Tong, of Sanyao International, Inc. Arcadia to be the consulting arborist for the planned redevelopment of the property located at 1101 San Carlos Rd., Arcadia. There is a Protected Tree located on site and one encroaching over the property from the neighboring property. The proposed construction may impact the trees and this report will serve to both notify the City of Arcadia Planning Department of the extent of the potential impacts as well as to inform the builder of the proper protection measures which must be taken in order to preserve it. As part of my preparation for this report I made a site visit to the property on May 4, 2012. I met with Mr. Tong at that time to view and discuss the proposed construction plans as they relate to the preservation of the Protected Tree. 1 Protected Tree Report: Survey,l 1101 San Carl s Rd.PArcadia 9 006 Michael Crane,RCA#440.May 2012 PROJECT LOCATION, DESCRIPTION& TREE ORDINANCE lir ...., 1, .* . it 1R Ale', c ,L. ' r>. t 9 _ . V F'J k lid N En A ...., The property is located at 1101 San Carlos Road in the City of Arcadia. It is at the northwest corner of Foothill Blvd and San Carlos Rd. Above map courtesy of Mapquest.corn. The property consists of a single family residence which appears to be in fair condition. The existing residence will be demolished and a new home built in its place. The footprint of the new home will larger than that of the existing house and will be two stories. The home's footprint will not encroach within the dripline and pruning of the live crown will not be required to accommodate the design of the roofline. The landscape on the property is in poor condition and will be redesigned. A block wall fence will be constructed within the dripline of the off-site Protected Tree but will not encroach within the Tree Protected Zone(TPZ)which is calculated from the trunk diameter. A wrought iron fence set on concrete pilasters will be built within the street tree oak,but this too will not encroach within the determine TPZ. Irrigation, landscape lighting and new plants will be installed near the tree as well. Aerial view on the next page(courtesy of Google maps) shows the approximate property lines and locations of Protected Trees. IWO 2 Protected Tree Report: Survey,Encroachment and Protection Plan 1101 San Carlos Rd.Arcadia 91006 Michael Crane,RCA#440.May 2012 `, / • i trf 4, x 'A,1RR ty dip { •M. 111111,' att. r g, This aerial view (courtesy of Google Maps) has been illustrated to show the approximate boundary lines (orange). The driplines of the Protected Trees are outlined in yellow. City of Arcadia Tree Ordinance and Santa Anita Oaks Homeowner's Association Resolution On January 21, 1992 the City Council adopted Ordinance No. 1962 recognizing oak trees as significant aesthetic and ecological resources and establishing criteria for the preservation of oak trees. The regulations (Chapter 7 of the Arcadia Municipal Code)provide that the following oak trees shall not be removed, relocated, damaged, or have their protected zones encroached upon unless an Oak Tree Permit is granted. Engelmann Oaks(Quercus engelmannii) or Coast Live Oak, California Live Oak(Quercus agrifolia)which have a trunk diameter larger than four(4)inches measured at a point four and one half(4 V2)feet above the crown root, or, two (2) or more trunks measuring three (3)inches each or greater in diameter, measured at a point four and one half(4 %2) feet above the crown root. Any other living oak tree with a trunk diameter larger than twelve (12) inches measured at a point four and one half(4 1/2) feet above the crown root, or, two (2)or more trunks measuring ten(10)inches each or greater in diameter measured a t a point four and one half(41/2)feet above the crown root. 3 Protected Tree Report: Survey,Encroachment and Protection Plan 1101 San Carlos Rd.Arcadia 91006 Michael Crane,RCA#440.May 2012 110 OBSERVATIONS & ANALYSIS Refer to Site Plan located in pocket at back of this report, matrix on page 5, and Photos in Appendix A,page 7 Individual Protected Trees-encroachments and impacts Tree# I: Engelmann oak- 18"DBH: Located in the front yard right-of-way setback area. Encroachments will be from landscape elements such as irrigation, lighting, etc.; The use of drip type irrigation will eliminate the requirement of excavation and all irrigation and lighting wires can be routed well clear of the trunk. Existing groundcover ivy growing on the root collar and trunk will be removed and drought tolerant plants appropriate for use under native oaks will be installed. Existing low block walls with continuous footings will remain near the tree and a wrought iron fence set on concrete pilasters will be built ten feet from the trunk but beyond the existing walls. The wrought iron fence is expected to cause little or no impact and all potential impacts will occur from clearing of the existing vegetation and landscape renovations, but impacts can be minimized to a tolerable 1 No significant roots are expected to be encountered and no pruning of the live crown is required. Tree#2: Engelmann oak- 32"DBH: Located off-site on the property directly to the north Encroachment will occur from the construction of a new property line fence. The property line fence will be built as a block wall with a continuous footing and will come as close as 20 feet from the trunk. This distance is well beyond a typical TPZ which can be determined by multiplying the trunk diameter by five if excavation is to occur on only one side which will be the case for this project. Using this formula an adequate TPZ is the area 14 feet from the trunk. No significant roots are expected to be encountered and no pruning of the live crown is required. 4 pe oedwl eq o} _ spoon lean�onals lueol}lu6lg z z° ,, a 8 N „ z Z penowea eq o; o o o ccs a ssew 400J�o % pa�ewl�s3 V V g i 6 b 'ti on W • a (4eee Li! paanseew))tuna}}o eseq o o c a� " a o X a WOJJ uol}eneoxa JO 4uiod isesolQ N m A0 1 •• 6 'fin,4 Z rt an000 !!!An uol}eneoxe PA r ' „ '� gi w anal}o sepls jo aagwnN U a, a t 3 ••o a 50 = O (segoul ul paanseew) Ino ¢Q g _a Cl) z nt. pannbaa Isa6ael jo aalawen z z C. o a) z aa.al Jo It AOWad Imo' o .bl� � � Q II g § Q a) c 0 Q CI '1;,11 t,04. .°r yr x& �r� r �" 8 o o �, 2 laW . te4 '8 i•"' > 4� ^C o c 0 Z =1. �2 ' W � o� boo a11. • c c O w 4 o El g •c 2 paanbaa 6uunad oN b ' J �8 „ ; 1 j Protected Tree Report: Survey,Encroachment and Protection Plan 1101 San Carlos Rd.Arcadia 91006 Michael Crane,RCA#440.May 2012 FINDINGS As with many construction projects, soil compaction is the most preventable impact that will need to be monitored in order to provide reliable protection and long-term preservation of the tree. Roots are distributed in the top several inches of soil. It is important to keep in mind that they require air just as much as they require water and nutrients for proper growth and survival. Compaction of the pore or air space in the soil eliminates the soil's structure and it's conduciveness for root growth. To prevent unnecessary soil compaction a protective fence must be installed around the Protected Tree before any demolition occurs. The goal is to enclose the largest possible amount of space underneath the tree so that the heavy equipment required for demolition and construction can be routed away from root zone. The recommended fence placement is drawn in a dashed line on the Site Plan of this report. Refer to the Construction Impacts and Guidelines provided in Appendix B for important general preservation measures concerning the different elements of this project. FURTHER RECOMMENDATIONS • Prior to demolition the contractor and consulting arborist shall meet on site to make sure the fence is properly placed and installed and to review the goals for the tree protection plan. The location of the protective fence is drawn with a dashed line on the Site Plan included in this report. • Maintain the fence throughout the completion of the project. No staging of materials or equipment or washing-out is to occur within the fenced protected zone. • All demolition, excavation or grading within the dripline of the Protected Tree shall be done with hand tools and monitored by the consulting arborist. Note that the dripline is larger than the fenced protection zone. • Vegetation removal and ground preparation near Tree#1 shall be done with hand tools and no rototilling or significant soil cultivation is to occur. • Supplemental irrigation will be required during construction. Monthly monitoring visits by the consultant will include soil moisture evaluation • Refer to Protected Tree Construction Impact Guidelines in Appendix B of this report for detailed information regarding the best management practices for tree preservation. 6 Protected Tree Report: Survey,Encroachment and Protection Plan 1101 San Carlos Rd.Arcadia 91006 Michael Crane,RCA#440.May 2012 APPENDIX A—Photos 'low _ � � , Gs'I'l ^.'14%* 'Utr4 441',:il . - ir K. ?.t-.%. .- si,,,,,,'"1441::',.4{, ., ' ,,,...: A' '' — --- .. - -.4--d 4$C• �", r t n O ` Y; • r � I ± s 7 ,114' ..4....,..., .,. , ,,,„ : ... ,..... -,., ., .. ....„,, . , . „ . ., ..„ . .. . i . ., ": no wt ,gt°' ABOVE: Tree#1 (circled). BELOW: The existing block walls will remain and a wrought iron fence will be built beyond the wall located behind the tree. ■ y/ & °- t i,t 4 fir„' .,,�.} •,�.,'€ •It '+itr!"`§ � .. . �� '�`; i � kk q ."'-R ♦..., * �+.00+' \ t r a W j �7C .:+ "'l , Existing block - e, � ,. '7:1;;;;;:: t`+` „ + c-\t '"' '' walls to remain , -tool ., , S w 4 . , .t 4 ' tY jy 'k4" '1 a .4 I'„.C,? C,;.-. t' - , tCe .7.. .mom. • NNW ,i 7 Protected Tree Report: Survey,Encroachment Plan 1101 San Carlos and Rd.Arcadia Protection 91006 Michael Crane,RCA#440.May 2012 x. _ ate' r i&, -Aa• V. ,, ; J 0j °•'" • ' 4iiPii,*,;. R � Mil;. •�. � N "' a. 7'Y'. is a7 � .� , y'�r z -.`.--..�.c._- k . -... :. \ r ,. s 1. 4 .f,•y.M1 E ABOVE: Tree#2, Engelmann ,� ,-. oak located on the �' ` neighboring property directly F , 'l + ' * , to the north. RIGHT: A k''; � ti f r! block wall fence with a , i ' ' +t continuous footing will be built on the property line to y . replace the existing chain link and wood fence. It will come within 20 feet of the trunk which is tolerable to the tree l.hk. oft r „ , a 8 Protected Tree Report: Survey,Encroachment and Protection Plan 1101 San Carlos Rd.Arcadia 91006 Michael Crane,RCA#440.May 2012 APPENDIX B - Protected Tree Construction Impact Guidelines Size and Distribution of Tree Roots—Taken from Arboriculture, Integrated Management of Landscape Trees Shrubs and Vines. Harris,R.W., Clark, J.W., Matheny N.P. Prentice Hall 2004. Roots of most plants, including large trees, grow primarily in the top meter(3 ft) of soil (see figure below). Most plants concentrate the majority of their small absorbing roots in the upper 150 mm(6 in.) of soil if the surface is protected by a mulch or forest litter. In the absence of a protective mulch, exposed bare soil can become so hot near the surface that roots do not grow in the upper 200 to 250 mm(8 to 10 in.). Under forest and many landscape situations, however, soil near the surface is most favorable for root growth. In addition,roots tend to grow at about the same soil depth regardless of the slope of the soil surface. Although root growth is greatly influenced by soil conditions, individual roots seem to have an inherent guidance mechanism. Large roots with vigorous tips usually grow horizontally. Similar roots lateral to the large roots grow at many angles to the vertical, and some grow up into the surface soil. However, few roots in a root system actually grow down. _1St *444:14.4t iir I ..;i14` .14111; Depth In ft. , peptic In meters B 1.5 • FIGURE In mature trees,the taproot is either lost or reduced in size,,The vast majority of the root system is composed of horizonally oriented lateral roots. 9 Protected Tree Report: Swveyl 01 San Carlos Rd.PArcadia 9 006 Michael Crane,RCA#440.May 2012 The importance of soil Soil supports and anchors tree roots and provides water,minerals and oxygen. Furthermore, soil is a habitat for soil microorganisms that enhance root function. A soil's ability to sustain tree growth is largely determined by its texture, structure(bulk density), organic matter, water and mineral content, salinity, aeration,and soil-microbe abundance and diversity. Soil physical properties Soil texture—the relative proportion of sand, silt and clay, is important because it affects water—and nutrient-holding capacity, drainage and aeration(gaseous diffusion). Soil structure is the arrangement of individual soil particles into clumps (aggregates). The net result is the formulation of larger voids between the aggregates which serve as channels for gaseous diffusion,movement of water and root penetration. Unfortunately, soil aggregates are readily destroyed by activities that compact the soil (increase bulk density). When this occurs,gaseous exchange,permeability, drainage and root growth are restricted. The influence of the organic matter content of soil properties is quiet significant. Its decomposition by soil organisms releases substances that bind soil particles into larger granules,which improves both soil aeration, and drainage. In essence,the breakdown of organic matter improves water—and nutrient-holding capacity and reduces bulk density. Furthermore, it is the primary source of nitrogen and a major source of nitrogen and a major source of phosphorus and sulfur. Without organic matter soil organisms could not survive and most biochemical processes in the soil would cease. Soil aeration,the movement and the availability of oxygen,is determined by both soil texture and structure. In general, compacted and finer soils,due to a higher proportion of small pore spaces (micropores), tend to drain slowly and hold less air than coarser, sandy, or well-structured find soils. Water retained in the small pores displaces oxygen and inhibits gaseous diffusion. The availability of soil water is largely determined by the size of the pore spaces between the soil particles and the larger aggregates in which water is held. Most of the water in the larger pore spaces drains readily due to gravitational forces. A relatively thin film of water,which is readily available to plant roots,remains following drainage. Much of water held within the smaller pore spaces resists uptake by plant roots because it is held tightly on the soil surfaces. Plant roots require an adequate supply of oxygen for development. Injury or dysfunction results when oxygen availability drops below a critical level. Root respiration is the first process to be restricted, followed by disruptions in growth,metabolism,nutrient and water uptake, and photosynthesis. Furthermore,,the accumulation of high levels of carbon dioxide,produced by the roots during respiration can also impair root function. Reduced soil aeration resulting from soil compaction,flooding, excess irrigation, or 10 Protected Tree Report: Survey,Encroachment and Protection Plan 1101 San Carlos Rd.Arcadia 91006 Michael Crane,RCA#440.May 2012 impervious pavement favors the development of crown rot(Phytophthora root disease). It also inhibits mycorrhizal fungi that enhance water and nutrient uptake and resist root pathogens. The forest floor under a canopy in most undeveloped forests and woodland settings is typically covered by a layer of fallen leaves and other woody debris. It is usually cool, shady, well-aerated, and relatively moist—conditions that favor normal root growth. When the natural leaf litter is removed and when a tree's lower canopy is pruned up to provide clearance,the absorbing roots in the upper few inches of the soil experience higher soil temperatures and increased desiccation due to direct exposure to sunlight. Minimizing the Effects of Construction and Development on Tree Root Systems Activities that injure roots or adversely affect the root zone should be avoided or kept as far from the trunk as possible. Design changes or alternative building practices that avoid or minimize construction-related impacts should be considered and proposed when applicable. Soil Compaction Soils are intentionally compacted under structures, sidewalks,reads,parking areas, and load-bearing fill to prevent subsidence, and to prevent soil movement on slopes. Although unintentional, soil within the root zone of trees is often compacted by unrestricted foot traffic,parking of vehicles, operation of heavy equipment, and during r installation of fill. Compaction destroys the soil's natural porosity by eliminating much of the air space contained within it. It leaves the soil hardm impenetrable and largely unfavorable for root growth. The soil's natural porosity,which allows for water movement and storage, gaseous exchange, and root penetration, is greatly reduced. Consequently, root growth and tree health suffer. Soil compaction is best managed by preventing it. Bulk density is used to describe a soil's porosity, or the amount of space between soil particles and aggregates. High bulk densities indicate a low percentage of total pore space. Pavement Paving over the root systems of trees is another serious problem because it reduces the gaseous diffusion and soil moisture. Most paving materials are relatively impervious to water penetration and typically divert water away from a tree's root zone. Cracks and expansion joints do,though, allow for some water infiltration into the soil below. Of greater concern, is the loss of roots from excavation to achieve the required grade, and the necessary compaction to prevent subsidence. Once the soil surface is compacted, a base material is then added and compacted as well. With that done, the surface can then be paved. Thus,pavement within the root zones of trees can damage roots and create unfavorable soil conditions. One alternative to minimize pavement impacts is to consider Sire placing the pavement on the natural grade over a layer of minimally compacted base 11 Protected Tree Report: Survey,Encroachment and Protection Plan 1101 San Carlos Rd.Arcadia 91006 Michael Crane,RCA#440.May 2012 material. To reduce sub-grade compaction, consider using reinforced concrete or asphalt over a goetextile blanket to help stabilize the soil. On-grade patios or paving that covers more than one-third of the tree protection zone(TPZ) should be constructed using permeable materials that allow aeration and water penetration. Soil hider permeable surfaces should not be compacted to more than 80 percent. Excavation and root pruning Excavation within the root zones of trees should be avoided as much as possible. The extent of root pruning(selective) or cutting(non-selective)should be based on the species growth characteristics and adaptive traits, environmental conditions, age, health, crown size, density, live crown ration and structural condition of the tree. The timing of the root pruning or cutting is another important consideration. Moderate to severe root loss during droughts or particularly hot periods can cause serious water-deficit injury or death. When root pruning/cutting is unavoidable, roots should be pruned or cut as far from the trunk as possible. Cutting roots on more than one side of a tree should also be avoided. Root cutting extending more than half-way around a tree should generally be no closer than about 10 times the trunk diameter. Recommended distances range from as little as 6 times trunk diameter(DBH) for young trees to 12 times trunk diameter for mature trees. The size of the TPZ should,however, be increased for over mature and declining trees and species that are sensitive to root loss. The minimum distance from the trunk that roots can be cut on one side of the tree without destabilizing it, is a distance equal to about three times the diameter(DBH) of the trunk. Roots severed within that distance provide little or no structural support. Root pruning or cutting distances from the trunk should be greater for trees that lean and/or those growing on shallow or wet soil. In cases where the proposed grading will adversely affect trees designated for retention, special attention should be given to proper root pruning and post-construction care for injured trees. Where structural footings are required for foundations,retaining walls, etc., and roots larger than 2 inches in diameter will be impacted, consider design changes or alternative building methods. When excavation within 5 times trunk diameter is unavoidable, roots greater than 1 1/s inches in diameter should be located prior to excavation and then pruned to avoid unnecessary damage. Hand-digging or use of a hydraulic or pneumatic soil excavation tool is the least disruptive way to locate roots for pruning. Although mechanical root pruners make clean cuts,they are non-selective. A backhoe bucket, dozer blade or trencher will typically pull, rip or shatter the larger root, causing additional damage toward the tree. Once the roots that interfere with the structure being built, e.g., foundations,footings,retaining wall, curbs, etc., are exposed,they should then be cut perpendicular to their long axis using a hand-saw, `carbide-tipped chainsaw' or sharp ax, depending on size. Roots that are pruned in this manner typically regenerate new roots from near the cut. Roots exposed by excavation should be protected from exposure to 12 Protected Tree Report: Survey,Encroachment and Protection Plan 1101 San Carlos Rd.Arcadia 91006 Michael Crane,RCA#440.May 2012 sun and desiccation. Exposed roots that can not be covered with soil by the end of the day should be covered with moistened burlap or similar material. Roots can generally be cut in a non-selective manner when excavating near of beyond the dripline. Ripped, splintered or fractured portions of roots however, should be re-cut. The damaged portion should be removed using sharp tools. The cut should be flat across the root with the adjacent bark intact. Wound dressings should not be applied to pruned or damaged roots except when recommended for disease,insect or sprout control. The best approach to avoid water-deficit injury following root loss during the growing season is to provide ample irrigation. Irrigation should be considered prior to, during, and after root pruning. Watering schedules should also consider local soil conditions, climate,topography,time of year, species adaptability, extent of root pruning and tree health. If possible, irrigate the tree 7 to 10 days prior to excavation so that there is an adequate reservoir of soil water. Water can be delivered to large construction sites via water-tank trucks and applied directly to affected trees or stored nearby in plastic tanks. On relatively flat terrain, a 6 to 8 inch soil berm at the tree's dripline should be constructed to act as a watering basin. On steep terrain, soaker hoses should be used. They can be placed across the slope or spirally around the trunk, from about six feet away to the dripline. In addition, a two to four inch layer of wood chip mulch should be applied to as much of the root zone as possible to retard soil water loss. Pruning foliage to compensate for root loss is not supported by scientific research and likely to result in slower recovery. Fertilization to stimulate root growth is generally unwarranted and may be counterproductive. Trenching within the Tree Protection Zone Trenching for underground utilities should be routed around the TPZ. When this is unavoidable,trenching within the TPZ should be done by `hand' or using a pneumatic or hydraulic soil excavation tool, carefully working around larger roots. Roots larger than 1 V2 inches in diameter should not be cut. Dig below these roots to route utilities or install drains. A combination of tools can also produce satisfactory results, for example, a skillful backhoe operator under the arborist's supervision can dig down several inches at a time and detect larger roots by `feel' (resistance). At that point, as assistant can expose the root and dig around it. In this manner,the backhoe can then continue extending the trench though the TPZ. Tunneling(boring)through the TPZ is the preferable alternative. For most large trees,tunneling depth should be at least 36 inches. Tunneling should begin at the edge of the TPZ,but no closer than a distance equal to one foot of clearance for each inch of tree DBH. Tunnels should also be offset to either side of the trunk. For trenching that extends only part way into TPZ, consider trenching radially to the tree trunk, as this is less harmful than tangential trenching. All trenches made within the TPZ should be backfilled as quickly as possible to prevent root and soil desiccation. ittfare 13 Protected Tree Report: Survey,Encroachment and Protection Plan 1101 San Carlos Rd.Arcadia 91006 Michael Crane,RCA#440.May 2012 Managing Root Injured Trees Root-prunded trees should be monitored for symptoms of water-deficit injury for a specified period following root pruning. Irrigation should be considered prior to, during, and after root pruning. Irrigation schedules should consider local soil conditions, climate, topography,time of year, species tolerance, extent of root pruning and tree health. Grade Change: Fill Soil Fill soil placed within the root zones of trees can have an adverse effect, particularly if the soil is compacted to support a structure or pavement. Soil compaction reduces aeration and water infiltration. Fill soil, die to textural changes, can also prevent water from penetrating the original soil layer below where the roots are. Furthermore, soil placed against the root crown and lower trunk can lead to root disease problems, especially if the soil near the trunk remains moist during the summer from irrigation. Alternatives to placing fills over roots zones shall be considered and proposed as appropriate. 14 Protected Tree Report: Survey,Encroachment and Protection Plan 1101 San Carlos Rd.Arcadia 91006 Michael Crane,RCA#440.May 2012 AUTHOR'S CURRENT CREDENTIALS The Atiteri( ai S(47e11 of( (oiS (hung ,11'hr(ri■1 Michael Crane, RCA #440 Reknit.,■l Ut rr,nr.,ttr■ /rrrrrtir, :� 'fNNr alsal _ y ( r 3f11ternationat iottetp of arbortn.t .tri '1,'',', Noarb-CCerlifieb f Raster Srbori5t frlichael j. C,ra_ne ---— ")! illalnee euttraslulle rompletre the rrgw Atheist sel Lp ler A eist Certification 4.' (E Curet of ter 3lnlrreettmmt Erode'?et plrUSnndtnrr, ,, ter aboer name is IlerrBE rrroQm;re ae on 3tHi 3lloare-Erretleb}Elaslrr Arhortsi , • tl'F%®I.�9 � .. � ,i 1406440.4,4 s.rars r 2�bariodicrr I a�",�'• t. (E ) WE68E3B Nov B.2006 Dec 31 2072 ) ;,-•1 \` [rnrkrwn tluarn CrnLLro►uw Cagruw�Lvr•I ft"1- ♦ Y a !q 1), h,Y k Q s a ,it DEPARTMENT OF PESTIC1DE REGULATION. a Pr LICENSING/CERTIFICATION PROGRAM 1,►,ot AGRICULTURAL PEST CONTROL ADVISER LICENSE DATE OF ISSUE VA LID'rHROUCN 01/01/2011 12/31/2012 PGA 75893 ABCDEFG MICHAEL J CRANE PO BOX 51122 PASADENA CA 91115 It ; !' �r+%'• •,l. 1�"1 I Sire 15 Protected Tree Report: Survey,Encroachment and Protection Plan 1101 San Carlos Rd.Arcadia 91006 Michael Crane,RCA#440.May 2012 CERTIFICATION OF PERFORMANCE lir I,Michael Crane,certify that: • I have personally inspected the tree(s) and the property referred to in this report and have stated my findings accurately. • I have no current or prospective interest in the vegetation or the property that is the subject of this report and have no personal interest or bias with respect to the parties involved. • The analysis, opinions, and conclusions stated herein are my own and are based on current scientific procedures and facts. • My analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted arboricultural practices. • No one provided significant professional assistance to me,except as indicated within the report. • My compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party not upon the results of the assessment,the attainment of stipulated results, or the occurrence of any subsequent events. I further certify that I am a member in good standing of the American Society of Consulting Arborists and the International Society of Arboriculture. I have been involved in the field of Horticulture in a full-time capacity for a period of more than 15 years./ / % J 1 Signed: Registered Consulting Arborist#440; American Society of Consulting Arborist Board Certified Master Arborist#WE 66438; International Society of Arboriculture Licensed California Agricultural Pest Control Adviser#AA08269 May 5, 2012 C COO 1. C� 4 Date: SU UA 16 oFARC. '�cp,IFORIN • LIa<urpon�tad 1usi S.1909 STAFF REPORT '�4nicv ut� Development Services Department May 22, 2012 TO: Arcadia Planning Commission FROM: Jim Kasama, Community Development Administrator By: Thomas Li, Associate Planner SUBJECT: Homeowners' Association Appeal No. HOA 12-01, Modification No. MA 12-22, and Oak Tree Encroachment Permit No. THE 12-15 for a proposed 7,833 square-foot, two-story residence with a 956 square-foot, three-car, attached garage with workshop at 1101 San Carlos Road. rr. SUMMARY This is an appeal by the designer, Mr. Robert Tong, to reconsider the Santa Anita Oaks Homeowners' Association's (HOA) Architectural Design Review Board (ARB) decision to deny the architectural design of a proposed 7,833 square-foot, two-story, single-family residence with a 956 square-foot attached three-car garage with workshop. The proposal also requires a zoning modification to allow a 29'-7" street side yard setback in lieu of a 50'-0" special setback from Foothill Blvd. (AMC Sec. 9320.30.2) and an Oak Tree Encroachment Permit for new landscaping and perimeter fences/walls to encroach upon two (2) oak trees (AMC Sec. 9703). The Development Services Department is recommending that the Planning Commission approve appeal no. HOA 12-01, subject to the conditions of approval listed in this staff report. GENERAL INFORMATION APPELLANT: Mr. Robert Tong of Sanyao International LOCATION: 1101 San Carlos Road SITE AREA: 26,400 square-feet (0.6 acre) FRONTAGES: 219.85 feet along Foothill Blvd. 120 feet along San Carlos Road EXISTING LAND USE & ZONING: ;may The subject property is improved with a 2,592 square-foot one-story, single-family residence that was constructed in 1956. The zoning is R-0, First One-Family. BACKGROUND The subject property is a 26,400 square-foot lot zoned R-O & D. An aerial photo of the area and photos of the subject property are attached. The subject property is currently improved with a 2,592 square-foot, two-story residence with an attached two-car garage, a detached two-car carport, and a swimming pool. On April 19, 2012, the ARB denied a design review for a new 7,833 square-foot, two-story residence. The ARB Findings and Action Report, and Minutes of the hearing are attached. The design review was denied based on findings that the overall proposal does not meet the design requirements as stated in the attached City Council Resolution No. 6770 in regards to mass, scale, compatibility, and streetscape. Mr. Robert Tong, the designer and his client, the property owner do not agree with the ARB's decision and filed an appeal on April 25, 2012. The appeal letter and its exhibits are attached. PUBLIC HEARING NOTIFICATION Public hearing notices of this appeal were mailed on May 11, 2012 to the owners `' of those properties within the required notification area — see the attached notification area map. Notices were also sent to the Santa Anita Oaks HOA President and ARB Chairman. Pursuant to the provisions of the California Environmental Quality Act (CEQA) a new single-family residence is categorically exempt per Section 15303 for new construction of small structures, and therefore, the notice was not published in a local newspaper. PROPOSAL AND ANALYSIS The appellant is requesting that the Planning Commission overturn the ARB denial of the proposed two-story residence for the property at 1101 San Carlos Road. The proposed new residence will have 7,833 square feet of living area, 1,028 square-feet of porches, a 339 square-foot outdoor BBQ area, and a 956 square-foot, three-car, attached garage. As stated in the appeal letter, the appellant believes that the proposed two-story residence is designed in accordance with both the City's Single-Family Residential Design Guidelines, and City Council Resolution No. 6770, which establishes the HOA's design review regulations, procedures and criteria. The appellant describes the proposed aCchitectural style as Spanish Colonial Revival featuring a low-pitch (3.5:12) "Corona Del Mar Blend" concrete roof tile, a smooth stucco finish in "Heritage Beige", small porches and balconies, wood HOA Appeal No. HOA 12-01 1101 San Carlos Road May 22, 2012 —page 2 N shutters, wood-frame windows and doors with aluminum cladding, and decorative wrought iron railings. Most of the existing mature trees will be preserved, including the proposed relocation of a 28" diameter olive tree in the front yard area. In addition, the proposed new landscaping includes three (3) 48"-box olive trees that will be planted in the front and street side yard areas, five (5) 36"-box Queen Palm and Forest Pansy Redbud trees, and seven (7) 24"-box Firewheel and Mediterranean Fan Palm trees. The ARB of the Santa Anita Oaks HOA states that the design of the proposed two-story house is excessive in mass, and is not harmonious with the other homes in the neighborhood and vicinity. The ARB presented its analysis at their public hearing on April 19, 2012. Their materials include a square-footage comparison of the houses on San Carlos Road, and three-dimensional modeling to illustrate the mass of the proposed new residence compared to the two adjacent homes. The materials show that the homes along San Carlos Road have an average size of 2,933 square feet, and the three-dimensional modeling shows that the proposed new house will be substantially larger than the adjacent homes. The ARB found the proposal to be inconsistent with the standards set forth in Resolution No. 6770. The ARB received six pieces of correspondence regarding the proposal. There were five objections to the project, and one statement in favor. Those that object to the proposal express concerns about the mass and bulk of the proposed new residence. The supporting statement said that the proposal is appropriate given the size of the lot. The supporter's home is also located in the Santa Anita Oaks area and has approximately the same square footage on approximately the same size lot. Santa Anita Oaks HOA Standards The Santa Anita Oaks HOA design standards are established in City Council Resolution No. 6770, which states the following: It is determined that each building or structure and its landscaping and hardscape on properties within each area should exhibit a consistent and cohesive architectural style,,and be harmonious and compatible with other neighborhood structures in architectural style, scale, visual massing, height, width and length, and setbacks in relationship to site contours and architectural elements such as texture, color and building materials. To promote harmony and compatibility is not to promote sameness, uniformity, a specific architectural style, or a certain time period. It is acknowledged that architecture (and neighborhoods in general) evolve and change over time and this will be considered through the review process. HOA Appeal No. HOA 12-01 1101 San Carlos Road May 22, 2012 —page 3 The Resolution also sets forth standards and conditions that are to be imposed properties on the in each of the HOAs. The following conditions are imposed p pursuant to the City's zoning regulations: • SITE PLANNING. The location, configuration, and design of new buildings and structures, or the alteration or enlargement of existing structures, should be visually harmonious with their sites and compatible with the character and quality of the surroundings. The height and bulk of proposed dwellings and structures on the site should be in scale and in proportion with the height and bulk of dwellings and structures on surrounding sites. Alternatively, projects should incorporate design measures to adequately mitigate scale differences. • STREETSCAPE. The developed subject property, when viewed from the street, should blend and be harmonious with the other structures and landscaping on the street. This includes and is not limited to setbacks, structural mass and scale, height, roof forms, façades, entries, building materials and everything that can be seen from the street. Each neighborhood or street has an established streetscape that defines its character. Streetscape characteristics should be considered by new projects. • FLOOR AREA. The space contained within the boundaries of the ,, property, including any open porch, open entry, balcony, covered patio, trellis, or garage, whether or not it is an integral part of the dwelling, shall NOT be considered in computing the square footage contained in any such building as measured from the outer faces of the exterior walls in computing the required minimum floor area of a dwelling. For the Santa Anita Oaks HOA, 2,000 square feet of ground floor area, except 1,800 square feet in Tracts 14656, 13544 & 10617, in which no one-family dwelling shall be erected or permitted which contains less than 1,800 square feet of ground floor area. • FRONT YARD. If a dwelling with a larger front yard than the minimum required by the underlying zone designation exists on a lot on either side of the subject property, the ARB shall have the authority to require a front yard setback for the subject property equal to at least an average of the two adjacent front yards. The Santa Anita Oaks HOA requires a minimum sixty-five (65) feet from the front property line, except that Tract 13544 shall be not less than sixty (60) feet, Tracts 13345 & 11013 shall not be less than fifty-five (55) feet, and Tract 14656 shall not be less than fifty (50) feet • SIDE YARD. 10% of lot frontage, and not less than 10 feet. HOA Appeal No. HOA 12-01 1101 San Carlos Road May 22, 2012 — page 4 •- EXTERIOR BUILDING MATERIALS. Materials used on the exterior of any structure, including without limitation, roofing, and walls or fences greater than 2 feet above the lowest adjacent grade, shall be compatible with the materials of other structures on the same lot and with the other structures in the neighborhood.. • EXTERIOR BUILDING APPEARANCE. The appearance of any structure, including roofs, walls or fences shall be compatible with existing structures, roofing, walls or fences in the neighborhood, inclusive of landscape and hardscape. • AFFECT ON ADJACENT PROPERTIES AND NEIGHBORHOOD. The impacts on adjacent properties shall be addressed, including impacts on privacy and views. First story and second story elements should be designed and articulated to reasonably address these issues, and windows and balconies shall be located to reasonably protect privacy and views of surrounding homes and yards City Council Resolution No. 6770 also sets forth that any body hearing an appeal of an ARB decision shall be guided by the following principles: • Control of architectural appearance and use of materials shall not be so exercised that individual initiative is stifled in creating the appearance of external features of any particular structure, building, fence, wall or roof, except to the extent necessary to establish contemporary accepted standards of harmony and compatibility acceptable to the ARB or the body hearing an appeal in order to avoid that which is excessive, garish, and substantially unrelated to the neighborhood. • Good architectural character is based upon the principles of harmony and proportion in the elements of the structure as well as the relationship of such principles to adjacent structures and other structures in the neighborhood. • A poorly designed external appearance of a structure, wall, fence, or roof, can be detrimental to the use and enjoyment and value of adjacent property and neighborhood. • A good relationship between adjacent front yards increases the value of properties and makes the use of both properties more enjoyable. HOA Appeal No. HOA 12-01 1101 San Carlos Road May 22, 2012—page 5 Zoning Regulations The City's zoning regulations allow the subject property to have two stories and an overall building height of 30 feet. The setback and lot coverage regulations are as follows: Front Yard: 55'-8" based on the average of the two adjacent lots and a 30-degree plane projected from ground level at the front property line Interior Side Yard: First floor: 13'-0" based on 10% of the lot width (North Side) Second floor: 26'-0" based on 20% of the lot width Street Side Yard: First floor: 25'-0" (South Side) Second floor: 26'-0" based on 20% of the lot width, and a. 40-degree plane projected from the ground level at the street side property line Special Setback: 90'-0" from the centerline of Foothill Blvd. or 50'-0" from the street side property line Rear Yard: 35'-0" Lot Coverage: 9,240 square feet of ground area based on the maximum allowance of 35% for a two-story residence The zoning regulations allow for a much larger residence than the proposed design. The maximum 35% lot coverage limit for the subject 26,400 square-foot lot allows for about an 8,500 square-foot first floor, and potentially a second floor of nearly the same size, which could result in 15,000 square feet of living area. Concurrent with the appeal, the applicant is requesting a Modification for a 29'-7" street side yard setback in lieu of the 50'-0" special setback from Foothill Blvd. The intent of the special setback is to allow for potential street widening and to provide a consistent setback from the street. Engineering Services has reviewed the subject proposal and determined that the requested special setback encroachment is acceptable. There are no plans envisioned to widen Foothill Blvd. Furthermore, the proposed setback is greater than that of the existing house and of the setback of the residence across San Carlos Road to the east. However, due to the setbacks of the neighboring properties that front on Foothill Boulevard, it is staff's opinion that the street side yard setback should be consistent with the minimum front yard setback of 35'-0" to be consistent with any future new house on the adjacent property. A revised design should be presented to the Planning Commission with a 35'-0" street side yard setback for consideration at a future meeting. HOA Appeal No. HOA 12-01 1101 San Carlos Road May 22, 2012—page 6 Single-Family Design Guidelines The City's Single-Family Residential Design Guidelines are attached. Massing is discussed on page 9 and begins with the statement that, "The Zoning Code allows a certain building envelope for each site. Proper design is often needed to soften and refine that envelope" and is followed by these guidelines: 1. New dwellings and additions should be compatible in mass and scale to surrounding buildings in the neighborhood and with the natural site features. 2. Design elements such as eave overhangs, textured wall materials, recessed windows and door openings, ornamental details, and landscaping are encouraged for visual interest and to help reduce the impact of building scale. 3. All sides of a structure, including those that are not visible from the street, should have adequate wall and roof articulation to minimize the building's visual impact. 4. The building base should visually anchor the building by appearing more massive than the upper stories. 5. The upper story of a house should exhibit a lighter character than the base, possibly by reducing floor area and building mass. The second floor should generally step back from the ground floor. 6. Cantilevered forms are generally discouraged, particularly when they are used without aesthetic justification. 7. Building elements that emphasize a structure's verticality are generally discouraged. 8. On corner lots, wall planes facing the street should be varied and articulated into modules that reduce the overall massing and scale. Architectural projections or indentations should be provided to avoid an uninterrupted flat wall. 9. Incorporating trellises, pergolas, covered patios, and other similar features can help break up the mass of a large two-story structure and are encouraged, provided that they complement the architectural style of the house. While it is readily apparent that the proposed new residence will be substantially larger than the existing homes on the adjacent properties, it is not as large as what is allowed by the zoning regulations, and could end up being smaller than HOA Appeal No. HOA 12-01 1101 San Carlos Road May 22, 2012—page 7 what might be built next door. And, in looking beyond the adjacent properties, there are several homes nearby that are larger. Staff finds that the proposed design is architecturally consistent with the City's design guidelines. Although the subject proposal is much larger than the adjacent homes, it incorporates appropriate modulation, such as refined porches and balconies. And, to protect the privacy of the neighbors, the north side of the second floor has only four (4) windows, and they are small openings of up to 2' by 3W in size. Also, the proposed rear yard (west) setback is approximately 66'. The zoning requires only a 35' setback. A new house on this lot could be 31' closer to the westerly neighbor. Oak Tree Encroachment Permit There are no oak trees on the subject property; however, there are two (2) mature oak trees that overhang the property. Tree #1 is an 18" diameter Engelmann oak tree located in the parkway area near the southeast corner of the property, and tree #2 is a 32" diameter Engelmann oak tree located on the adjacent property to the north. These trees will be encroached upon by perimeter fencing and landscaping. A certified arborist, Mr. Michael Crane, evaluated the subject proposal and its potential impacts on the trees and concluded that no significant roots should be encountered and no pruning of the live crowns is required. The arborist's report is attached. Mr. Crane provided the following recommendations to minimize any potential impacts on the trees, and staff recommends incorporating them as conditions of approval: • Prior to demolition the contractor and consulting arborist shall meet on site to make sure the fence is properly placed and installed and to review the goals for the tree protection plan. • Maintain the protective fence throughout the completion of the project. No staging of materials or equipment or washing-out is to occur within the fenced protected zone. • All demolition, excavation or grading within the dripline of the Protected Trees shall be done with hand tools and monitored by a consulting, certified arborist. • Vegetation removal and ground preparation near Tree #1 shall be done with hand tools and no rototilling or significant soil cultivation is to occur. t. Supplemental irrigation will be required during construction. Monthly monitoring visits by the consulting certified arborist will include soil moisture evaluation. HOA Appeal No. HOA 12-01 1101 San Carlos Road May 22, 2012 — page 8 The best management practices referenced in the report shall be utilized to protect the subject trees. CODE REQUIREMENTS The proposed project is required to comply with all zoning requirements, with or without Modifications, and through plan check will be required to comply with all other applicable code requirements and policies as determined by the Building Official, City Engineer, Fire Marshal, and Public Works Services Director. RECOMMENDATION Staff recommends that the Planning Commission approve Appeal No. HOA 12- 01 to overturn the ARB denial, and approve the proposed design, Modification No. MA 12-22, and Oak Tree Encroachment Permit No. TRE 12-15, subject to the following conditions of approval: 1. The proposed design shall be revised to provide a minimum 35'-0" setback from the southerly street side property line and the revised design shall be subject to the Planning Commission's approval. 2. The applicant shall comply with the aforementioned recommen- dations from the certified arborist. 3. A certified arborist shall provide a written follow-up report to Planning Services to verify fulfillment of the conditions of approval prior to issuance of a Certificate of Occupancy. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve the appeal and the proposed project, the Commission should move to approve Appeal No. HOA 12-01, Modification No. MA 12-22, and Oak Tree Encroachment Permit No. TRE 12-15, and state that the proposed project is consistent with the City's design guidelines, City Council Resolution No. 6770, and is harmonious and compatible with the neighborhood, is of good architectural character, and will not be detrimental to the use and enjoyment and value of adjacent properties and the neighborhood. Denial If the Planning Commission intends to deny the appeal and the proposed project, the Commission should move to deny Appeal No. HOA 12-01, Modification No. MA 12-22, and Oak Tree Encroachment Permit No. TRE 12-15, and state that the proposed project is not consistent with the City's design guidelines, City Council Resolution No. 6770, and does not meet the accepted standards of HOA Appeal No. HOA 12-01 1101 San Carlos Road May 22, 2012—page 9 harmony and compatibility with the neighborhood, is of poor architectural character, or will be detrimental to the use, enjoyment or value of adjacent properties or the neighborhood. If any Planning Commissioner or other interested party has any questions or comments regarding this matter prior to the May 22, 2012 public hearing, please contact Associate Planner, Thomas Li by calling (626) 574-5447 or by email at tliaci.arcadia.ca.us. Approved by: , -x';'7- Jirti asama Community Development Administrator Attachments: Aerial Photo Photos of the Subject Property Proposed Plans ARB Findings and Action Report Minutes of the ARB Meeting City Council Resolution No. 6770 Appeal letters and Exhibits Notification Area Map Single-Family Residential Design Guidelines Arborist Report Dated May 5, 2012 HOA Appeal No. HOA 12-01 1101 San Carlos Road May 22, 2012— page 10 ��`rOR`%'• MINUTES 4.4 :� - Excerpt- 1111 9 ARCADIA PLANNING COMMISSION „y Tuesday, May 22, 2012, 7:00 P.M. Arcadia City Council Chambers PUBLIC HEARINGS 6. HOMEOWNERS ASSOCIATION DECISION APPEAL NO. HOA 12-01, MODIFICATION APPLICATION NO. MA 12-22 AND OAK TREE ENCROACHMENT PERMIT APPLICATION NO. THE 12-15 1101 San Carlos Road Robert Tong The applicant is appealing the Santa Anita Oaks Homeowners' Association's Architectural Design Review Board decision to deny the architectural design of a proposed 7,833 square- foot, two-story, single-family residence with a 956 square-foot, attached, three-car garage with workshop. The proposal also requires a Zoning Modification to allow a 29'-7" street side yard setback in lieu of a 50'-0" special setback from Foothill Blvd. (AMC Sec. 9320.30.2) and an Oak Tree Encroachment Permit for new landscaping and perimeter fences/walls to encroach upon two (2) oak trees (AMC Sec. 9703). RECOMMENDATION: Conditionally approve appeal, Modification and Oak Tree Encroachment Permit Mr. Li presented the staff report. N'' Chairman Baerg asked if anyone would like to speak in favor of this project. Mr. Robert Tong, the project designer, represented the owner, Mr. Baghdadlian. Mr. Tong said that Mr. Baghdadlian fully understands and appreciates the neighbors' concerns about privacy and with that in mind, Mr. Baghdadlian asked him to design a home. Mr. Tong submitted the proposed design to the Architectural Review Board (ARB) in early March and received some suggestions on style, mass and scale eventually resulting in a Colonial Spanish style which was simplified and reduced in height. The changes were resubmitted to the ARB on April 19 but the design was rejected again. The main objection seemed to be the size of the house. Mr. Tong noted that the Zoning Code would have allowed for a 15,000 square foot house and this house is much smaller than that. Further, he said that the design complies with the single-family residential guidelines, which staff acknowledges. He said the ARB contends that the location of the proposed house is visually significant as it is a corner lot but Mr. Tong says the impact will be reduced because the applicant intends to retain the mature trees and add more concealing landscaping. He noted that one of the ARB members had submitted a letter in support of the project. Mr. Tong stated that the computer depiction of the house that the ARB submitted is not completely accurate. He questioned Recommendation No. 1 on page 9 of the staff report requiring a southerly street side setback of 35 feet instead of the 27' 9" setback proposed. Mr. Tong said he feels a 35 foot setback would not be proportionate to the design. Chairman Baerg asked if anyone would like to speak in opposition to this project. Mr. Vince Vargas represented the ARB. He said that at the April 19 meeting, all ARB members present spoke against the proposed design. In addition, there were five emails Now- against the project and one in favor. Mainly, the objection was to the excessive mass in relation to the existing homes in the neighborhood. Mr. Vargas reviewed the criteria listed in Resolution 6770 on which the ARB is directed to base their decision on acceptability of a proposed design. He said the design submitted clearly does not meet requirements in regards to mass, scale, size and compatibility. Mr. Vargas displayed pictures of homes from Foothill Boulevard to Orange Grove as examples of the existing homes in the area. He showed a visual depiction of the project in relation to existing homes that had been created from measurements provided by the applicant which he said clearly demonstrates the degree of incompatibility of the proposed design. On March 23 the applicant agreed to withdraw his application for redesign but only changed the front of the building. He said the ARB invited the applicant to meet again to work out a compromise but their invitation was not accepted. Mr. Vargas noted that in the past, the ARB has approved a few similar projects but they all met the criteria outlined in Resolution 6770. Since the ARB has determined that this project does not meet this criteria, he asked the Commission to deny the appeal and uphold the decision of the ARB. Commissioner Parrille asked Mr. Vargas if the ARB had any discussions with the appellant on a size compromise. Mr. Vargas said that was their intention but Mr. Tong and Mr. Baghdadlian decided to withdraw the application and resubmit it instead. He added that a later invitation from the ARB to meet again was rejected. Mr. Loren Broadhead, an ARB member and 55 year resident, noted that Resolution 6770 states that the design should be harmonious with the neighborhood and the street in terms of structural mass and scale. He pointed out that the pictures of San Carlos and Arbolada show that a large, bulky, ponderous home would not be in harmony with the existing homes in the neighborhood. Mr. Broadhead added that although the Staff Report refers to other large homes in the area, those homes are, in fact, a block and a half away and they, too, would have been challenged under the guidelines of Resolution 6770 had it been in effect when they were proposed. Mr. Broadhead pointed out that the staff report says that the lot coverage of the proposed home is under the maximum square footage allowed, yet miloo Resolution 6770 refers to compatibility, mass and scale, etc., and says nothing about maximum lot coverage. Mr. Richard Parker said he was at the ARB meeting when the application was originally denied and that the application presented at that time was substantially different from the application presented here, leading him to believe that staff was reviewing a different project than the one that was denied by the ARB. He asked why the applicant didn't return to the ARB for additional review. Mr. Parker said that he lives adjacent to the two very large houses described in the staff report and considers them "sore thumbs" in the neighborhood. He concluded that this proposal would stand out even more and contribute to the progressive deterioration of the City. Mr. Richard Midgley, a member of the HOA, noted that Resolution 6770 was established to govern the development of residential property including the preservation of the architectural heritage of the Community of Homes. He added that the Resolution is a compact between the City and the HOAs providing assurance for homeowners that new construction and modifications to existing structures shall be compatible in scale, mass and character with the existing neighborhood. Therefore, Mr. Midgley concludes that the staff report is in breach of this compact and he expects denial of the appeal. Mr. Alan Crawford said that he bought his home in the Oaks in 1995. He said that his family drove through South Arcadia and were disappointed but when they found the Oaks, they decided to buy there. He expressed concern that if this project is approved it will be the first of many and eventually the Oaks will resemble South Arcadia. He urged the Commissioners to deny the appeal. , Arcadia Planning Commission—Minutes Excerpt— May 22, 2012 Item 6—Page 2 An anonymous speaker reminded the Commissioners that once limits are stretched, the new limits become the norm and further loosening of regulations is inevitable. Nsw Mr. Hank Voznick, said he has lived in the Oaks for 49 years and that the proposed house is a monstrosity that does not fit into this neighborhood of single-story, ranch-style homes. Mr. Voznick said that the outdoor ambience of Arcadia is an important part of the lifestyle of his neighbors and himself. He said that covering most of the land with a barn-like structure is like excluding the earth from everyday living and he would prefer not to see this home built. Ms. Mary Dougherty, President of the HOA, pointed out that the design guidelines repeatedly stress mass, scale and harmony as primary design issues relating to new single family development. Further, she states, that configuration, size and design should be visually harmonious and compatible with surroundings, i.e., square footage is not the issue, only scale and mass. Resolution 6770 states that properties within the HOA area are subject to ARB guidelines and the approval of the HOA. The ARB is composed of volunteers who have carefully studied the guidelines and she urged the Commissioners to support their decision rather than re-evaluate it or substitute their own judgment for ARB determinations. Mrs. Donna Perez said that she has lived in the area since 1972 and there has always been an ARB. Ms. Perez states that the proposed house is too massive for the surroundings and is designed to accentuate the extreme rather than to fit into the neighborhood. She added that living in the Community of Homes means being respectful of your neighbors and their lifestyle and that she and her husband strongly oppose this ostentatious house. Chairman Baerg asked if the applicant would like to speak in rebuttal. Mr. Baghdadlian, the property owner, said that this small family home is his dream home. He expressed surprise to hear comments at an HOA meeting about the massive scale of the home including a comparison to a Wal-Mart building. Mr. Baghdadlian said that the HOA representatives have been going door to door campaigning against him and coaching his neighbors to oppose the project. He portrayed himself as a fair and honest person who only wishes to live in peace but said that the HOA is prejudiced against him. Mr. Baghdadlian said his plans were changed twice in an effort to accommodate the residential guidelines but they were not successful. He also said he believes that the HOA representatives are destroying the neighborhood and the city because they are living in the 60s. He said he has a right to build this home. Chairman Baerg asked if the design presented to the Commission tonight is the same design that was denied at the April 19 meeting of the ARB. Mr. Baghdadlian replied that the architect made it smaller and better and he informed his neighbors that he would plant trees to screen the home. He confirmed that changes had been made. Chairman Baerg again asked if the design is the same as presented to the ARB on April 19 and Mr. Baghdadlian replied that it is identical. Commissioner Baderian asked Mr. Baghdadlian if he had considered a single story structure. Mr. Baghdadlian explained that he liked to exercise and wanted a nice pool and that the limitations of a single story structure would not provide enough back yard space for this lifestyle. Commissioner Baderian pointed out that the pictures of the area showed a majority of single story houses and that there appears to be a desire to maintain that style. He asked again if Mr. Baghdadlian would consider changing to a single story. Mr. Baghdadlian said that is he is restricted to a single story then he has no desire to build in that area. He explained that his architect had informed the HOA that the height is lower than requirements, the second Arcadia Planning Commission— Minutes Excerpt— May 22, 2012 Item 6— Page 3 floor is recessed from the first and that it will not look like a huge mansion. He added that he was not aware of this situation. Commissioner Baderian asked Mr. Baghdadlian if he was aware of the ARB policies when ` '" he bought the property and Mr. Baghdadlian said he was not. Ms. Silvie Baghdadlian, the owner's daughter, explained that when her family first bought the property, the house was in disrepair. She pointed out that there are other two story homes in the area and several are over 6000 square feet. She said that lot size should be a consideration in determining the size of the house. Ms. Baghdadlian expressed concern that the pictures presented by the HOA did not accurately portray the proposed design and that they were out of scale and did not show any landscaping. Ms. Baghdadlian asked the Commissioners to remember that this is her father's dream home and that he has wanted to live in the Oaks for a long time. Mr. Tong said that the pictures provided by the HOA do not show any articulation and are misleading. He said he feels that the pictures do not accurately show what was submitted. MOTION It was moved by Commissioner Beranek, seconded by Commissioner Baderian to close the Public Hearing. Without objection the motion was approved. Commissioner Baderian said that considering the impacts to the existing neighborhood, he would have to ask again if it would be possible to change to a single story design. He noted that the average square footage of homes in the area is roughly 2933 square feet according to the staff report but this home is 7800 square feet which is considerably larger. Commissioner Baderian said that given the information and testimony provided, he cannot support the appeal. MOW Commissioner Beranek pointed out that the neighbors had signed the plans signifying their agreement and that staff says the design meets all code requirements. He said that under those circumstances he could not deny the appeal even though he agreed that it would change the neighborhood. Commissioner Parrille agreed with Commissioner Baderian. He said that although the size of the house may be within code requirements, the design is not compatible with the existing neighborhood and he could not support the appeal. Chairman Baerg said that although he is appreciative of the benefits of home ownership and the desire to build a dream house, when moving into an area with a Homeowners' Association the homeowner must be willing to comply with the rules. He noted that it looked like the ARB did nothing to abuse their discretion. MOTION It was moved by Commissioner Baderian, seconded by Commissioner Parrille to deny Homeowners Association Decision Appeal No. HOA 12-01, Modification Application No. MA 12-22 and Oak Tree Encroachment Permit application No. THE 12-15 subject to the conditions in the staff report. ROLL CALL AYES: Commissioners Baderian, Parrille and Baerg NOES: Commissioner Beranek ABSENT: Commissioner Chiao °`""` Arcadia Planning Commission— Minutes Excerpt— May 22, 2012 Item 6—Page 4 III SANYAO INTERNATIONAL INC. RESIDENTIAL PLANNING 255 E.Santa Clara St.,4 20D Tel(626)446-8048 Arcadia,CA 91006,U.S.A. Fax(626)446-7090 Email:sanyao888 @aol.com RECEIVED MAY 2 3 2012 May 23, 2012 .CITY OF ARCADIA CITY CLERK City of Arcadia Planning Department 240 W Huntington Drive Arcadia, CA 91066-6021 RE: 1101 San Carlos Road, Arcadia, CA Dear Mr. Jim Kasama, I am writing this letter to appeal the Arcadia Planning Commission's decision for denial of the appeal to the Santa Anita Oaks Homeowner's Association architectural design review of 1101 San Carlos Road, Arcadia, CA. I do not agree with the Planning Commission's decision. This proposed single family residence is designed based on both the Arcadia design guidelines for a single family residence and Resolution No. 6770 which was approved and adopted by the City. In fact, this proposed residence is significantly smaller in size than the maximum allowed per City code requirement. Sincerely, • Robert Tong, Asp icant President/SANYAO International, Inc. • •