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°�°41411 o-�° STAFF REPORT
Development Services Department
DATE: October 8, 2013
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Nick Baldwin, Assistant Planner
SUBJECT: RESOLUTION NO. 1880 — TENTATIVE PARCEL MAP NO. TPM 13-09
(72489), MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO.
MFADR 13-06, MODIFICATION NO. MC 13-13, AND OAK TREE
ENCROACHMENT PERMIT NO. TRE 13-39 WITH A CLASS 32
CATEGORICAL EXEMPTION FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR A THREE-UNIT
RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 31 S. SECOND
AVENUE
Recommended Action: Find that this project qualifies as a Class 32
.40' Parcel Exemption from CEQA; Conditionally Approve Tentative
Parcel Map No. TPM 13-09, Multiple-Family Architectural Design
Review No. MFADR 13-06, Modification No. MC 13-13, and Oak Tree
Encroachment Permit No. TRE 13-39; and adopt Resolution No. 1880
SUMMARY
Tentative Parcel Map No. TPM 13-09, Multiple-Family Architectural Design Review No.
MFADR 13-06, Modification No. MC 13-13, and Oak Tree Encroachment Permit No.
TRE 13-39 were submitted by Mr. Benjamin Zhu for a three-unit, residential
condominium development at 31 S. Second Avenue. An aerial photo with zoning
information, the Tentative Parcel Map, the proposed architectural plans, and the
Arborist's Report are attached. If approved, the proposed development and subdivision
will be consistent with the City's General Plan, Zoning Regulations, Subdivision Code,
and Oak Tree Preservation Regulations; and as an infill development this project
qualifies as a Class 32 Categorical Exemption from the California Environmental Quality
Act (CEQA). It is recommended that the Planning Commission approve application nos.
TPM 13-09, MFADR 13-06, MC 13-13, and TRE 13-39 with the CEQA exemption,
subject to the conditions listed in this staff report.
BACKGROUND
APPLICANT: Mr. Benjamin Zhu, Architect
LOCATION: 31 S. Second Avenue
REQUEST: Approval of a Tentative Parcel Map, Multiple-Family Architectural
Design Review, the following Modification, and an Oak Tree
Encroachment Permit for a three-unit, residential condominium
development:
• A 10'-0" street-side yard setback along Alta Street in lieu of the
25'-0" requirement.
SITE AREA: 7,250 square feet (0.17 acre)
FRONTAGES: 50 feet along S. Second Avenue and 145 feet along Alta Street
EXISTING LAND USE & ZONING:
The site is improved with two, one-story, detached, single-family residences
constructed in 1931. The site is zoned R-3, High Density Multiple-Family
Residential. The maximum density limit for the site is one unit per 1,450 square
feet of lot area for a maximum of five units, and the minimum density for the site
is one unit per 2,200 square feet of lot area for a minimum of three units.
SURROUNDING LAND USES & ZONING:
North: One-story, single-family residence, zoned R-3
South: Two-story, 14-unit, multiple-family residential development, zoned R-3
East: Bonita Park, zoned S-2
West: Two, one-story, detached single-family residences, zoned R-3 ,.
GENERAL PLAN DESIGNATION:
High Density Residential — This designation accommodates higher-density
attached housing types for both renter and owner households within a
neighborhood context. Such housing types generally are located near transit
stops, along arterials and transit corridors, and within easy walking distance of
shops and services. Appropriate transition to adjacent lower-density
neighborhoods is required through use of yards, other open areas, and building
heights. This designation accommodates 12-30 dwelling units per acre.
DISCUSSION
The applicant is requesting approval of a Tentative Parcel Map, Architectural Design
Review, a street-side yard setback Modification, and an Oak Tree Encroachment Permit
for a proposed three-unit residential condominium development. The site is zoned R-3,
High Density Multiple-Family Residential, and has a total land area of approximately
7,250 square feet. The R-3 zone has a minimum dwelling unit density of one unit per
2,200 square feet of lot area and a maximum dwelling unit density limit of one unit per
1,450 square feet of lot area, which calculates to a minimum of three units and a
maximum of five units for the subject site. The proposed development will be a triplex,
consisting of two, two-story units, and one second floor unit. The unit sizes range from
1,141 square feet to 1,370 square feet. Each unit will have an attached two-car garage, .,
TPM 13-09, MFADR 13-06, MC 13-13, and THE 13-39
31 S. Second Ave.
October 8, 2013—Page 2 of 8
and two onsite guest parking spaces will be provided. The proposed development is
consistent with the General Plan Land Use Designation and the density limits.
Tentative Parcel Map
The proposal for three residential condominium units requires that they be subdivided
through the Tentative Parcel Map process — see the attached Tentative Parcel Map.
The proposed subdivision complies with the subdivision regulations of the Arcadia
Municipal Code and the State Subdivision Map Act, and will not violate any
requirements of a California Regional Water Quality Control Board. The following two
findings are required for approval of a Tentative Parcel Map:
A.1. That the proposed subdivision, together with the provisions for its design and
improvement, is consistent with the City's General Plan.
Facts to Support the Finding: The proposed project will remove the existing
medium density residences and replace them with a residential development that
is consistent in character with the High Density Multiple-Family Residential
designation as described in the City's General Plan.
A.2. That the discharge of waste from the proposed subdivision into the community
sewer system will comply with existing requirements prescribed by a California
Regional Water Quality Control Board.
Facts to Support the Finding: The Arcadia Public Works Services Department
confirmed that the proposed development will be adequately served by the
existing sewer infrastructure and the requirements of the California Regional
Water Quality Control Board will be satisfied.
The proposed subdivision should not be approved if the Planning Commission finds that
any of the findings for denial listed at the end of this staff report are applicable.
Architectural Design Review
Concurrent with the subdivision application, the Planning Commission is to approve,
conditionally approve, or deny the architectural design of the proposed project. The
architectural style of the development is described as Mediterranean — see attached
plans. The Mediterranean design features the following architectural elements: brown
flat-tile roofing; tan, sand-finished, stucco walls; stone veneer accents at the entries;
and decorative wrought-iron railing. The massing and scale of the building is in
character with other newer multiple-family buildings in the vicinity (photos of the site and
neighborhood are attached). The architecture and landscaping of the proposed
development is compatible with the surrounding neighborhood and consistent with the
City's Multiple-Family Residential Design Guidelines.
Modification
• A 10'-0" street-side yard setback along Alta Street in lieu of the 25'-0" requirement
TPM 13-09, MFADR 13-06, MC 13-13, and THE 13-39
31 S. Second Ave.
October 8, 2013— Page 3 of 8
The subject site is a 50-foot wide corner lot, and the Zoning Code requires a street-side
yard setback equal to the front yard setback for the side street, which along Alta Street
is 25'-0". This, combined with the ten-foot interior-side yard setback requirement,
results in only a 15-foot wide portion of the lot being available for development. The
requested Modification is to set back the building ten feet from the street-side yard
property line along Alta Street to allow for a 30-foot wide building area to enable a
reasonable development of the lot. The minimum 10'-0" setback is measured from
various architectural features along the south elevation. However, most of the south
side of the building will be setback 12'-0", and the southwest corner of the building is to
be well articulated to provide a transition between the proposed street-side yard setback
and the front yard of the adjacent development.
Oak Tree Encroachment
There are two mature 30-inch diameter Coast Live Oak trees located in the City
Parkway along Alta Street that would have their canopies encroached upon by the
proposed development. The proposed building, walkways, a driveway, and landscaping
will encroach into the protected zone of the Oak trees. The architect, however, has tried
to layout the new development to utilize the existing driveway location under the
westerly oak tree to minimize the impacts of the new development. And, there is
already sidewalk along Alta Street under the two oak trees. A Certified Arborist
analyzed the development proposal and determined that the proposed encroachments
upon the trees will be tolerable, provided that the measures prescribed in the Arborist's
Report (attached) are followed. Staff has included the Arborist's recommended tree
protection measures as conditions of approval. Since the Oak trees are located in the
public right-of-way, the City Arborist reviewed the development proposal and the
Arborist's Report and agrees that the recommended protection measures are adequate.
With approval of the requested Modification and Oak Tree Encroachment Permit, the
proposed development will be consistent with the City's General Plan, Zoning and
Subdivision Regulations, Multiple-Family Residential Design Guidelines, and the Oak
Tree Protection Regulations. All City requirements shall be complied with to the
satisfaction of the Building Official, Community Development Administrator, Fire
Marshal, and Public Works Services Director. The proposed plans have been reviewed
by the various City departments and some special conditions of approval are deemed
necessary. These are listed as recommended Condition of Approval No. 1 in this staff
report.
ENVIRONMENTAL ANALYSIS
This project, as an infill development project, is categorically exempt from the provisions
of the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the
CEQA Guidelines. The proposed three-unit residential project will be consistent with
the General Plan and zoning regulations, is surrounded by urban uses, and will not
have any significant impacts on the environment. A Preliminary Exemption Assessment
is attached to this staff report. It is recommended that the Planning Commission find
that this project is exempt from CEQA.
TPM 13-09, MFADR 13-06, MC 13-13, and THE 13-39
31 S. Second Ave.
October 8, 2013 — Page 4 of 8
PUBLIC NOTICE/COMMENTS
Public hearing notices for TPM 13-09, MFADR 13-06, MC 13-13, and THE 13-39 were
published in the local newspaper on September 26, 2013 and mailed to the property
owners and tenants of those properties that are located within 300 feet of the subject
property on September 27, 2013 — see the attached radius map. As of October 3, 2013,
no comments have been received regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission approve Tentative Parcel Map No.
TPM 13-09, Multiple-Family Architectural Design Review No. MFADR 13-06,
Modification No. MC 13-13, and Oak Tree Encroachment Permit No. TRE 13-39,
subject to the following conditions:
1. All City requirements regarding building safety, fire prevention, detection,
suppression, emergency access, public right-of-way improvements, parking, water
supply and water facilities, sewer facilities, trash reduction and recycling
requirements, and National Pollutant Discharge Elimination System (NPDES)
measures shall be complied with to the satisfaction of the Building Official, Fire
Marshal, Public Works Services Director and Development Services Director.
Compliance with these requirements is to be determined by having fully detailed
construction plans submitted for plan check review and approval by the foregoing
City officials and employees, and shall include, but shall not be limited to the
following:
a. A separate water meter shall be provided for each unit per Arcadia Standards
with separation of the fire service from domestic water service by an approved
double-check back flow device, subject to approval by the Public Works
Services Director, or designee. Provide a separate water meter for the common
area landscape irrigation. The backflow preventer on the common area
irrigation shall be a Reduce Pressure Backflow Assembly as approved by the
Public Works Services Department.
b. Obtain an encroachment permit from the City prior to the commencement of any
work, in the public rights-of-way.
c. Isolate all fire services from domestic water services with approved back flow
prevention devices.
d. Provide separate water service and meters for landscape irrigation for all
condominiums.
e. Protect the existing Oak trees in place with the protection measures
recommended by the Arborist, which are subject to the approval of the Public
Works Arborist.
f. Pay the following fees prior to approval of the Parcel Map: A Map Fee of
$100.00 and a Final Approval Fee of$25.00 fora total of$125.00.
TPM 13-09, MFADR 13-06, MC 13-13, and TRE 13-39
31 S. Second Ave.
October 8, 2013— Page 5 of 8
g. Construct, or enter into a subdivision improvement agreement with the City, and
post security for all the public improvements shown on the Tentative Parcel Map ,, ,
prior to approval of the Parcel Map, including the following items:
• Install new street trees that are to be shown on the Grading Plan and located
in the parkway along S. Second Avenue and/or Alta Street per the City of
Arcadia Street Tree Master Plan.
• Construct new driveway approaches per City of Arcadia Standard Plans.
h. Submit a Standard Urban Stormwater Mitigation Plan, which is subject to
approval by the City Engineer prior to the issuance of a building permit.
i. Choose two Low Impact Development (LID) methods from the LA County LID
Manual that are to be incorporated into the project design, subject to approval
by the City Engineer.
j. New sidewalk shall be constructed along the entire frontage of the site.
k. Replace the existing curb and gutter on S. Second Avenue and Alta Street.
I. Provide gates with Knox switches, subject to approval by the City Fire Marshal.
m. Install an automatic fire-sprinkler system per the City of Arcadia Fire Department
Single & Multiple-Family Dwelling Sprinkler Standard for residential areas.
n. Provide a fire hydrant along the street frontage of S. Second Avenue and/or Alta
Street. Arne ilk
o. Provide 2A:10BC-type fire extinguishers either in the common area or inside
each unit so that the maximum travel distance shall not exceed 75 feet, subject
to approval by the City Fire Marshal.
p. Comply with the 2010 California Residential Code and Arcadia Multi-Family
Construction Standards.
2. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its
officials, officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officials, officers, employees or agents to
attack, set aside, void, or annul any approval or conditional approval of the City of
Arcadia concerning this project and/or land use decision, including but not limited to
any approval or conditional approval of the City Council, Planning Commission, or
City Staff, which action is brought within the time period provided for in Government
Code Section 66499.37 or other provision of law applicable to this project or
decision. The City shall promptly notify the applicant of any claim, action, or
proceeding concerning the project and/or land use decision and the City shall
cooperate fully in the defense of the matter. The City reserves the right, at its own
option, to choose its own attorney to represent the City, its officials, officers,
employees, and agents in the defense of the matter.
TPM 13-09, MFADR 13-06, MC 13-13, and THE 13-39
31 S. Second Ave.
October 8, 2013 — Page 6 of 8
3. Approval of TPM 13-09, MFADR 13-06, MC 13-13, and TRE 13-39 shall not take
effect until the applicant, civil engineer, and property owner(s) have executed and
filed an Acceptance Form available from the Development Services Department to
indicate acceptance of the conditions of approval.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this project, the Commission should
move to approve Tentative Parcel Map No. TPM 13-09, Multiple-Family Architectural
Design Review No. MFADR 13-06, Modification No. MC 13-13, and Oak Tree
Encroachment Permit No. THE 13-39, and adopt the attached Resolution No. 1880 that
incorporates the conditions of approval, or as may be modified by the Commission, and
which incorporates the following findings and action:
A.1. That the proposed project together with the provisions for its design and
improvement is consistent with the City's General Plan, the City's Multiple-Family
Residential Design Guidelines, and the City's Oak Tree Protection Regulations.
A.2. That the discharge of waste from the proposed project into the community sewer
system will not violate existing requirements prescribed by a California Regional
Water Quality Control Board;
A.3. That this project is categorically exempt from CEQA per Section 15332 of the
CEQA Guidelines;
A.4. Authorize and direct the Development Services Director or designee to approve
and execute, if necessary, a subdivision agreement for this project.
Denial
If the Planning Commission is to take action to deny this project, the Commission
should make specific findings based on the evidence presented with specific reasons
for denial, and move to deny Tentative Parcel Map No. TPM 13-09, Multiple-Family
Architectural Design Review No. MFADR 13-06, Modification No. MC 13-13, and/or Oak
Tree Encroachment Permit No. THE 13-39, and direct staff to prepare a resolution for
adoption at the next meeting. The Planning Commission may wish to consider the
following findings, which must be expanded upon with specific reasons for denial:
D.1. That the proposed map is not consistent with applicable general and specific
plans as specified in Section 66451 of the Subdivision Map Act.
D.2. That the design or improvement of the proposed project is not consistent with
applicable general and specific plans, and/or the City's Multiple-Family Residential
Design Guidelines.
D.3. That the site is not physically suitable for the type of development.
D.4. That the site is not physically suitable for the density of development.
TPM 13-09, MFADR 13-06, MC 13-13, and TRE 13-39
31 S. Second Ave.
October 8, 2013— Page 7 of 8
D.5. That the design of the subdivision or the proposed improvements is likely to cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat.
D.6. That the design of the subdivision or the type of improvements is likely to cause
serious public health problems.
D.7. That the design of the subdivision or the type of improvements will conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision. In this connection, the legislative body may
approve a map if it finds that alternate easements, for access or for use, will be
provided, and that these will be substantially equivalent to ones previously
acquired by the public. This finding shall apply only to easements of record or to
easements established by judgment of a court of competent jurisdiction and no
authority is hereby granted to a legislative body to determine that the public at
large has acquired easements for access through or use of property within the
proposed subdivision.
D.8. That the proposed waste discharge would result in or add to violation of
requirements of a California Regional Water Quality Control Board.
D.9 That this project does not comply with the City's Oak Tree Preservation
Regulations.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the October 8, 2013 public hearing, please contact
Assistant Planner, Nick Baldwin at (626) 574-5444, or nbaldwin @ci.arcadia.ca.us.
Approved:
Ji asama
Community Development Administrator
Attachments: Aerial Photo with Zoning Information
Tentative Parcel Map
Proposed Architectural Plans
Photos of the Subject Property and Surrounding Properties
Arborist's Report
Preliminary Exemption Assessment
300-foot Radius Map
Resolution No. 1880
TPM 13-09, MFADR 13-06, MC 13-13, and THE 13-39
31 S. Second Ave.
October 8, 2013 — Page 8 of 8
Site Address: 31 SOUTH 2ND AVENUE
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Property Owner(s): AGUAYO,NICHOLAS AND ESTHER TRS AGUAYO TRUST
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General Plan: HDR 4 /ii'%/ ,, ',iZ:,04
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Lot Area (sq ft): 9,856
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Main Structure / Unit(sq. ft.): 1,350 %,..'.1
Year Built: 1908\• D-1
Number of Units: 2 :"'
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Chesbro Tree Care
1018 Adelaine Avenue, South Pasadena, CA 91030 626-799-4552
CA License 973310 Certified Arborist#WE-3901A
ARBORIST REPORT
Location:31 S 2nd Avenue,Arcadia, CA
Species: 2 Quercus Agrifolia
Nature of work: Evaluation of tree health and condition of trees relative to the client request to
encroach into the root zones.
Observations:The property is located at the NW corner of S 2nd Avenue and Alta Street. The trees in
question are located on the parkway(they are city trees)and the South side of the property at
approximately 23' and 51'west of the East property line(the front of the property).
Tree#1
DBH 30.87"
Spread approximately 50'
Amok
Tree#2
DBH 29.28
Spread approximately 50'
Both trees have been recently severely trimmed and crown reduced. They are probably 50-75 years old.
Their root collars are severely crowded between the street curb and the public sidewalk. Both have
girdling roots and have probably had their roots ground off for sidewalk and curb replacement at least
once in their life time.
In spite of these abuses,both trees appear to be in relatively good health. I observed no obvious signs
of internal decay or evidence of Phytophthora or Armillaria fungus (2 common disease threats to Oak
trees).
The current house on the site is set back about 33'from the sidewalk on the side facing these trees and
about 20'from the 2 tree trunks.
The current drip line of the trees is approximately 15'from the trees on the house side. However, as I
mentioned, both canopies have been reduced by pruning and I estimate the original drip line was
approximately at the edge of the house. It is highly unlikely that there are any roots under the house,
because of the house footings.
I have been informed that the setback for the new structure has been proposed at 10'from the
sidewalk. This would constitute an encroachment into the root zone of approximately 5'.
RESOLUTION NO. 1880
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP NO.
13-09, MODIFICATION NO. MC 13-13, MULTIPLE-FAMILY
ARCHITECTURAL DESIGN REVIEW NO. MFADR 13-06, AND OAK
TREE ENCROACHMENT PERMIT NO. 13-39 WITH A CLASS 32
CATEGORICAL EXEMPTION FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR A THREE-UNIT
RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 31 S. SECOND
AVENUE
WHEREAS, on March, 2013, an application was filed by Mr. Benjamin Zhu for
the design review of a three-unit residential condominium development at 31 S. Second
Avenue, Development Services Department Case No. MFADR 13-06; and
WHEREAS, on June 20, 2013, applications were filed by Mr. Benjamin Zhu for
the encroachment into the street-side yard setback and the encroachment into the
protected zone of two oak trees at 31 S. Second Avenue, Development Services
Department Case Nos. MC 13-13 and THE 13-39; and
WHEREAS, on August 26, 2013, an application was filed by Mr. Benjamin Zhu
for the subdivision of a three-unit condominium development at 31 S. Second Avenue,
Development Services Department Case No. TPM 13-09 (72489); and
WHEREAS, a public hearing was held by the Planning Commission on October
8, 2013 at which time all interested persons were given full opportunity to be heard and
to present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA RESOLVES AS FOLLOWS:
SECTION 1. That the factual data submitted by the Development Services
Department in the staff report dated October 8, 2013 are true and correct.
SECTION 2. This Commission finds:
� ' Mr5 /44/7
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1. That the proposed project together with the provisions for its design and
r improvement is consistent with the City's General Plan, the City's Multiple-Family
Residential Architectural Design Guidelines, and the City's Oak Tree Preservation
Regulations.
2. That the discharge of waste from the proposed project into the community
sewer system will not violate existing requirements prescribed by a California Regional
Water Quality Control Board.
3. That this project is categorically exempt from the California Environmental
Quality Act (CEQA) per Section 15332 of the CEQA Guidelines.
SECTION 3. That for the foregoing reasons this Commission approves TPM
13-09, MC 13-13, MFADR 13-06, and THE 13-39 for a three-unit residential
condominium development at 31 S. Second Avenue, subject to the following conditions:
1. All City requirements regarding building safety, fire prevention, detection,
suppression, emergency access, public right-of-way improvements, parking, water
supply and water facilities, sewer facilities, trash reduction and recycling requirements,
and National Pollutant Discharge Elimination System (NPDES) measures shall be
complied with to the satisfaction of the Building Official, Fire Marshal, Public Works
Services Director and Development Services Director. Compliance with these
requirements is to be determined by having fully detailed construction plans submitted
for plan check review and approval by the foregoing City officials and employees, and
shall include, but shall not be limited to the following:
a. Provide separate was meter for each unit with a separation of fire service
from domestic water service by an approved double-check back flow device, Subject to
the approval by the Public Works Service Director, or designee. Provide a separate
-2- 1880
water meter for the common area landscape irrigation. The backflow preventer on the
common area irrigation shall be a Reduce Pressure Backflow Assembly as approved by
the Public Works Services Department.
b. Obtain an encroachment permit from the City prior to the commencement
of any work in the public rights-of-way.
c. Isolate all fire services from domestic water services with approved back
flow prevention devices.
d. Provide separate water service and metering for landscape irrigation.
e. Protect the existing Oak trees in place with the protection measures
recommended by the Arborist, which are subject to the approval of the
Public Works Arborist.
f. Pay the following fees prior to approval of the Parcel Map: A Map Fee of
$100.00 and a Final Approval Fee of$25.00 for a total of $125.00.
g. Construct, or enter into a subdivision improvement agreement with the
City and post security for all the public improvements shown on Tentative Parcel Map
No. 13-09 (72489) prior to approval of the Parcel Map, regarding the following required
items:
• Install new street trees, which shall be shown on the Grading Plan and
located in the City Parkway along S. Second Avenue and/or Alta Street per the City of
Arcadia Street Tree Master Plan, all subject to the approval of the Public Works
Arborist.
• Construct new driveway approaches per City of Arcadia Standard Plans.
h. Submit a Standard Urban Stormwater Mitigation Plan, which is subject to
approval by the City Engineer, prior to the issuance of a building permit.
-3- 1880