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„Ubhy°t�° STAFF REPORT
Development Services Department
DATE: March 11, 2014
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Jordan Chamberlin, Assistant Planner
SUBJECT: RESOLUTION NO. 1898 — TENTATIVE TRACT MAP NO. TTM 72625,
MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR
13-34, OAK TREE ENCROACHMENT PERMIT NO. THE 13-69, AND
MODIFICATION NO. MC 14-05 WITH A CLASS 32 CATEGORICAL
EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA) FOR A SIX-UNIT RESIDENTIAL CONDOMINIUM
DEVELOPMENT AT 19-23 CHRISTINA STREET.
Recommended Action: Find that this project qualifies as a Class 32
Categorical Exemption from CEQA; Conditionally Approve Tentative
Tract Map No. TTM 72625, Multiple-Family Architectural Design
Review No. MFADR 13-34, Oak Tree Encroachment Permit No. TRE
13-69, and Modification No. MC 14-05; and adopt Resolution No. 1898
SUMMARY
Tentative Tract Map No. TTM 72625, Multiple-Family Architectural Design Review No.
MFADR 13-34, Oak Tree Encroachment Permit No. TRE 13-69, and Modification No.
MC 14-05 were submitted by Simon Lee for a six-unit, residential condominium
development at 19-23 Christina Street. An aerial photo with zoning information, the
Tentative Tract Map, and the proposed architectural plans are attached. An Oak Tree
Encroachment Permit is necessary for the encroachment upon three Holly Oak trees
located in the public right-of-way. The Zoning Modifications requested will allow an
accessible lift to encroach 2'-0" into the northerly 10'-0" rear yard setback and 4'-6" into
the easterly 10'-0" side yard setback. The Modifications will also allow 651 square feet
of common open space in lieu of 100 square feet of private open space for each unit.
Other than these Zoning Modifications, the proposed development and subdivision are
consistent with the City's General Plan, Zoning Regulations, and Subdivision Code; 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. TTM 72625, MFADR 13-34, TRE 13-69, and MC
14-05 with a CEQA exemption, subject to the conditions listed in this staff report, and
adopt Resolution No. 1898.
BACKGROUND
APPLICANT: Simon Lee
LOCATION: 19-23 Christina Street
REQUEST: Approval of a Tentative Tract Map, Multiple-Family Architectural Design
Review, Oak Tree Encroachment Permit, and Modifications for a six-
unit, residential condominium development.
SITE AREA: Approximately 13,768 square feet (0.32 acre)
FRONTAGE: 100 feet along Christina Street
EXISTING LAND USE & ZONING:
The site is improved with an 8-unit multiple-family development originally
constructed in 1950. The properties are zoned R-3, High Density Multiple-Family
Residential. The minimum density for the site is one (1) unit per 2,200 square-
feet, or six units. The maximum density is one (1) unit per 1,450 square-feet, or
nine units.
SURROUNDING LAND USES & ZONING:
North: One-story, Commercial development, zoned C-2
South: One and two-story, single-family residential developments, zoned R-1
East: Two-story, 4-unit, multiple-family residential development, zoned R-3
West: Two-story, 7-unit, multiple-family residential development, 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 six to nine dwelling units per acre.
DISCUSSION
The applicant is requesting approval of a Tentative Tract Map, Multiple-Family
Architectural Design Review, Oak Tree Encroachment Permit, and Zoning Modifications
for a six-unit, residential condominium development. The site is zoned R-3, High
Density Multiple-Family Residential, and has a total land area of approximately 13,768
TTM 72625, MFADR 13-34, THE 13-69, MC 14-05
19-23 Christina Street
March 11, 2014— Page 2 of 11
square feet. The R-3 zone has a minimum density of one (1) unit per 2,200 square-feet
and a maximum density is one (1) unit per 1,450 square-feet, which calculates to a
minimum of six units and a maximum of nine units for the site.
The proposed development will consist of two detached, two-story buildings each with
three units that will range in size from 1,530 square feet to 1,706 square feet. Parking is
semi-subterranean. Each unit will have an attached two-car garage, and three guest
parking spaces will be provided on site with one being a handicap accessible space. An
accessible lift, located adjacent to the handicap parking space will provide access
between the parking area and the ground floor.
Tentative Tract Man
The proposal for six residential condominium units requires that the two existing lots be
merged into one lot and that the airspace be subdivided for condominiums through the
Tentative Tract Map process — see the attached Tentative Tract 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 Tract 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
eight-unit multiple-family development and replace it with a new six-unit 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 a rove
conditionally approve, or deny the architectural design of the proposed project The
architectural style of the development is described as Spanish — see the attached plans.
The design features the following architectural elements: S-tile roofing, sand colored
stucco walls, dark brown trim, fascia boards, and rain gutters, and decorative wrought
TTM 72625, MFADR 13-34, THE 13-69, MC 14-05
19-23 Christina Street
March 11, 2014— Page 3 of 11
iron railings. The massing and scale of the buildings are in character with other multiple-
family buildings in the vicinity — see the attached photos of the site and neighboring
properties. The architecture and landscaping of the proposed development are
compatible with the surrounding neighborhood and consistent with the City's Multiple-
Family Residential Design Guidelines.
Oak Tree Encroachment
There are two young and one mature Holly Oak trees located in the City Parkway along
Christina Street that would have their canopies encroached upon by the proposed
development. The proposed walkways, driveway, and landscaping will encroach into
the protected zone of the Oak trees. A Certified Arborist analyzed the development
proposal and determined that the proposed encroachments would not impact the trees,
provided that the measures prescribed in the Arborist's Report (attached) are followed.
The Arborist's recommended tree protection measures are a condition 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.
Modifications
a. An 8'-0" northerly rear yard setback in lieu of the 10'-0" requirement for an
accessible lift (AMC Sec. 9255.2.5); and
b. A 4'-6" easterly side yard setback in lieu of the 10'-0" requirement for an
accessible lift (AMC Sec. 9255.2.4);
The required rear and side yard setbacks are ten feet (10'-0") for R-3 zoned properties.
The applicant is proposing an 8'-0" northerly rear yard setback and a 4'-6" easterly side
yard setback for an accessible lift. The applicant has indicated that one unit in Building
Two will be an accessible unit. The vertical unenclosed platform lift will provide access
between the semi-subterranean parking area and the ground floor. The lift will have
solid platform walls and a door that extends 42-inches above grade. Any modification to
a residential development standard to provide a reasonable accommodation for a
person with a disability is typically handled through the Administrative Modification
process, but because the project includes other Modifications, all of them are being
presented for the Commission's review.
c. Provide 651 square feet of common open space in lieu of 100 square feet of
private open space for each unit (AMC Sec. 9255.2.11).
The applicant is also requesting a modification to provide 651 square feet of common
open space. The Zoning Code requires that at least one hundred (100'-0") square feet
of contiguous private open space must be provided for each dwelling unit. The private
open space must also be directly accessible from the unit which it serves and have a
minimum dimension of ten feet (10'-0"). It is important for the new development to be
compatible with the single family residences across the street. By placing the garage
TTM 72625, MFADR 13-34, THE 13-69, MC 14-05
19-23 Christina Street
March 11, 2014 — Page 4 of 11
parking spaces so as to be less visible, creating clear and well defined entries into the
project site, and separating the pedestrian walkways from the driveway, the areas that
could be used for private open space are too limited. Instead, a 651 square-foot
common open space area is to be provided that will be accessible to all the residents.
Since this is a shared area, the covenants, conditions and restrictions (CC&Rs) shall
stipulate the responsible party(s) that shall maintain this common area. The design is
visually harmonious and compatible with the character of the surrounding land uses.
Staff feels that the 651 square feet of common open space is appropriate.
It is staffs opinion that the approval of the three Modifications will secure an appropriate
improvement of the lot.
With approval of the subject applications, the proposed development will be consistent
with the City's Zoning Regulations, as well as with the City's General Plan, Subdivision
Code, Multiple-Family Residential Design Guidelines, and Oak Tree Protection
Regulations. In addition, 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, qualifies as a Class 32 Categorical
Exemption from the provisions of the California Environmental Quality Act (CEQA)
pursuant to Section 15332 of the CEQA Guidelines. The proposed six-unit residential
project, with approval of the subject applications, will be consistent with the General
Plan and Zoning Code, 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.
PUBLIC NOTICE/COMMENTS
Public hearing notices for TTM 72625, MFADR 13-34, THE 13-69, and MC 14-05 were
published in the local newspaper on February 27, 2014 and mailed to the property
owners and tenants of those properties that are within 300 feet of the subject property on
February 27 and 28, 2014 — see the attached radius map. Staff received comments from
neighbors regarding the security of the parking area and common open space and the
potential through access the site provided from Christina Street to the alley. The residents
felt that a driveway gate would help limit access to the parking area and common open
space, as well as provide additional security. Similar multiple-family projects have
driveway gates installed at the front of the building. Staff recommends, as a condition of
approval, that the property owner/applicant install a driveway gate. The location,
architectural design, color, and material shall be reviewed and approved
Development Services Director, or designee, prior to installation. See condit conditions of
approval below.
TTM 72625, MFADR 13-34, THE 13-69, MC 14-05
19-23 Christina Street
March 11, 2014— Page 5 of 11
RECOMMENDATION
It is recommended that the Planning Commission approve Tentative Tract Map No.
TTM 72625, Multiple-Family Architectural Design Review No. MFADR 13-34, Oak Tree
Encroachment Permit No. TRE 13-69, and Modification No. MC 14-05, subject to the
following conditions:
1. The property owner/applicant shall comply with 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 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, or designees, and shall include, but shall not
be limited to the following:
a. The property owner/applicant shall utilize existing water and sewer services if
determined to be feasible by the Public Works Services Director, or designee.
b. The property owner/applicant shall provide calculations to determine the total
combined maximum domestic and fire water demand, and verify the required
water service size.
c. The condominiums shall be served by a common domestic water meter and
service capable of supplying sufficient water to meet all domestic and fire
needs of the total number of units. A separate water service and meter shall
be provided for the common area landscape irrigation.
d. The property owner/applicant shall separate the fire service from the domestic
water service at each unit with a back flow prevention device approved by the
Public Works Services Director, or designee.
e. Fire protection requirements shall be as stipulated by the Arcadia Fire
Department and shall be conformed to Arcadia Standard Plan. In the event
that fire suppression is common to the complex, a separate fire service with
Double Check Detector Assembly (DCDA) shall be required as directed by
the Fire Marshal, or designee.
f. The property owner/applicant shall file a Water Meter Clearance Application
with the Public Works Services Department prior to the issuance of any
building permits for the project.
g. New water service, if necessary, shall be installed by the property
owner/applicant. Installation shall be to the specifications of the Public Works
Services Department, Engineering Division. Abandonment of the existing
TTM 72625, MFADR 13-34, TRE 13-69, MC 14-05
19-23 Christina Street
March 11, 2014— Page 6 of 11
water service, if necessary, shall be completed by the property
owner/applicant, according to Public Works Services Department
specifications.
h. If any drainage fixture elevation is lower than the elevation of the next
upstream manhole cover, a backwater valve of a type approved by the Public
Works Services Director, or designee shall be installed by the property
owner/applicant on the lateral behind the property line.
i. The existing Oak trees shall be protected in place with the protection
measures recommended in the Arborist's Protected Tree Report dated
December 2013. In the event that any roots of the Oak trees need to be
disturbed, the property owner/applicant shall notify the City's Street
Superintendent, prior to the commencement of work.
j. An automatic fire-sprinkler system per the City of Arcadia Fire Department
Single & Multiple-family Dwelling Sprinkler Standard for residential areas shall
be installed by the property owner/applicant to the satisfaction of the City Fire
Marshal. Sprinkler systems that serve twenty (20) sprinkler heads or more
shall be fully monitored.
k. The property owner/applicant shall install a public hydrant on the street
frontage. The location shall be reviewed and approved by the City Fire
Marshal, or designee, prior to installation.
I. Minimum rated 2A:10BC fire extinguishers shall be provided on the exterior of
the structures on the front entrance side. The maximum travel distance to an
extinguisher shall be 75 feet. The locations shall be reviewed and approved
by the City Fire Marshal.
m. Prior to the issuance of a building permit the property owner/applicant shall
merge the two lots.
n. The property owner/applicant shall construct and/or enter into a subdivision
improvement agreement with the City, and post security for all the public
improvements shown on the Tentative Tract Map prior to approval of the
Tract Map, including the following items:
• Construction of a new driveway approach per City of Arcadia Standard
Plans.
• Construction of new curb, gutter, and sidewalk along the entire
frontage of the site. The new sidewalk shall be designed around the
existing Oak trees.
• Installation of a new HPSV streetlight per City of Arcadia Standard
within the parkway along Christina Street. The location shall be
TTM 72625, MFADR 13-34, THE 13-69, MC 14-05
19-23 Christina Street
March 11, 2014— Page 7 of 11
reviewed and approved by the City Engineer, or designee, prior to
installation.
o. The property owner/applicant shall obtain an encroachment permit from the
City prior to the commencement of any work in the public rights-of-way.
p. The property owner/applicant shall pay the following fees prior to approval of
the Tract Map: A Map Fee of $100.00 and a Final Approval Fee of $25.00 for
a total of$125.00.
q. Prior to approval of the Tract Map, the property owner/applicant shall submit
to the City Engineer for approval a separate demolition and erosion control
plan prepared by a registered civil engineer, which will be subject to the
approval of the City Engineer. All existing structures shall be demolished prior
to approval of the Tract Map.
r. The property owner/applicant shall submit to the City Engineer a Grading
Plan prepared by a registered civil engineer, which is subject to the approval
of the City Engineer prior to issuance of a building permit.
s. All landscaping in the public utility easement shall be subject to approval by
the easement owner.
t. All windows shall be recessed a minimum of 2-inches.
u. The property owner/applicant shall install a driveway gate. The location,
architectural design, color, and material, shall be reviewed and approved by
the Development Services Director, or designee, prior to installation.
v. That condominium Covenants, Conditions, and Restrictions (CC&R's)
containing provisions for property maintenance shall be submitted for review
and approval by the City Attorney, and shall be recorded concurrently with the
tract map.
w. One additional thirty-six inch (36") box tree shall be provided in the front yard.
The location shall be reviewed and approved by the Development Services
Director, or designee, prior to installation.
x. The design of the project shall comply with the applicable California
Residential Code and the City of Arcadia Multi-Family Construction Standards
to the satisfaction of the City Building Official.
y. The proposed development will require a Standard Urban Stormwater
Mitigation Plan (SUSMP) if there will be the creation, addition, or replacement
of 5,000 square feet or more of impermeable surface area. The property
owner/applicant shall comply with the SUSMP as prescribed by the Los
TTM 72625, MFADR 13-34, THE 13-69, MC 14-05
19-23 Christina Street
March 11, 2014— Page 8 of 11
Angeles County Department of Public Works SUSMP Manual and the
construction plans shall show the selected measures on the grading plan.
2. The project shall be developed and maintained in a manner that is consistent with
the plans submitted and conditionally approved for TTM 72625, MFADR 13-34, THE
13-69, and MC 14-05, subject to the approval of the Community Development
Administrator or designee.
3. 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.
4. Approval of TIM 72625, MFADR 13-34, THE 13-69, and MC 14-05 shall not take
effect unless on or before 30 calendar days after Planning Commission adoption of
the Resolution, the property owner/applicant has executed and filed with the
Community Development Administrator or designee an Acceptance Form available
from the Development Services Department to indicate awareness and acceptance
of these conditions of approval.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this project, the Commission should
move to approve Tentative Tract Map No. TTM 72625, Multiple-Family Architectural
Design Review No. MFADR 13-34, Oak Tree Encroachment Permit No. THE 13-69, and
Modification No. MC 14-05, and adopt the attached Resolution No. 1898 that
incorporates the conditions of approval set forth above, 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; the City's Oak Tree Preservation Regulations, and
that the Modification will secure an appropriate improvement.
TTM 72625, MFADR 13-34, THE 13-69, MC 14-05
19-23 Christina Street
March 11, 2014— Page 9 of 11
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 the California Environmental Quality
Act (CEQA) per Section 15332 of the CEQA Guidelines; and
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 Tract Map No. TTM 72625, Multiple-Family
Architectural Design Review No. MFADR 13-34, Oak Tree Encroachment Permit No.
TRE 13-69, and/or Modification No. MC 14-05 and direct staff to prepare a resolution for
adoption at the next meeting that incorporates the Commission's decision and specific
findings. 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.
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
TTM 72625, MFADR 13-34, TRE 13-69, MC 14-05
19-23 Christina Street
March 11, 2014— Page 10 of 11
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.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the March 11, 2014 public hearing,Planner, Jordan Chamberlin by calling 9. please contact
jhamberlin@ci.arcadia.ca.us. y g (626) 821-4334, or by email to
Approved:
Jim ama
Co munity Development Administrator
Attachments: Aerial Photo with Zoning Information
Tentative Tract Map
Proposed Architectural Plans
Photos of the Subject Property and Neighboring Properties
Arborist's Report
Preliminary Exemption Assessment
300-foot Radius Map
Resolution No. 1898
TTM 72625, MFADR 13-34, THE 13-69, MC 14-05
19-23 Christina Street
March 11, 2014— Page 11 of 11
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Site Address: 19-23 CHRISTINA ST
Property Owner(s): HUACHEN INVESTMENT INC
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Protected Tree Report:
Tree Survey, Encroachment,
Protection and Mitigation
19 — 23 Christina Street
Arcadia, CA 91007
Prepared For: Simon Lee & Associates, Architects
140 W. Valley Blvd.
Suite 215
San Gabriel, CA 91776
Tel: (626) 571-8000
Fax: (626) 571-8005
Email: Daniel.Amaya @slarch:corn
Prepared By: Michael Crane
Arbor Care, Inc.
P.O. Box 51122 SEC 2 J20/3
Pasadena, CA 91115 3
Tel: (626) 737-4007
Fax: (626) 737-4007
Email: info @arborcareinc.net
December 2013
Table of Contents
•
Summary of Data 1
Background and Purpose of Report 1
Project Location, Description and Tree Ordinance 2
Observations &Analysis 4
Tree Characteristics & Health Matrix 5
Construction Impact Matrix 6
Findings 7
Further Recommendations 7
Appendix A- Photos 8
Appendix B -Protected Tree Construction Impact Guidelines 13
Author's Certifications 19
Certification of Performance 20
Topographic Site Plan Pocket at back
Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
SUMMARY OF DATA
Total number of live Protected Trees on property including street trees
located in the adjacent public right-of-way area 3
Total number of off-site Protected Trees with canopies(driplines)
encroaching onto the property 0
Total number of dead or nearly dead Protected Trees on site 0
Total number of live Protected Trees to be preserved 3
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) 3
Total number of live Protected Trees with no dripline encroachments 0
Total number of proposed mitigation trees to be planted on site 0
BACKGROUND & PURPOSE
I was retained by the architect and project manager,Mr. Daniel Amaya, of Simon Lee and
Associates Architects,to be the consulting arborist for the planned redevelopment of the property
located at 19 and 23 Christina St.,Arcadia. There are Protected Trees located in the public right-
of-way setback that fronts the property. The proposed construction may impact these 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 the trees. As part of my preparation for this report I made a site
visit to the property on December 16,2013. I met with Mr. Amaya at that time to view and
discuss the proposed construction plans as they relate to the preservation of the Protected Trees.
1
Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
PROJECT LOCATION, DESCRIPTION & TREE ORDINANCE
Santa Anita
El Coora:in St
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u Genoa St
19 Christina St » ro
)r Arcadia. CA 91006-4022 �y
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' r Magna Vista Ave
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W Pamela Rd
Pamela Rd
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W Camino Real Ave
19-23 Christina St. is located just southeast of the intersection of S Santa Anita
Ave. and W Duarte Rd. Above map courtesy of Mapquest.com.
The property consists of several detached single-family units that appear to be in fair condition.
The homes will be demolished and the entire property redeveloped. Six condominium units will
be built. The existing landscape appears to be in fair condition and will be renovated. The
Protected Trees located on the property are in turf areas which appear to have historically been
given a moderate amount of supplemental irrigation. The oaks are a species native to the east
coast of the United States that is tolerant of high soil moisture and as a result it often succeeds as
a lawn tree. The aerial view on the next page(courtesy of Google maps) shows the approximate
property lines and existing tree canopy.
2
Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
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This aerial view (courtesy of Google Maps) has been illustrated to show the
approximate boundary lines (orange). The dark green canopy in the photo is the
Protected Street Trees that consist of oak species.
City of Arcadia Tree Ordinance
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 'A)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.
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Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
• 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 at a point four and one
half(4 'A) feet above the crown root.
FIELD OBSERVATIONS & DESIGN ANALYSIS
Refer to Site Plan located in pocket at back of this report,Tree Characteristics and
Health Matrix on page 5, Construction Impacts Matrix on page 6 and Photos in
Appendix A,page 8.
All of the Protected Trees appear to be in fair to good health and condition. They consist of three
holly oaks, Quercus Ilex. All three trees are located in the public right-of-way setback area in
front of the property, and are considered Protected Street Trees; however,being oak species,they
are protected by the city's tree ordinance regardless of their locations
The design of the new homes and hardscape has a front setback that is similar to the existing
units. The driplines of all three trees remain outside of the proposed building footprints.
Encroachments will occur from a new driveway and several walkways. The driveway poses the
greatest impact potential because of the depth of the required excavation for its construction.
The walkways are considered a minor impact because they will be poured on or near natural
grade and will not require excavation deeper than six inches to construct.
The proposed driveway is to be built between Trees#1 and#2. Required excavation will occur
as close as five feet from the west side of Tree#1 and six feet from the east side of Tree#2.
These distances encroach at the edges of the root plate areas of the trees, which is the area within
a radial distance from the trunk equal to three times its diameter measured at standard height(4
1/2 feet above grade). To determine the true impacts that the driveway construction will create an
exploratory trench was dug along the edges of the proposed driveway. Lines were painted under
the driplines of Trees#1 and#2 on the ground that outlined the contour of the driveway and
driveway entry. A narrow trench was dug to a minimum depth of 12 inches on the lines. All
encountered roots were preserved while digging and the objective was to find the number and
sizes of significant roots (those measuring one inch in diameter or larger) One significant root
was encountered near Tree#1, seven feet from the trunk.
My fmdings and photographs of the encountered root were sent to Mr. David Thompson, of the
city's street tree division, for his analysis. Mr. Thompson approved that the root may be cleanly
cut at the edge of the proposed driveway. The cut was made with a chainsaw,the trenches were
all backfilled and each of the three trees were fed by soil injection with a standard tree fertilizer
consisting of two pounds of slow-release nitrogen combined with one pound of other major
elements. All required excavation can now be done without risk of encountering or damaging
roots from Trees#1 or#2.
4
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Diameter of cuts for branch removals 4
Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
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 trees. To prevent unnecessary soil compaction a protective fence
must be installed around the Protected Trees 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 zones.
The recommended fence placements are drawn in dashed lines on the Site Plan of this
report. The main haul route for the demolition phase and into most of the construction
phase shall be the existing driveway.
The removal of the existing turf near the Protected Street Trees shall be done by hand.
No rototilling, deep cultivation or grading shall occur within the driplines.
The landscape planting plan is appropriate for oak trees, and most other mature shade
trees, as it utilizes low or no water near the base of each tree.
Refer to the Construction Impact Guidelines in Appendix C 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
fences are properly placed and installed and to review the goals for the tree protection
plan. The locations of the protective fences are drawn with a dashed line on the Site
Plan included in this report.
• The fenced protection zones may be altered during construction; however, any alterations
of the fenced protection zones must be approved by the arborist of record.
• Maintain the 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 Trees shall
be done with hand tools and monitored by the consulting arborist.
• If any injury whatsoever should occur to any Protected or preserved tree, call the
consulting arborist immediately. Timeliness is critical to being able to provide the best
mitigation treatment for injuries.
7
Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
APPENDIX A—Photos Michael Crane,RCA#440.December 2013
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ABOVE: Looking northwest at Trees #1 - #3. BELOW: Looking
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Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
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ABOVE: Looking west at Trees #1 - #3 in order. They are aligned in a row.
BELOW: The edges of the proposed driveway were marked in white paint
on the grass between Trees #1 and#2. The exploratory trenching was done
along those lines.
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9
Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
y r` < c Michael Crane,RCA#440.December 2013
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PHOTO: One significant root was encountered in the trench near Tree #1.
It consisted of a bundle of two three-inch diameter roots. The point of the
root's encounter was seven feet from the trunk. The trunk of Tree #1
measures 20" in diameter.
10
Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
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PHOTO: No significant roots were encountered in the exploratory trench
near Tree #2 That would need to be pruned. Apart of one root near the curb
(arrow) • visible running parallel to a six-inch length of the trench.
11
Protected Tree Report: Survey Encroachment and Protection an
19-23 Christina St.,Arcadia CA 910Pl07
Michael Crane,RCA#440.December 2013
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ABOVE: The significant root was cleanly cut at the edge of the proposed
driveway an d then backfilled. BELOW: All three trees were fed a complete
fertilizer. The solution consisted of slow-release nitrogen and other required plan t
nutrients.
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Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
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.
"` 'r .
• ' 4
Depth In ft. Depth In meters
3 1,0
4
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 horizonIally oriented lateral roots.
13
Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
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
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Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
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
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
15
Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
unfavorable soil conditions. One alternative to minimize pavement impacts is to consider
placing the pavement on the natural grade over a layer of minimally compacted base
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 under 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 1/2
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.,
16
Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
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
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 %2 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
17
Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
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.
Managing Root Injured Trees
Root-pruned 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.
18
Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
AUTHOR'S CURRENT CREDENTIALS
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19
Protected Tree Report: Survey Encroachment and Protection Plan
19-23 Christina St.,Arcadia CA 91007
Michael Crane,RCA#440.December 2013
CERTIFICATION OF PERFORMANCE
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.
l
Signed:
Registered Consulting Arborist#440; American Society of Consulting Arborist
Board Certified Master Arborist#WE 6643B; International Society of Arboriculture
Licensed California Agricultural Pest Control Adviser#AA08269
December 18, 2013
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�-� PRELIMINARY EXEMPTION ASSESSMENT
.�`�;�,• (Certificate of Determination When Attached to Notice of Exemption)
1. Name or description of project: Tentative Tract Map No. TTM 72625, Multiple-Family
Architectural Design Review No. MFADR 13-34, Oak Tree
Encroachment Permit No. THE 13-69, and Modification No. MC
14-05.
2. Project Location—Identify street 19-23 Christina Street(between S. Santa Anita Avenue and S.
address and cross streets or 1st Avenue)
attach a map showing project site
(preferably a USGS 15' or 7 1/2'
topographical map identified by
quadrangle name):
3. Entity or person undertaking A.
project:
B. Other(Private) Simon Lee &Associates.
(1) Name j Simon Lee
(2) Address 140 W. Valley Blvd., Ste. 215
San Gabriel, CA 91776
4. Staff Determination:
The Lead Agency's Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act(CEQA)" has concluded that this project does not require further environmental
assessment because:
a. ❑ The proposed action does not constitute a project under CEQA.
b. ❑ The project is a Ministerial Project.
c. ❑ The project is an Emergency Project.
d. ❑ The project constitutes a feasibility or planning study.
e. ® The project is categorically exempt.
Applicable Exemption Class: 1 15332 (Class 32, In-fill Development Projects)
f. ❑ The project is statutorily exempt.
Applicable Exemption:
9. El The project is otherwise
exempt on the following basis:
h. ❑ The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: February 28, 2014 Staff: Jordan Chamberlin, Assistant Planner
Preliminary Exemption Assessment FORM "A"
RESOLUTION NO. 1898
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO.
TTM 72625, MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW
NO. MFADR 13-34, OAK TREE ENCROACHMENT PERMIT NO. THE
13-69, AND MODIFICATION NO. MC 14-05 WITH A CLASS 32
CATEGORICAL EXEMPTION FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR A SIX-UNIT
RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 19-23 CHRISTINA
STREET
WHEREAS, on September 23, 2013 an application was filed by Simon Lee for
the design review of a six-unit, multiple-family residential development at 19-23
Christina Street, Development Services Department Case No. MFADR 13-34; and
WHEREAS, on November 27, 2013, an application was filed by Simon Lee for
the subdivision of a six-unit, residential condominium development at 19-23 Christina
Street, Development Services Department Case No. TTM 72625; and
WHEREAS, on December 23, 2013, an application was filed by Simon Lee for an
Oak Tree Encroachment Permit at 19-23 Christina Street, Development Services
Department Case No. THE 13-69; and
WHEREAS, on February 27, 2014, an application was filed by Simon Lee for
Zoning Modifications at 19-23 Christina Street, Development Services Department Case
No. MC 14-05; and
WHEREAS, a public hearing was held by the Planning Commission on March 11,
2014 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 March 11, 2014 are true and correct.
SECTION 2. This Commission finds:
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, the City's Oak Tree Preservation Regulations, and that
the Modifications will secure an appropriate improvement.
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 TTM
72625, MFADR 13-34, THE 13-69, and MC 14-05 for a six-unit, residential
condominium development at 19-23 Christina Street, subject to the following conditions:
1. The property owner/applicant shall comply with 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 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
-2- 1898
officials and employees, or designees, and shall include, but shall not be limited to the
following:
a. The property owner/applicant shall utilize existing water and sewer services
if determined to be feasible by the Public Works Services Director, or designee.
b. The property owner/applicant shall provide calculations to determine the total
combined maximum domestic and fire water demand, and verify the required water
service size.
c. The condominiums shall be served by a common domestic water meter and
service capable of supplying sufficient water to meet all domestic and fire needs of the
total number of units. A separate water service and meter shall be provided for the
common area landscape irrigation.
d. The property owner/applicant shall separate the fire service from the
domestic water service at each unit with a back flow prevention device approved by the
Public Works Services Director, or designee.
e. Fire protection requirements shall be as stipulated by the Arcadia Fire
Department and shall be conformed to Arcadia Standard Plan. In the event that fire
suppression is common to the complex, a separate fire service with Double Check
Detector Assembly (DCDA) shall be required as directed by the Fire Marshal, or
designee.
f. The property owner/applicant shall file a Water Meter Clearance Application
with the Public Works Services Department prior to the issuance of any building permits
for the project.
-3- 1898
g. New water service, if necessary, shall be installed by the property
owner/applicant. Installation shall be to the specifications of the Public Works Services
Department, Engineering Division. Abandonment of the existing water service, if
necessary, shall be completed by the property owner/applicant, according to Public
Works Services Department specifications.
h. If any drainage fixture elevation is lower than the elevation of the next
upstream manhole cover, a backwater valve of a type approved by the Public Works
Services Director, or designee shall be installed by the property owner/applicant on the
lateral behind the property line.
i. The existing Oak trees shall be protected in place with the protection
measures recommended in the Arborist's Protected Tree Report dated December 2013.
In the event that any roots of the Oak trees need to be disturbed, the property
owner/applicant shall notify the City's Street Superintendent, prior to the
commencement of work.
j. An automatic fire-sprinkler system per the City of Arcadia Fire Department
Single & Multiple-family Dwelling Sprinkler Standard for residential areas shall be
installed by the property owner/applicant to the satisfaction of the City Fire Marshal.
Sprinkler systems that serve twenty (20) sprinkler heads or more shall be fully
monitored.
k. The property owner/applicant shall install a public hydrant on the street
frontage. The location shall be reviewed and approved by the City Fire Marshal, or
designee, prior to installation.
-4- 1898
I. Minimum rated 2A:10BC fire extinguishers shall be provided on the exterior
of the structures on the front entrance side. The maximum travel distance to an
extinguisher shall be 75 feet. The locations shall be reviewed and approved by the City
Fire Marshal.
m. Prior to the issuance of a building permit the property owner/applicant shall
merge the two lots.
n. The property owner/applicant shall construct and/or enter into a subdivision
improvement agreement with the City, and post security for all the public improvements
shown on the Tentative Tract Map prior to approval of the Tract Map, including the
following items:
i. Construction of a new driveway approach per City of Arcadia Standard
Plans.
ii. Construction of new curb, gutter, and sidewalk along the entire frontage of
the site. The new sidewalk shall be designed around the existing Oak trees.
iii. Installation of a new HPSV streetlight per City of Arcadia Standard within the
parkway along Christina Street. The location shall be reviewed and approved by the
City Engineer, or designee, prior to installation.
o. The property owner/applicant shall obtain an encroachment permit from the
City prior to the commencement of any work in the public rights-of-way.
p. The property owner/applicant shall pay the following fees prior to approval of
the Tract Map: A Map Fee of $100.00 and a Final Approval Fee of $25.00 for a total of
$125.00.
-5- 1898
q. Prior to approval of the Tract Map, the property owner/applicant shall submit
to the City Engineer for approval a separate demolition and erosion control plan
prepared by a registered civil engineer, which will be subject to the approval of the City
Engineer. All existing structures shall be demolished prior to approval of the Tract Map.
r. The property owner/applicant shall submit to the City Engineer a Grading
Plan prepared by a registered civil engineer, which is subject to the approval of the City
Engineer prior to issuance of a building permit.
s. All landscaping in the public utility easement shall be subject to approval by
the easement owner.
t. All windows shall be recessed a minimum of 2-inches.
u. The property owner/applicant shall install a driveway gate. The location,
architectural design, color, and material, shall be reviewed and approved by the
Development Services Director, or designee, prior to installation.
v. That condominium Covenants, Conditions, and Restrictions (CC&R's)
containing provisions for property maintenance shall be submitted for review and
approval by the City Attorney, and shall be recorded concurrently with the tract map.
w. One additional thirty-six inch (36") box tree shall be provided in the front
yard. The location shall be reviewed and approved by the Development Services
Director, or designee, prior to installation.
x. The design of the project shall comply with the applicable California
Residential Code and the City of Arcadia Multi-Family Construction Standards to the
satisfaction of the City Building Official.
-6- 1898
y. The proposed development will require a Standard Urban Stormwater
Mitigation Plan (SUSMP) if there will be the creation, addition, or replacement of 5,000
square feet or more of impermeable surface area. The property owner/applicant shall
comply with the SUSMP as prescribed by the Los Angeles County Department of Public
Works SUSMP Manual and the construction plans shall show the selected measures on
the grading plan.
2. The project shall be developed and maintained in a manner that is consistent
with the plans submitted and conditionally approved for TTM 72625, MFADR 13-34,
THE 13-69, and MC 14-05, subject to the approval of the Community Development
Administrator or designee.
3. 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.
-7- 1898
4. Approval of TTM 72625, MFADR 13-34, THE 13-69, and MC 14-05 shall not
take effect unless on or before 30 calendar days after Planning Commission adoption of
the Resolution, the property owner/applicant has executed and filed with the Community
Development Administrator or designee an Acceptance Form available from the
Development Services Department to indicate awareness and acceptance of these
conditions of approval.
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
Passed, approved and adopted this 11th day of March, 2014.
Chairman, Planning Commission
ATTEST:
Secretary
APPROVED AS TO FORM:
Stephen P. Deitsch
City Attorney
-8- 1898