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Home My WebLink AboutItem 1 or Ake 4 Ge,L1POk.V19'9� rp03. r A v oS IYOJ hlunity°`�`° STAFF REPORT Development Services Department DATE: July 22, 2014 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Jordan Chamberlin, Assistant Planner SUBJECT: HOA 14-01 — APPEAL OF RANCHO SANTA ANITA PROPERTY OWNERS' ASSOCIATION'S ARCHITECTURAL REVIEW BOARD'S APPROVAL AND OAK TREE ENCROACHMENT PERMIT APPLICATION NO. TRE 14-43 AT 1100 FALLEN LEAF ROAD. Recommended Action: Continue the public hearing of Appeal No. HOA 14-01 and Oak Tree Encroachment Permit Application No. TRE 14-43 to the September 9, 2014, Regular Planning Commission Meeting SUMMARY This is an appeal by Archie and Lois Miller, to request that the Planning Commission review the Rancho Santa Anita Property Owners' Association's (HOA) Architectural Review Board's (ARB) approval of the design and site layout of a new 11,250 square-foot, two- story, single-family residence at 1100 Fallen Leaf Road, more specifically the location of the driveway and garages. An aerial photo of the site with zoning information and the proposed plans are attached. City Council Resolution No. 6770, which establishes the standards for the City-designated Homeowners' Association areas, sets forth that any body hearing an appeal of an ARB decision shall be guided by the following principles, and if the proposal fails to satisfy these principles, the appeal may be approved: 1. Control of architectural appearance and use of materials shall not be so exercised that individual initiative is stifled in creating the appearance of external features of any particular structure, building, fence, wall or roof, except to the extent necessary to establish contemporary accepted standards of harmony and compatibility acceptable to the ARB or the body hearing an appeal in order to avoid that which is excessive, garish, and substantially unrelated to the neighborhood. 2. Good architectural character is based upon the principles of harmony and proportion in the elements of the structure as well as the relationship of such principles to adjacent structures and other structures in the neighborhood. 3. A poorly designed external appearance of a structure, wall, fence, or roof, can be detrimental to the use and enjoyment and value of adjacent property and neighborhood. 4. A good relationship between adjacent front yards increases the value of properties and makes the use of both properties more enjoyable. The Planning Commission is to also consider an Oak Tree Encroachment Permit application to allow new landscaping, hardscape, and garden walls to encroach upon 13 oak trees, and determine if this project qualifies for an exemption from the California Environmental Quality Act (CEQA). The proposed architectural design has been reviewed and approved by the Architectural Review Board (ARB) of the Rancho Santa Anita Property Owners' Association (HOA). Photos of the subject property and neighboring properties are attached along with the ARB Findings and Action Form. It is recommended that the Planning Commission continue Appeal No. HOA 14-01 and Oak Tree Encroachment Permit Application No. TRE 14-43 to the September 9, 2014, Planning Commission Meeting to allow the applicant, appellant, and ARB to reevaluate the site layout and design. BACKGROUND APPELLANTS: Archie and Lois Miller APPLICANT: Mur-Sol Development, LLC. LOCATION: 1100 Fallen Leaf Road REQUESTS: Review of the Rancho Santa Anita Property Owners' Association's Architectural Design Review Board's approval of the architectural design and site layout of a new 11,250 square-foot, two-story, single-family residence. Approval of Oak Tree Encroachment Application No. TRE 14-43 for encroachment into the protected areas of 13 oak trees. SITE AREA: 41,305.69 square-feet (0.95 acre) FRONTAGE: 114.36 feet along Fallen Leaf Road EXISTING LAND USE & ZONING: The site is developed with a 3,617 square-foot, one-story, single-family residence that was constructed in 1952. The property is zoned R-0-30,000&D, First One- Family with a minimum lot size of 30,000 square feet and an Architectural Design Overlay. SURROUNDING LAND USES: The surrounding properties are developed with single-family residences and are zoned R-0-30,000&D. APPEAL No. HOA 14-01 & TRE 14-43 1100 Fallen Leaf Road July 22, 2014 — page 2 of 6 GENERAL PLAN DESIGNATION Residential Estate (up to 2 dwelling units per acre) — This designation accommodates low-density single-family residential neighborhoods. Development is typified by large lot, detached single-family residences on estate-type lots of 22,000 square feet or larger. Permitted uses include single-family residences on a single lot and private tennis courts and similar facilities. DISCUSSION The applicants are proposing to demolish the existing residence and build a new 11,250 square-foot, two-story, single-family residence with an attached 999 square foot, four car garage at 1100 Fallen Leaf Road. The proposed residence will have six bedrooms, eight and a half bathrooms, and several ancillary rooms— see the attached plans. On June 24, 2014, the Rancho Santa Anita Property Owners' Association's Architectural Review Board (ARB) approved the applicants' design concept plans. On June 30, 2014, Archie and Lois Miller, the owners of 1110 Fallen Leaf Road, filed an appeal of the ARB's approval of the new site layout for the proposed residence — see the attached appeal letter. The appeal specifically requests that the proposed driveway and garages be relocated to the opposite side of the new home where the existing driveway and garage are located. The appellants state that the proposed location of the driveway and garage would degrade their quality of life, and is not consistent with City Council Resolution No. 6770. The appellant raised concerns regarding car lights shining into their bedrooms and the noise generated by the vehicles. The appellants did not voice their concerns regarding the location of the proposed driveway and garages during the ARB meeting, as stated in the appeal letter, thus an alternative layout was not discussed at that time. However, per City Council Resolution No. 6770, the location and configuration of new buildings should be harmonious with the surrounding area. In this neighborhood is it common for driveways and garages to be located adjacent to shared property lines. In addition, the appellant has obtained signatures from three neighboring property owners who support their request to maintain the garage and driveway on the existing side - see the attached letters. Maintaining the locations of the garages and driveway on the east side of the proposed new home will maintain visual continuity for the neighborhood, but it may affect the encroachments into the protected zones of the oak trees located adjacent to the northeasterly property line. And, there may be other impacts to the neighbor to the east of the subject property, as well as to the appellant. The lot is irregularly shaped with the east side property line being shorter than the appellant's property side line. Relocating the garages to the east side may expose the easterly neighbor to more of the proposed house, which may not be acceptable. For instance, the proposed new house could extend past the neighbor's home and thus would overlook their rear yard. The proposed home may also be located closer to the appellant's house because the space necessary for the driveway is no longer needed. The minimum side yard setback for the first floor is 15'-0", and the applicant is proposing a APPEAL No. HOA 14-01 & THE 14-43 1100 Fallen Leaf Road July 22, 2014 — page 3 of 6 minimum setback of 16'-6" on the northwesterly side at the area adjacent to the appellant's property, and about 26'-0" where the garages are proposed to be located. In order to evaluate all ramifications from a change in the layout, it is recommended that the Planning Commission continue Appeal No. HOA 14-01 to the September 9, 2014, Planning Commission Meeting to allow the applicant, appellant, and ARB to reevaluate the design with the appellant's concerns taken into consideration. Oak Tree Encroachments The proposed development will encroach into the protected areas of 13 oak trees; five of which are located on the subject property and eight of which are located off the site that have protected areas that extend onto the subject property. Certified Arborist Michael Crane reviewed the subject proposal and prepared the attached Oak Tree Report for this project. Mr. Crane finds that with protective measures, the proposed development will not have negative impacts on the health of these 13 oak trees. It is recommended that Oak Tree Encroachment Permit Application No. TRE 14-43 be continued to the September 9, 2014, Planning Commission Meeting in order for the Arborist's Report to be amended, if necessary, if the site layout is revised. ENVIRONMENTAL DOCUMENT Pursuant to the provisions of the California Environmental Quality Act (CEQA) the Development Services Department has determined that the proposed project is new construction of one single-family residence, and is therefore exempt from further environmental review per Section 15303 of the CEQA Guidelines. A Preliminary Exemption Assessment is attached. PUBLIC HEARING NOTIFICATION Public hearing notices of Appeal No. HOA 14-01 and Oak Tree Encroachment Permit Application No. TRE 14-43 were mailed to the property owners of those properties within the design review notification area of the subject property on July 10, 2014 — see the attached notification mailing map. Notices were also sent to the Rancho Santa Anita Property Owners' Association President and ARB Chairman. As of July 17, 2014, no comments have been received regarding this project. RECOMMENDATION It is recommended that the Planning Commission continue Appeal No. HOA 14-01 and Oak Tree Encroachment Permit Application No. TRE 14-43 to the September 9, 2014, Planning Commission Meeting to allow the applicant, appellant, and ARB to reevaluate the site layout and design. If the Planning Commission chooses to deny the appeal and uphold the ARB's approval of the design and approve Oak Tree Encroachment Permit No. TRE 14-43, the following conditions of approval are recommended: APPEAL No. HOA 14-01 &TRE 14-43 1100 Fallen Leaf Road July 22, 2014 — page 4 of 6 1. Approval of the proposed design and TRE 14-43 shall not take effect until Certificate of Demolition No. COD 14-90 has been approved by the Community Development Administrator or designee. 2. The driveway shall be revised to be no less than 9'-0" in width prior to submitting plans to plan check in Building Services (AMC Sec. 9251.2.6.1). 3. The project shall be developed and maintained by the applicant/property owner in a manner that is consistent with the plans submitted and conditionally approved for Appeal No. HOA 14-01 and Oak Tree Encroachment No. TRE 14-43, subject to the approval of the Community Development Administrator or designee. 4. The project shall be developed and maintained by the applicant/property owner in compliance with all of the recommended tree protection measures listed in the Oak Tree Report prepared for this project. 5. The applicant/property owner 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, or their respective designees. 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. 6. The applicant/property owner 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. Approval of Appeal No. HOA 14-01 and TRE 14-43 shall not take effect unless on or before 30 calendar days following approval of these applications by the Planning Commission, the applicant/property owner 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. APPEAL No. HOA 14-01 & TRE 14-43 1100 Fallen Leaf Road July 22, 2014 — page 5 of 6 PLANNING COMMISSION ACTION Continuance If the Planning Commission intends to continue Appeal No. HOA 14-01 and Oak Tree Encroachment Permit Application No. TRE 14-43; the Commission should move to continue the public hearing to the Regular Planning Commission Meeting on September 9, 2014. Approval of Appeal and Denial of Design If the Planning Commission intends to approve the appeal and deny the proposed design, the Commission should move to approve Appeal No. HOA 14-01, and deny Oak Tree Encroachment Permit Application No. TRE 14-43; and state that the project is not consistent with City Council Resolution No. 6770. Denial of Appeal and Approval of Design If the Planning Commission intends to deny the Appeal and uphold the ARB's approval of the design, the Commission should move to deny Appeal No. HOA 14-01 and approve Oak Tree Encroachment Permit No. TRE 14-43; and state that the project is consistent with the City's design guidelines, City Council Resolution No. 6770, and the City's Oak Tree Protection Regulations, subject to the recommended conditions of approval, or as modified by the Planning Commission. If any Planning Commissioner or other interested party has any questions or comments regarding this matter prior to the July 22, 2014, public hearing, please contact Assistant Planner, Jordan Chamberlin by calling (626) 821-4334, or send an email to JChamberlin @ArcadiaCA.gov. Approved by: Ji asama •mmunity Development Administrator Attachments: Aerial Photo with Zoning Information Proposed Architectural Plans Photos of the Subject Property and Neighboring Properties ARB Findings and Actions Form Letters from Neighboring Property Owners Oak Tree Report dated June 2013 Preliminary Exemption Assessment Notification Mailing Map APPEAL No. HOA 14-01 & TRE 14-43 1100 Fallen Leaf Road July 22, 2014 — page 6 of 6 E/ ii t . Ix , Site Address: 1100 FALLEN LEAF RD Property Owner(s): S.G.V. Property Fund, LLC. ri II ilk it 4 it t # k - 7,* ili ,, ,gritor, „ , , , ialiamie _It „ . Property Characteristics Selected parcel highlighted // l--`-'YN I l / I I I \■ -0 30,1)00 Zoning: R-O (30,000) s.„ I _'S� General Plan: RE "°',r IN��'�111� Lot Area (sq ft : N.4111'01111111'"11 ( q ) 41,305.69 �: `�.`all.00 1) ,l` Main Structure / Unit(sq.ft.): 3,617 .�=„■"�:,� Nay kbr D. Year Built: 1952 A...=W:. .�'.,��, Number of Units: 1 1111111111111 11110,)ok, Overlays ..moul N■l me • •- -: : 2 XC C: i aununu umnuul 1,r ■ um .. =IN Nom —. Parking Overlay: n/a minnow �”k-o►l1 y`01Ja a fias1 Downtown Overlay: n/a � Z�, Special Height Overlay: n/a 1 Illmlmnl ir�� I1IIr�GC]il3ZZI ! 3! 1 1111111111ln & 4w av! r''-'® w'aa■rminr MO Architectural Design Overlay: D Parcel location within City of Arcadia,! This map is a user generated static output from an Internet mapping site and is for Report generated 17-Jul-2014 reference only. 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P 'or .»Y4'` y + ." - '.,rY".�• Photo of neighboring property to the north, 1101 Fallen Leaf Road �:v. f i NA,4. {. t r 6". ' ,, earl rfe , rj * w� ;3` S qs tr A. 4,,,: M { .' e9" T. „,1 + 4 s ,,rte' 1 •+��yk0 ; / T I' n't f -'c �. t'e'i,'' .r 't : ` i .a , -...,,f_''',•.;,-',t 3: '.q-,..,i"T. ." hS� :A 1 � .Y + , 1, 4i' Y. 4!J S ', y -� h ' 4,, 1. y..40 it "'s.''.-----e:' C T te+: '4 `.: y rXS}` aV ...--1 R ;5To' Y}1 Y- . .r ' a 1 y Y I . .L tr 1. l r X ` r5 ate. +•,. P,+ ■ ' i : { ■ r w. +n.. 'r.0 - .. 'n�.",R+�1G.,:-. W j'a -oF, .b- 'fiin y ti ^..M. i ._. r.y� { • } to-^ - °.Y i ♦. I'._' e v� :.'tom ti� A 0 , -„ F •I_ r. ./fir *. �, � �P'". s .r:► y�ge is sue +,:! aT.Arh1h. '�. r' -�l` _.1T�Ot'e, ' '4''■` �" Photo of neighboring property to the east, 1070 Fallen Leaf Road S? A dl< .1'-'• f •• - r t _ .-- w £ firC � E • L ' ,,,,'7777 . ':. is j a - ' °Y ,L 1 4.--..;,,,, Ft � t �r k�r - y� y, . } *N. ' ''SuJ rx \, ,.. dmnt• ,ra*:�1\ �' i i 1• i 1 4 ' 14' y� �'° t "'rF Photo of neighboring property, 1125 Fallen Lead Road,located to the northwest of the subject property � x- .r { ' 4 " 4 . c .4�y� � ` � ��fi t r t 4, 4 r� ', * t s t 4 ,-,-.,74 p �to '-' •lilt, .c+ t^y 4 '! i. ' Photo of neighboring property, 1061Fallen Lead Road,located to the northeast of the subject property ARCHITECTURAL DESIGN REVIEW BOARD FINDINGS AND ACTION A. ASSOCIATION NAME: &CAM vA•rdTA (1A B. PROJECT ADDRESS: 11 OO FA-1 -j Z r C. PROPERTY OWNER: .5e-V Fox,ca iC, L..i L ADDRESS (IF DIFFERENT): 116k 't ZabeP H a A-¢C -P i ' di 100 to D. FINDINGS (only check those that apply, and provide a written explanation for each): 1. The proposed construction materials ARE ❑, ARE NOT❑compatible with the existing materials, because 2. The proposed materials WILL ❑, WILL NOT 0 have a significant adverse impact on the overall appearance of the property, because 3. The proposed project IS❑, IS NOT❑significantly visible from the adjoining public rights of way, because 4. The proposed project IS ❑, IS NOT❑ significantly visible from the adjoining properties because 5. The elements of the structure's design ARE ❑, ARE NOT ❑ consistent with the existing building's design, because 6. The proposed project IS ❑, IS NOT ❑ in proportion to other improvements on the subject site or to improvements on other properties in the neighborhood, because 7. The location of the proposed project WILL❑, WILL NOT❑ be detrimental to the use and enjoyment and value of adjacent property and neighborhood, because • 8. The proposed project's setbacks DO ❑, DO NOT❑ provide for adequate separation between improvements on the same or adjoining properties, because 9. OTHER FINDINGS: (over) E. ACTION: ® APPROVAL ❑ CONDITIONAL APPROVAL, subject to the following condition(s): ❑ DENIAL F. DATE OF ARCHITECTURAL REVIEW BOARD'S ACTION: 301.1,. 2f-141. 20 i G. ARCHITECTURAL REVIEW BOARD MEMBER(S) RENDERING THE ABOVE DECISION: Kid ■ I P-41es 6{3•NTOro Mte.Z.1 -'o t.16r1l'CV* 2'0 wN L-c t C`fZ H t-1 tQ'µ' + H. REPRESENTING THE 12A-04-4+0 ''„o,m Nu ,i IO ASSOCIATION. I. APPEALS Appeals from the ARB's decision shall be made to the Planning Commission. Anyone desiring to make such an appeal should contact Planning Services for the requirements, fees and procedures. Said appeal must be made in writing and delivered to Planning Services at 240 W. Huntington Dr., Arcadia, CA 91007, within seven (7) calendar days of the ARB's decision. J. EXPIRATION OF APPROVAL If for a period of one (1) year from the date of approval, any project for which plans have been approved by the ARB, has not begun construction (as evidenced by clearing and grading and/or installation of a new foundation and/or by installation of new materials on a structure that is being remodeled) or has been unused, abandoned or discontinued, said approval shall become null and void and of no effect. Such project may be resubmitted to the ARB for renewed approval; however, the ARB shall review the project as if it had not been previously approved in accordance with the current standards in effect. Subject: 14-01 Appeal to Planning Commission ofI-10A/ARB Decision Date: July 22,2014 at 7:00 P.M. Location:Arcadia City Council Chambers In Re: Mur-Sol Proposed Project for 1100 Fallen Leaf Road. Currently,the driveway and garage are located on property's east side. The Mur-Sol's project arbitrarily relocates the driveway and builds a multi-car garage on the property's west side. This move will negatively affect The Miller Family's quality of life because their master bedroom and other bedrooms are on their property's east side and noises and lights from multiple cars will disrupt their sleep. We support the Miller Family's desire to keep both the driveway and multi-car garage on • the property's east side. Torn McKernan Date 1070 Fallen Leaf Road Arcadia, California 91006-1905 Subject: 14-01 Appeal to Planning Commission of HOA/ARB Decision Date:July 22,2014 at 7;00 P.M. Location: Arcadia City Council Chambers In Re:Mur-Sol Proposed Project for 1100 Fallen Leaf Road. Currently,the driveway and garage are located on property's east side. The Mur-Sol's project arbitrarily relocates the driveway and builds a multi-car garage on the property's west side, This move will negatively affect The Miller Family's quality of life because their master bedroom-and other bedrooms are on their property's east side and noises and lights from multiple cars will disrupt their sleep. We support the Miller Family's desire to keep both the driveway and multi-car garage on the property's east side. July McKernan Date 1070 Fallen Leaf Road Arcadia, California • Subject: 14-01 Appeal to Planning Commission of HOA/ARB Decision Date;July 22,2014 at 7:00 P.M. Location: Arcadia City Council Chambers In Re:Mur-Sol Proposed Project for 1100 Fallen Leaf Road. Currently,the driveway and garage are located on property's east side. The Mur-Sol's project arbitrarily relocates the driveway and builds a multi-car garage on the property's west side. This move will negatively affect The Mills Family's quality of life because their m aster bedroom and other bedrooms are on their property's east side and noises and lights from multiple cars will disrupt their sleep. We support the Miller Family's desire to keep both the driveway and multi-car garage on the property' est side. 1-< ,47.4.1.,7. 1 i - r c Cindy nd Do ' es � Date 1101 Fallen Leaf Road Arcadia,California •t Subject: 14-01 Appeal to Planning Commission of HOA/ARB Decision Date:July 22,2014 at 7:00 P.M. Location:Arcadia City Council Chambers In Re: Mur-Sol Proposed Project for 1100 Fallen Leaf Road. Currently, the driveway and garage are located on property's east side. The Mur Sol's project arbitrarily relocates the driveway and builds a multi-ear garage on the property's west side, This move will negatively affect The Miller Family's quality of life because their master bedroom and other bedrooms are on their property's east side and noises and lights from multiple cars will disrupt their sleep. We support the Miller Family's desir to keep both the driveway and multi-car garage on the property's east side. J �' ., f e t 1, Norm Doerges Date 1101 Fallen Leaf Road Arcadia,California • .y Subject: 14-01 Appeal to Planning Commission of HOA/ARB Decision Date:July 22,2014 at 7:00 P.M. Location:Arcadia City Council Chambers Fn Re:Mur-Sol Proposed Project for 1100 Fallen Leaf Road. Currently,the driveway and garage are located on property's eastside. The Mur-Sol's project arbitrarily relocates the driveway and multi-car garage to the property's westside. The move will negatively affects The Miller Family's quality of life because their master bedroom and other bedrooms are on their property's eastside and noises and lights from multiple cars will disrupt their sleep. We support the Miller Family's desire to keep both the driveway and multi-car garage on • the property's eastside. —kil/L4 ,A,4 7.. ./ Dr.Jo aken Date `� 1120 Fallen Leaf Road Arcadia, California 91006 Subject:14-01 Appeal to Planning Conrnmission of HOA/ARB Decision Date:July 22,2014 at 7:00 P.M. Location:Arcadia City Council Chambers In Re:Mur-Sol Proposed Project for 1100 Fallen Leaf Road. Currently,the driveway and garage are located on property's eastside. The Mur-Sol's project arbitrarily relocates the driveway and multi-car garage to the property's westsidc. The move will negatively affects The Miller Family's quality of life because their master bedroom and other bedrooms are on their property's eastside and noises and lights from multiple cars will disrupt their sleep. We support the Miller Family's desire to keep both the driveway and multi-car garage on the property's eastside. qt•tg, )1) )07 /24, Gracie Waken Date I 1120 Fallen Leaf Road Arcadia,California 91006 Protected Tree Report: Tree Survey, Encroachment, Protection and Mitigation 1100 Fallen Leaf Road Arcadia, CA 91006 Prepared For: Mr. Robert Tong Sanyao International, Inc. 255 E. Santa Clara Street, #200 Arcadia CA 91006 Tel: (626) 446-8048 Fax: (626) 446-7090 Email: Sanyao888@aol:com Prepared By: Michael Crane Arbor Care, Inc. P.O. Box 51122 Pasadena, CA 91115 Tel: (626) 737-4007 Fax: (626) 737-4007 Email: info@arborcareinc.net June 2014 Table of Contents Summary of Data 1 Background and Purpose of Report 1 Project Location,Description&Tree Ordinance . 2 Observations&Analysis , 4 Tree Characteristics&Health Matrix 5 Construction Impact Matrix 6 Findings 8 Further Recommendations. . 8 Appendix A-Photos 9 Appendix B-Protected Tree Construction Impact Guidelines 11 Author's Certifications 17 Certification of Performance 18 Topographic Site Plan Pocket at back Protected Tree Report: Survey Encroachment and Protection Plan 1100 Fallen Leaf Rd.,Arcadia,91006 Michael Crane,RCA#440.June 2014 SUMMARY OF DATA . .b Total number of healthy Protected Trees on property including street trees located in the adjacent public right-of-way area 8 Total number of off-site Protected Trees with canopies(driplines) encroaching onto the property 5 Total number of diseased/hazslydous Protected Trees on site proposed for removal 0 Total number of healthy Protected Trees to be preserved 13 Total number of healthy Protected Trees to be removed 0 Total number of Protected Trees that will be preserved,which will be impacted by construction within dripline(encroached) 13 Total number of 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 Project Manager,Mr. Robert Tong of Sanyao International, Inc.to be the consulting arborist for the planned redevelopment of the property located at 1100 Fallen Leaf Rd.,Arcdia. There are Protected Trees located on the property and encroaching over the property from off site. The proposed construction may impact these trees and this report will serve to both notify the City of Arcadia Planning Division 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 June 7, 2014. I met with Mr.Tong at that time to view and discuss the proposed construction plans as they relate to the preservation of the Protected Trees. 1 Protected Tree Report: Survey Encroachment and Protection Plan 1100 Fallen Leaf Rd.,Arcadia,91006 Michael Came,RCA#440.June 2014 • PROJECT LOCATION, DESCRIPTION & TREE ORDINANCE 2 E. N The property is approximately one block east of N. Michillinda Ave.,just south of Hampton Rd. Above map courtesy of Apple Maps. The property consists of a one story single-family residence that appears to be in fair condition. The home will be demolished and the property redeveloped into a two story single family home. The landscape is minimally maintained and is in fair condition. The trees on the property, including the Protected Trees appear to be in fair to good health and structural conditions. The landscape will be renovated and the Protected Trees will be incorporated into the new design; with cultural improvements that will benefit the health of the Protected Oak Trees. 2 Protected Tree Report: Survey Encroachment and Protection Plan 1100 Fallen Leaf Rd.,Arcadia,91006 Michael Crane,RCA#440.June 2014 .421*' 1 ' cy 2 , lb �- 4 =. . , . , . % , .,.. . ., . .. Ir..... x At , . r _z y #$r N , . .,-; „ . . . .._..; s This aerial view (courtesy of Apple Maps) has been illustrated to show the approximate boundary lines (orange). The locations of the Protected Trees are numbered in yellow. 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. 3 Protected Tree Report: Survey Encroachment and Protection Plan 1100 Fallen Leaf Rd.,Arcadia,91006 Michael Crane,RCA#440.June 2014 to Any other living oak tree with a trunk diameter larger than twelve(12)inches measured at a point four and one half(4 V2)feet above the crown root,or,two(2)or more thinks measuring ten(10)inches each or greater in diameter measured at a point four and one half(4%)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. Analysis regarding rootzone impacts are based on the type of impact,e.g,soil compaction, grading,and excavation; as well as the distance from the trunk that the impacts will occur. It is commonly accepted among professional arborists that a distance equal to three times a trunks diameter contains the structural roots responsible for keeping the tree upright. This critical rootzone area is defined as the root plate. Beyond the root plate the roots typically taper off into smaller, less significant sizes. These smaller roots are usually two inches in diameter or smaller and make up the rootmass responsible for water and nutrient uptake. Although roots of these sizes can be cut without significantly impacting health and stability it is advised that no more than 30 percent of the rootmass within the dripline is severed. The bulk of the rootmass is located within the top three feet of soil and root growth slows or halts when soil bulk density exceeds 1.60 gloms for most soils. More information regarding rootzone impacts is provided in the Excavation and Root Pruning section of the Construction Impact Guidelines,Appendix B. Trees#1—#3: These trees are all located off-site on the property to the west. Tree#1 is a street , tree. A slight encroachment will occur from the construction of the new driveway,part of which will be built in the footprint of the existing one. No overexcavation and compaction will occur in the dripline of any tree. Landscape renovation type encroachments will occur. Trees#4--#8: These trees are all located along the existing driveway,near the east property line. The trees are in a tight group and they have been maintained as a large evergreen screen, with periodic reduction pruning and side-sheering. A slight encroachment will occur from the construction of the new driveway, all of which will be built in the footprint of the existing one. No overexcavation and compaction will occur in the dripline of any tree. Landscape renovation type encroachments will occur. Trees#9-#13: These trees are grouped together in the southwest corner of the back yard. This area of the property is very overgrown with many trees. The Protected Oaks have grown into a co-dominant canopy with some suppression from surrounding ash and other large trees. No overexcavation and compaction will occur in the dripline of any tree,nor will any hardscape be built in any tree's dripline. The existing property line fences on the south and west,within the driplines,will remain. 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(-4 M Protected Tree Report: Survey Encroachment and Protection Plan 1100 Fallen Leaf Rd.,Arcadia,91006 Michael Crane,RCA#440.June 2014 FINDINGS l4 • All required excavation will occur from hardscape and will be on one side of each tree. It is at tolerable distances from the trunks of all Protected Trees; at least a distance equal to five times the trunk diameter. • Light grading from landscape renovations will occur and will be tolerable as long as the work is done in a professional manner. RECOMMENDATIONS 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. • Prior to demolition the contractor and consulting arborist shall meet on site to mare sure fences are properly placed and installed and to review the goals for the tree protection plan. The location of the protective fences are drawn with a dashed line on the Site Plan included in this report. • Tree Protection Zone fences shall be at least four feet tall and constructed of chain link fencing secured on metal posts. • 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. • The removal of existing turfgrass and other vegetation near the Protected Trees shall be done by hand. No rototilling or other deep cultivation or grading shall occur within the driplines. • Refer to the Construction Impact Guidelines in Appendix B for important general preservation measures concerning the different elements of this project. Protected Tree Report: Survey Encroachment and Protection Plan 1100 Fallen Leaf Rd.,Arcadia,91006 Michael Crane,RCA 8440.June 2014 APPENDIX A —Photos 4 ■ ; ' R3� a • #,: - , #,,,,- ' r ABOVE: Lookng south at the west entrance of the circular driveway that will be replaced. Tree #1 is located in the public right-of-way setback of the neighboring property. BELOW: Trees #2 and #3 are also located on the property to the west. 7., 1 ' ,:-„,...i. ., ::y. .-tit fit ,• a ,� 1 , .1,'{ t A d l_ 71 x w ' �1h A r +L: �, r"' j `.,:�:/a.:4 4 ,V} b x �''. /1 'mod.'f „I '?ticp.tt , yeti ` r4 °.r r Vi, ,,Y,1. .�.. w '� 3• a S 53r .{ a d'' 1, x �'^ ,, t .. « 'N.• 1 r C IN ,'. �t ,,.. it is 9 Protected Tree Report: Survey Encroachment and Protection Plan 1100 Fallen Leaf Rd.,Arcadia,91006 Michael Crane,RCA#440.June 2014 , 1 •, � f• a ,. .' t .+, r 4 t. '" et 4".., (_",:e.,14,... , n4 i 1. 1 itr '!'� • t ABOVE: Trees #4-#8 are in a group located near the east property line. They have been managed for many years as a sort of evergreen screen. BELOW: Trees #9-#12 are located in a group near the southwest corner of the back yard. The area is very overgrown with many other trees. }' � JA ,i r .a.44. b•Y ; h ,�, y< , ' 1.,i , 4tto. 4:7', fo.f ,...", fr f14.14k6 '...01 4VI X.44.4` i .t'err'1'; dr ) - ' ,,�,:; x S�'-�j.,t a ,u.. � ... , 1+""47C;lit ',.471/4.--shr.'■ ‘1" ' '' .A ," ..:* -,.,-:: 10 Protected Tree Report: Survey Encroachment and Protection PIan 1100 Fallen Leaf Rd.,Arcadia,91006 Michael Crane,RCA#440.Jane 2014 APPPENDD B -Protected Tree Construction Impact Guidelines Size and Distribution of Tree Roots Taken from Arboricult'.ue Tntesrrated Management ofLandscane Trees Shrubs and Vines. Harris,R.W.,Clark,,l.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 mot 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 g 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. 't 1\ iir; -'1„(k 4,40 • Depth In ft. 1 � 4 Depth In mfrs u 1.0 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 harizdnlaHy oriented lateral roots, 11 Protected Tree Report: Survey Encroachment and Protection Plan 1100 Fallen Leaf Rd.,Arcadia,91006 Michael Crane,RCA#440.June 2014 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 toils,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 12 Protected Tree Report Survey Encroachment and Protection Plan 1100 Fallen Leaf Rd.,Arcadia,91006 Michael Crane,RCA#440.June 2014 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 harden 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. Bulb 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 i achieve the required q grade,and the necessary � ary 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 13 Protected Tree Report: Survey Encroachment and protection Plan 1100 Fallen Leaf Rd.,Arcadia,91006 Michael Crane,RCA#440.June 2014 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 'A 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., 14 Protected Tree Report: Survey Encroachment and Protection Plan 1100 Fallon Leaf Rd.,Arcadia,91006 Michael Crane,RCA#440.June 2014 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 free 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,a6 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 muted 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 'A 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 DBI3. Tunnels should also be offset to either side of the trunk. For trenching that extends only part way into TPZ,consider trenching radially to the tree trunk,as this is less harmful than tangential trenching. All trenches 15 Protected Tree Report: Survey Encroachment and Protection Plan 1100 Fallen Leaf Rd.,Arcadia,91006 Michael Crane,RCA#440.June 2014 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. 16 Protected Tree Report: Survey Encroachment and Protection Plan /. ,,,,,,. ,\04.,/,,,\,.,„,,,,,,,/ \/ \J1,11[\10„.F.,leiLe:1 Arcadia,91006 Michael Crane,RCA#440.June 2014 AUTI-IOR'S CURRENT CREDENTIALS . •., (I. 4..4 +-I .r. 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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. .-) 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 June 18,2014 � iL Cp.. Date: x ' It .x ;n irn v ,1/4 , (.‘ Consulfia 18 es " 1 PRELIMINARY EXEMPTION ASSESSMENT ot ® (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: Appeal No. HOA 14-01, of Rancho Santa Anita Property Owners' Association's Architectural Review Board's approval and Oak Tree Encroachment Permit Application No. THE 14-43 2. Project Location —Identify street 1100 Fallen Leaf Road (between Dexter Avenue and Hampton address and cross streets or Road) 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) Mur-Sol Development, LLC. (1) Name George Voigt (2) Address 1 119 E. St. Joseph Street Arcadia, CA 91006 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: 15303 (Class 3, New Construction or Conversion of Small Structures) f. ❑ The project is statutorily exempt. Applicable Exemption: g. ❑ The project is otherwise 1 exempt on the following basis: h. ❑ The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: • Date: July 18, 2014 Staff: Jordan Chamberlin, Assistant Planner Preliminary Exemption Assessment FORM "A" 0 e! ' ' Z li CO "rri`1' I �� 3 C7 I z° �S 1 6 1 I — k _ 1 6 o. i 1 o. _..\________ 0 't ' il g cn C Fs as a L .... o li ____ _.....„...., ,,, ,,g, 0 \\ . 1 Ft ,R ci. tq i {:: & , ; , 0- z <a Pi I � ii •I 1 m • ag I is