No preview available
HomeMy WebLinkAboutItem 7 - HOA 14-05_29 E. Orange Grove DATE: December 9, 2014 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Jordan Chamberlin, Assistant Planner SUBJECT: APPEAL NO. HOA 14-05 – APPEAL OF THE HIGHLANDS HOMEOWNERS’ ASSOCIATION’S ARCHITECTURAL REVIEW BOARD’S DENIAL AND CONSIDERATION OF MODIFICATION NO. MP 14-21 AND OAK TREE ENCROACHMENT PERMIT NO. TRE 14-65 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A NEW ONE-STORY, 6,522 SQUARE-FOOT, SINGLE-FAMILY RESIDENCE AT 29 E. ORANGE GROVE AVENUE. Recommendation: Conditionally approve appeal SUMMARY The subject design review was submitted by project designer, Mr. Robert Tong, for a new one-story, 6,522 square-foot, single-family residence at 29 E. Orange Grove Avenue. On November 12, 2014, the Highlands Homeowners’ Association Architectural Review Board (ARB) held a public hearing and denied the proposed design concept plans. The applicant filed an appeal of the ARB denial on November 18, 2014. Concurrently, the applicant is also requesting approval of Oak Tree Encroachment Permit No. 14-65 for construction within the protected area of two oak trees and Modification No. 14-21 for the following Zoning Modifications: a. A 45’-0” front yard setback in lieu of the 73’-10” average of the two adjacent properties; and b. A 45’-0” front yard setback in lieu of the 50’-0” special setback required for this portion of E. Orange Grove Avenue. It is recommended that the Planning Commission approve the appeal and overturn the ARB denial, and conditionally approve the proposed plans, the Oak Tree Encroachment Permit, and the Modifications, subject to the conditions listed in this staff report. HOA 14-05, MP 14-21, & TRE 14-65 29 E. Orange Grove Avenue December 9, 2014 – Page 2 of 7 BACKGROUND On November 12, 2014, the Highlands Homeowners’ Association’s Architectural Review Board (ARB) held a noticed public hearing for the subject design review for a new residence at 29 E. Orange Grove Avenue. By a vote of 3 to 1, the ARB denied the proposal based on the findings that it is not consistent with the established design guidelines, specifically in the following categories: Site Planning and Massing - refer to Attachment No. 1 for the ARB’s Findings and Action Report. The ARB commented that the proposed house is too bulky and massive and that the size of the home results in minimal back yard space which is not typical for homes within the Highlands area. Also, the ten-foot top plate height is too tall compared to the neighbors with eight-foot plate heights. A copy of the ARB meeting minutes is attached as Attachment No. 2. The applicant/appellant, who is the project designer, Mr. Robert Tong, filed an appeal of the ARB decision on November 18, 2014. See Attachment No. 3 for the appeal letter, in which Mr. Tong rebuts the ARB findings that the proposal is not consistent with the established design guidelines. A letter was also submitted by the neighboring property owner to the west in support of the proposed project – refer to Attachment No. 4. The appellant states that from the street it would not be possible to determine the square footage of the proposed home. Also, an inner courtyard is part of the design, which adds articulation and allows the roof to be lowered from 28’-0” to 17-2”. The courtyard is one reason for the length of the proposed home. But, there is still a 28’-0” to 36’-0” rear yard setback, which is more than the 25’-0” minimum required by Code. Also, the two adjacent properties are two-story homes built on raised foundations, which add to the height of their first floor top plates when measured from finish grade, rather than finished floor level. The Planning Commission may approve, conditionally approve, or deny the appeal, as well as Modification No. MP 14-21 and Oak Tree Encroachment Permit No. TRE 14-65. The Commission’s decision may be appealed to the City Council. PROPOSAL The subject property is a 17,779 square-foot interior lot zoned R-1-12,500&D – refer to Attachment No. 5 for an aerial photo with zoning information and photos of the subject property and surrounding properties. The subject property is currently improved with a 1,855 square-foot, one-story residence built in 1941. The applicant is proposing to demolish the existing residence and build a 6,522 square- foot, one-story, single-family residence, with an attached, split three-car garage. The floor plan includes five (5) bedrooms, five (5) full bathrooms, and one (1) half bathroom – refer to Attachment No. 6 for the Proposed Architectural Plans. The proposed architectural style is described as Tuscan, with architectural features that include S-tile roofing, exposed rafter tails, stone veneer, and smooth stucco finish. The overall HOA 14-05, MP 14-21, & TRE 14-65 29 E. Orange Grove Avenue December 9, 2014 – Page 3 of 7 building height is 17’-2” as measured from the average existing grade, where a maximum of 30’-0” is permitted by Code. The proposed new residence will have an overall lot coverage of approximately 41%, where a maximum of 45% is permitted by Code for a one-story residence. Zoning Modifications Concurrently, the applicant is requesting approval of the following front yard setback Modifications for a more reasonable building area: a. A 45’-0” front yard setback in lieu of the 73’-10” average of the two adjacent properties; and b. A 45’-0” front yard setback in lieu of the 50’-0” special setback required for this portion of E. Orange Grove Avenue. The R-1 zoning regulations require a minimum front yard setback of 25’-0”, or the average of the front yard setbacks of the two adjacent neighbors, whichever is greater. The adjacent neighbors have front yard setbacks of 104’-2” and 43’-6”, for an average of 73’-10”. The intent of the requirement to meet the average of the two adjacent neighbors is to promote a consistent streetscape. The subject property is located on a block developed with seven other single-family residences that front E. Orange Grove Avenue. The setbacks range from 25’-0” to 104’-2” with an overall average of approximately 60’-2”. There is also a special setback of 50’-0” along this portion of E. Orange Grove Avenue. The intent of the special setback requirement is to allow for future street widening and to promote a consistent streetscape. Encroachments into special setbacks are typically handled administratively, but this request is included with this case because the project includes other applications subject to the Commission’s review. The City Engineer has reviewed the proposal and has no objections to the requested setback Modifications as there are no plans to widen this portion of E. Orange Grove Avenue. Oak Tree Encroachment There are two mature 40-inch diameter Coast Live Oak trees located on the neighboring property to the east that would have their canopies encroached upon by the proposed development. The proposed residence, walkways, 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 will be tolerable, provided that the protective measures prescribed in the Arborist’s Report are followed – refer to Attachment No. 7 for the Arborist’s Report. ANALYSIS As mentioned above, the ARB found the plans to be inconsistent with the established design guidelines. The design is found to be too massive and bulky for the site and is HOA 14-05, MP 14-21, & TRE 14-65 29 E. Orange Grove Avenue December 9, 2014 – Page 4 of 7 not compatible and harmonious with the surrounding properties. City Council Resolution No. 6770 (Attachment No. 8) sets forth that any body hearing an appeal of an ARB decision shall be guided by the following principles: • Control of architectural appearance and use of materials shall not be so exercised that individual initiative is stifled in creating the appearance of external features of any particular structure, building, fence, wall or roof, except to the extent necessary to establish contemporary accepted standards of harmony and compatibility acceptable to the ARB or the body hearing an appeal in order to avoid that which is excessive, garish, and substantially unrelated to the neighborhood. • Good architectural character is based upon the principles of harmony and proportion in the elements of the structure as well as the relationship of such principles to adjacent structures and other structures in the neighborhood. • A poorly designed external appearance of a structure, wall, fence, or roof, can be detrimental to the use and enjoyment and value of adjacent property and neighborhood. • A good relationship between adjacent front yards increases the value of properties and makes the use of both properties more enjoyable. The proposed 45’-0” front yard setback would not have an adverse effect on the streetscape and would secure an appropriate improvement of the lot. The Oak Tree encroachments will be tolerable with the protective measures prescribed by the Certified Arborist. The proposed design is consistent with the City’s Single-Family Residential Design Guidelines (Attachment No. 9), and the design standards in City Council Resolution No. 6770 (Attachment No. 8). However, minor revisions to the proposed design would further the harmony and compatibility of the design with the adjacent structures and neighborhood. Staff recommends the following revisions as conditions of approval: 1. The top plate height shall be lowered from 10’-0” to 9’-0” as measured from the finished floor level. 2. The inner courtyard shall be widened to at least 15’-0” to provide an effective open space. 3. The easterly and westerly side yard setbacks shall be increased from 10’-0 to 12’-0” along the rear portion of the house, beginning approximately 100’-0” from the front property line. Adequate wall and roof articulation shall be maintained. The revisions are subject to the approval of the Development Services Director or designee prior to submitting plans for plan check to Building Services. HOA 14-05, MP 14-21, & TRE 14-65 29 E. Orange Grove Avenue December 9, 2014 – Page 5 of 7 ENVIRONMENTAL ASSESSMENT This project qualifies as a Class 3 Categorical Exemption per the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA Guidelines as a new construction of one single-family residence. Refer to Attachment No. 10 for the Preliminary Exemption Assessment. PUBLIC NOTICE Public hearing notices of this appeal were mailed on November 26, 2014, to the owners of those properties within the required notification area – refer to Attachment No. 11 for the Notification Area Map. The notice was also sent to the HOA President and ARB Chairperson. RECOMMENDATION It is recommended that the Planning Commission approve the appeal and overturn the ARB denial, and conditionally approve the proposed plans, the Oak Tree Encroachment Permit, and the Modifications, subject to the following conditions: 1. The following revisions, which shall be approved by the Development Services Director or designee, shall be made to the plans prior to submitting plans for plan check to Building Services: a. The top plate height shall be lowered from 10’-0” to 9’-0” as measured from the finished floor level. b. The inner courtyard shall be widened to at least 15’-0” to provide an effective open space. c. The easterly and westerly side yard setbacks shall be increased from 10’-0 to 12’-0” along the rear portion of the house, beginning approximately 100’-0” from the front property line. Adequate wall and roof articulation shall be maintained. 2. The project shall be developed and maintained by the applicant/property owner in a manner that is consistent with the revised plans submitted and conditionally approved for HOA 14-05, MP 14-21, and TRE 14-65, subject to the approval of the Community Development Administrator or designee. 3. 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. 4. 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 HOA 14-05, MP 14-21, & TRE 14-65 29 E. Orange Grove Avenue December 9, 2014 – Page 6 of 7 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. 5. 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. 6. Approval of HOA 14-05, MP 14-21, and TRE 14-65 shall not take effect unless on or before 30 calendar days after Planning Commission approval of these applications, the property owner and applicant have 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 of Appeal and Approval of Design If the Planning Commission intends to approve the Appeal and overturn the ARB denial of the design, and approve the project, the Commission should approve a motion that finds that the project is Categorically Exempt from the California Environmental Quality Act (CEQA), and approves Appeal No. HOA 14-05, Modification No. MP 14-21, and Oak Tree Encroachment Permit No. TRE 14-65, subject to the conditions set forth in this report, or as modified by the Commission, and states that the proposed design is consistent with the City’s design guidelines, City Council Resolution No. 6770, the City’s Oak Tree Preservation Regulations, and that the Modifications secure an appropriate improvement of the lot. HOA 14-05, MP 14-21, & TRE 14-65 29 E. Orange Grove Avenue December 9, 2014 – Page 7 of 7 Denial of Appeal and Denial of Design If the Planning Commission intends to deny the Appeal and uphold the ARB denial of the proposed design, the Commission should approve a motion to deny Appeal No. HOA 14-05, Modification No. MP 14-21, and Oak Tree Encroachment Permit No. TRE 14-65, stating that the proposed design is not consistent with the City’s design guidelines, and/or with City Council Resolution No. 6770. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the December 9, 2014, Planning Commission Meeting, please contact Assistant Planner, Jordan Chamberlin at (626) 821-4334, or JChamberlin@ArcadiaCA.gov Approved: Attachment No. 1: ARB Findings and Action Form Attachment No. 2: ARB Meeting Minutes Attachment No. 3: Appeal Letter Attachment No. 4: Letter from Neighboring Property Owner Attachment No. 5: Aerial Photo with Zoning Information and Photos of the Subject Property and Surrounding Properties Attachment No. 6: Proposed Architectural Plans Attachment No. 7: Certified Arborist’s Report Attachment No. 8: Resolution No. 6770 Attachment No. 9: Single-Family Residential Design Guidelines Attachment No. 10: Preliminary Exemption Assessment Attachment No. 11: Notification Area Map Attachment No. 1 Attachment No. 1 ARB Findings and Action Form Attachment No. 2 Attachment No. 2 ARB Meeting Minutes Attachment No. 3 Attachment No. 3 Appeal Letter Attachment No. 4 Attachment No. 4 Letter from Neighboring Property Owner Attachment No. 5 Attachment No. 5 Aerial Photo with Zoning Information and Photos of the Subject Property and Surrounding Properties Overlays Selected parcel highlighted Parcel location within City of ArcadiaD n/a n/a n/a Property Owner(s): Architectural Design Overlay: Downtown Overlay: Special Height Overlay: Parking Overlay: Lot Area (sq ft): Year Built: Main Structure / Unit (sq. ft.): General Plan: R-1 (12,500) Number of Units: VLDR Zoning: Property Characteristics 1941 1,855  1 (25$1*(*529($9(//& Site Address: 29 E ORANGE GROVE AVE This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. Report generated05-Dec-2014 Page 1 of 1 PhotoAofAsubjectAproperty,A29AE.AOrangeAGroveA venue PhotoAofAneighboringApropertyAtoAtheAeast,A35AE.AOrangeAGroveA venue PhotoAofAneighboringApropertyAtoAtheAsoutheast,A1342AOakwoodADrive PhotoAofAneighboringApropertyAtoAtheAsouthwestAfromAOakwoodADrive,A1343AOakwoodADrive PhotoAofAneighboringApropertyAtoAtheAwest,A21AE.AOrangeAGroveA venue Attachment No. 6 Attachment No. 6 Proposed Architectural Plans Attachment No. 7 Attachment No. 7 Certified Arborist’s Report Protected Tree Report: Survey Encroachment and Protection Plan 29 E. Orange Grove Ave. Arcadia, CA 91006 Michael Crane, RCA #440. October 2014 2 PROJECT LOCATION, DESCRIPTION & TREE ORDINANCE The property is approximately one block east of N. Santa Anita Ave., three blocks north of E. Foothill Blvd. Above map courtesy of Mapquest.com. 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 another one story single family home. The landscape is unmaintained and is in poor condition. The Protected Trees that are off site appear to be in good health and structural conditions. The Protected Oak located on the street is in fair condition and the other street tree, a crape myrtle, is dead. The landscape will be renovated and the Protected Oak Trees will be incorporated into the new design. Attachment No. 8 Attachment No. 8 Resolution No. 6770 RESOLUTIONNO. 6770 ARESOLUTIONOFTHECITYCOUNCILOFTHECITYOFARCADIA, CALIFORNIA, DETERMININGAND AMENDINGREGULATIONS APPLICABLETOREALPROPERTY INTHESINGLE-FAMILY HOMEOWNERS' ASSOCIATION ARCHITECTURAL DESIGNZONE AREAS. THECITYCOUNCILOF THECITYOFARCADIA, CALIFORNIA, DOES HEREBYFIND, DETERMINEANDRESOLVEASFOLLOWS: SECTION1. TheCity Council hereby repealsResolution Nos. 5286, 5287, 5288, 5289, and5290andOrdinanceNo. 1832, andadoptsthisResolutionpursuantto OrdinanceNo. 2285. SECTION2. InaccordancewiththeArcadiaGeneralPlandirectivetoprotect andpreservethecharacterandqualityofitsneighborhoodsbyrequiringharmonious design, andto implementArcadia'sSingle-Family ResidentialDesign Guidelines applicabletotherealpropertywithinthefiveSingle-FamilyHomeowners' Associations that arezoned "D" as ArchitecturalDesign area, ArchitecturalReviewBoardsare establishedfor eachAssociation andare hereinafter referredto as the "ARBs". Thefive Homeowners' AssociationsandtheirArchitecturalDesignZonesare: Arcadia HighlandsHomeOwnersAssociation — "Highlands" Rancho SantaAnitaProperty OwnersAssociation — "UpperRancho" SantaAnitaOaks HomeownersAssociation — "Oaks" RanchoSantaAnita Residents' Association — "LowerRancho" SantaAnitaVillage Community Association ofArcadia — "Village" Theboundariesfor eachAssociation aredepictedinExhibit "A." TheARBfor eachareaisgovernedbythecorrespondingHomeowners' AssociationBoardforthat area. 1 SECTION3. In order to promote andmaintainthequalitysingle-family residentialenvironmentoftheCityofArcadia, andtoprotectthepropertyvaluesand architecturalcharacterofsuchresidentialenvironmentsinthoseportionsoftheCityin which the residents haveformed a homeowners association, andtoaccomplishthe purposessetforthinSection7thereareherebyestablishedthefollowingregulations andproceduresinwhichsaidassociationsmayexerciseplanreviewauthority. SECTION 4. Itisdeterminedthateachbuildingorstructureanditslandscaping andhardscapeonpropertieswithineachareashouldexhibitaconsistentandcohesive architecturalstyle, and be harmonious andcompatible with otherneighborhood structuresin architectural style, scale, visual massing, height, widthandlength, and setbacksinrelationshiptositecontoursandarchitecturalelementssuchastexture, colorandbuildingmaterials. Topromoteharmonyandcompatibilityisnottopromote sameness, uniformity, a specificarchitectural style, oracertain time period. Itis acknowledgedthatarchitecture (andneighborhoodsingeneral) evolveandchangeover timeandthiswillbeconsideredthroughthereviewprocess. Thefollowingstandardsandconditionsareherebyimposeduponallproperties withinsaidareaspursuanttothezoningregulationsoftheArcadiaMunicipalCode, and allthoseinownershiporcontrolofpropertywithinsaidareasaresubjecttothis Resolution. A. SITEPLANNING — 1. Naturalamenitiessuchasviews, andotherfeatures uniquetothesiteshouldbepreservedandincorporatedintodevelopmentproposals. 2 2. Thelocation, configuration, anddesignofnewbuildingsandstructures, or thealterationorenlargementofexistingstructures, shouldbevisuallyharmoniouswith theirsitesandcompatiblewiththecharacterandqualityofthesurroundings. 3. Theheightandbulkofproposeddwellingsandstructuresonthesiteshould beinscaleandinproportionwiththeheightandbulkofdwellingsandstructureson surrounding sites. Alternatively, projectsshouldincorporatedesignmeasuresto adequatelymitigatescaledifferences. 4. Thedesignofanewhouseshouldprovideeffectiveandvariedopenspace aroundtheresidence. B. STREETSCAPE — Thedevelopedsubjectproperty, whenviewedfromthe street, shouldblendandbeharmoniouswiththeotherstructuresandlandscapingon the street. Thisincludes andis not limited to setbacks, structuralmassandscale, height, roofforms, façades, entries, buildingmaterialsandeverythingthatcanbeseen fromthe street. Eachneighborhoodorstreethasanestablishedstreetscapethat definesitscharacter. Streetscapecharacteristicsshouldbeconsideredbynewprojects. C. FLOORAREA — Thespacecontainedwithintheboundariesoftheproperty, includinganyopenporch, openentry, balcony, coveredpatio, trellis, orgarage, whether ornotitisanintegralpartofthedwelling, shallNOTbeconsideredincomputingthe squarefootagecontainedinanysuchbuildingasmeasuredfromtheouterfacesofthe exteriorwallsincomputingtherequiredminimumfloorareaofadwelling. Village — 1,200squarefeetofgroundfloorareaif1storyinheight, or1,300 squarefeetoffloorareaif2storiesinheight, atleast900squarefeetofwhichmustbe onthegroundfloor. 3 LowerRancho — 1,400squarefeetofgroundfloorareaif1storyandnotless than1,000squarefeetongroundfloorif11/2or2stories UpperRancho — 2,500 squarefeet ofground floor area. Attachedcovered porch, balconyorgarageshallbecountedat .5. Highlands — 1,600squarefeetif1storyandnotlessthan1,200squarefeeton groundfloorif11/2or2stories. Oaks —2,000squarefeetofgroundfloorarea, except1,800squarefeetinTracts 14656, 13544 & 10617, inwhichnoone-familydwellingshallbeerectedorpermitted whichcontainslessthan1,800squarefeetofgroundfloorarea. D. FRONTYARDSETBACKS — Ifadwellingwithalargerfrontyardthanthe minimumrequiredbytheunderlyingzonedesignationexistsonalotoneithersideof thesubjectproperty, theARBshallhavetheauthoritytorequireafrontyardsetbackfor thesubjectpropertyequaltoatleastanaverageofthetwoadjacentfrontyards. Village — UnderlyingZoning LowerRancho — UnderlyingZoning UpperRancho — Minimum50feet Highlands — UnderlyingZoning Oaks — Minimumsixty-five (65) feetfromthefrontpropertyline, exceptthatTract 13544 shall be not lessthan sixty (60) feet, Tracts13345 & 11013shallnotbelessthan fifty-five (55)feet, andTract14656shallnotbelessthanfifty (50) feet. E. SIDEYARDSETBACKS Village — 10% oflotfrontage, andnotlessthan5feet LowerRancho — 10% ofthelotfrontage, andnotlessthan10feet 4 UpperRancho — Minimum15feet Highlands — 10% oflotfrontage, andnotlessthan6feet Oaks — 10% oflotfrontage, andnotlessthan10feet F. REARYARDSETBACKS Village — Minimum25feet LowerRancho — UnderlyingZoning UpperRancho— Minimum40feet Highlands — UnderlyingZoning Oaks — Minimum35feet G. CORNERLOTSETBACKS (STREETSIDE) Village — UnderlyingZoning LowerRancho — UnderlyingZoning UpperRancho — UnderlyingZoning Highlands — Minimum15feetfromsidestreetforTracts10725, 13367, 14626, 15285 & 16920. Oaks — Onacornerlot, anydetachedgarageshallbelocatedaminimumof twenty (20) feet, atanypoint, fromthesidestreetpropertyline. H. FRONTOF DWELLING — ForallHOAs, anydwellingonthelotshouldface thefrontlotline. Exceptionsforgoodcausemaybegrantedthroughthereview process. I. GARAGES — Nocarportsallowed. Village & Lower Rancho — Garagesshallnotdominatethefrontelevation, and shouldbesetbackfromthefrontfaçadeorlocatedinthebackyard. 5 UpperRancho — Nogaragedoorshallbeallowedtofacethepublicright-of-way withinthefront 150feet ofthe property. Nogaragedoorshallbeclosertothestreet thanthe dwelling (Lots1 through20 ofTract No. 13184 shall be excepted). Cornerlots shallbeevaluatedonacase-by-casebasis. Highlands — UnderlyingZoning Oaks — Adetachedgarageshallnotbelocatedlessthan150feetfromthefront propertyline, exceptforTract11013whichshallbe140feetandTracts13345, 14656 & 13544whichshallbe125feet, andinnocaseshallthegaragebeclosertothefront property line thanthe main dwelling. Frontfacinggaragesarestronglydiscouraged. J. EXTERIORBUILDING MATERIALS — Materialsusedontheexteriorofany structure, includingwithoutlimitation, roofing, andwallsorfencesgreaterthan2feet abovethelowest adjacentgrade, shallbecompatiblewiththematerialsofother structuresonthesamelotandwiththeotherstructuresintheneighborhood. K. EXTERIORBUILDINGAPPEARANCE — Theappearanceofanystructure, including roofs, wallsorfences shall be compatiblewithexisting structures, roofing, wallsorfencesintheneighborhood, inclusiveoflandscapeandhardscape. L. AFFECTONADJACENTPROPERTIESANDNEIGHBORHOOD — The impactsonadjacentpropertiesshallbeaddressed, includingimpactsonprivacyand views. Firststoryandsecondstoryelementsshouldbedesignedandarticulatedto reasonably address theseissues, andwindowsandbalconiesshallbelocatedto reasonablyprotectprivacyandviewsofsurroundinghomesandyards. M. TREES — CityPlanningstaffmustapprovetheremovalofanyOakTreeor constructionofanyimprovementsunderthedriplineofOakTrees. 6 N. ANIMALS — Wildanimals, sheep, hogs, goats, bees, cows, horses, mules, poultry, orrabbitsshallnotbepermittedorkept. SECTION5. Nostructure, roof, wallorfencegreaterthan2feetabovethe lowest adjacentgrade, shall be erected, placedorreplacedunlessapprovedbythe ARB. Plansfortheerection, placement, orreplacementofanystructure, roof, wallor fence, showingthepreciselocationonthelotofthestructure, wallorfence, shallbe submittedtotheARB. Nostructure, roof, wallorfenceshallbeerected, placedorreplacedexceptin exactconformancewiththeplansapprovedbytheARB; however, anyfenceorwall betweenadjacentpropertiesnotwithinthefrontbuildingsetbackorstreetsidesetback areaissubjectonlytoreviewbytheCity. SpecificrequirementsoftheARBforproperconsiderationofanapplicationare listedontheShortRevieworRegularReviewApplications. Theprovisionsofthisrequirementshallnotapplyiftheprojectconsistsonlyof workinsideabuildingthatdoesnotsubstantiallychangetheexternalappearanceofthe building. A. ARCHITECTURALREVIEW BOARD — TheARBshallbeempoweredto transactbusiness andexercisepowersherein conferred, onlyifthefollowing requirementsexist: 1. Aformallyorganizedpropertyowner'sorganizationexistsintheapplicable areadescribedinSection1. 7 2. Theorganizationhasby-lawsadoptedthatauthorizetheestablishmentof theARB. 3. Saidby-lawsprovidethatonlypropertyownerscanbeappointedtoand serveontheARB. 4. OwnershavebeenappointedtotheARBinaccordancewiththeby-laws. 5. Acopyoftheby-lawsandanyamendmentstheretohasbeenfiledwiththe CityClerk. 6. TheARBshalldesignateacustodianofrecordswhoshallmaintainsaid recordsandmakethemavailableforpublicreviewuponreasonablerequest. 7. Permanentwrittenrecordsofthemeetings, findings, actions, anddecisions of theARB shallbe maintained by theARB, inaccordancewiththeCity'srecords retentionpolicies. 8. TheARB'sdecisiononaRegularReviewProcessshallbeaccompaniedby specificfindings, baseduponareferencetosupportingfacts, settingforththeactions anddecisions. 9. OnlyARBmemberspresentatthemeetingcanparticipateinmakingthe decision. 10. AnydecisionbytheARBshallbemadebyamajorityoftheentire membershipoftheARB, andtheARBmemberswhoconsideredtheapplicationshall renderthedecision. 11. AcopyoftheARB'sfindingsanddecisionshallbemailedtotheapplicant within7workingdaysoftheARB'sdecision. 8 12. AllmeetingsoftheARBshallbeopentothepublicinaccordancewiththe RalphM. Brown Act (CaliforniaOpen Meeting Law). AllaspectsoftheBrownActshall be adhered to by membersof theARB. Thisincludes, butisnotlimitedtoproper postingofmeetingagendas, noticingrequirements, nodiscussionofmattersoutsideof publicmeetings, etc. B. POWERSOF THEARB — PursuanttoSection3andSections4Athrough 4N, andthroughthespecifiedreviewprocess, theARBshallhavethepowerto: 1. Determinethecompatibilitywiththeneighborhoodofthemass, scale, design andappearanceoftheproposedproject. 2. Determineandapproveappropriatesetbacks. 3. Determinewhethermaterialsandappearancearecompatiblewiththe neighborhood. 4. Determinetheimpactoftheproposedprojectonadjacentproperties. 5. SubjecttocomplianceorconsistencywiththeCity'sMunicipalCode, anyof theconditionssetforthinSections4Athrough4Nmaybemadelessrestrictivebythe ARBiftheARBdeterminesthatsuchactionwillfostertheappropriatedevelopmentofa lotandwillnotadverselyaffecttheuseandenjoymentoftheadjacentlotsandthe neighborhoodandwouldnotbeinconsistentwiththeprovisionsandintentofthis Resolution. 6. TheARBshallhavethepowertoestablishrequirementsconcerningproject applicationsandproceduresforreviewforthepurposeofexercisingitsduties, subject toreviewandapprovaloftheCity. Copiesofsuchrequirementsshallbekeptonfile withthePlanningDepartment. 9 C. NOTIFICATION STANDARDSFORREVIEW PROCESS — Forthepurpose ofconductingdesignreview, requirednotificationshallbedeemedtoincludeatleastthe two parcelsoneach sideof the parcelsubject to plan approval (subjectparcel), thefive parcelsfacingthesubjectparcel, andthethreeparcelstotherearofthesubjectparcel. Unusually situatedparcels, thosewhereasecond-storyadditionormodificationis involved, or wherethe slopeof theterrain might impact additionalneighbors, may requireadditionalparcelstobepartoftherequiredparcelstobenotified, andthisisto bedetermined by theARBChair or designee. Therequirednotificationshallnotinclude propertiesoutsideof theHOA areaor commercially-zonedproperties. Anexampleof therequiredareaofnotificationissetforthbelow, althoughtherequirednotificationmay varycase-by-case: Street SubjectParcel 4-- Street RequiredNotificationArea Parcelsincludedin "RequiredNotificationArea"asrelatedtoSubjectParcel D. SHORTREVIEWPROCESSPROCEDURE 10 1. TheShortReviewProcessmaybeusedbytheARBforanysingle-story remodeloradditionwhere (a) thedesigniscompatiblewiththedesignofexisting structuresonthesubjectpropertyandneighborhood; and (b) thedesignisinharmony withthe streetscapeof the neighborhood. TheARBChairordesigneeshallhavethe authoritytoapprovethefollowingspecificShortReviewProcessitems: Single-storyremodelsandadditions Detached accessory structures — new, additionsto, and/orremodels Fences and/orwallsin and/or facing (i.e., visiblefrom) frontandstreetside yards Hardscape, landscapingandstructuralelementsinfrontandstreetside yards, including withoutlimitation, swimming pools, spas, fountainsandotherwater features Fences, lights, andotherfeaturesrelatedtotenniscourts, sportscourtsor othersignificantpavedfeatures Mechanicalequipment Roofing 2. TheARBis notrequiredtohold anoticed, scheduledmeetingforthe considerationofaShortReviewProcessapplication. 3. IftheARBChairordesigneedeterminesthattheproposedprojectisnota cohesive design, notinharmony withthe neighborhood, ormighthaveanadverse impact onthe neighborhood, he/shemayrequirethattheapplicationbeprocessed undertheRegularReviewProcessprocedure. 11 4. TheARBChairordesigneeshallrenderadecisiononaShortReview ProcessItemwithin10workingdaysfromthedateacompleteapplicationisfiledwith theARBChairordesignee; failuretotakeactioninsaidtimeshallbedeemedan approvaloftheplans, attheendofthe10working-dayperiod. E. REGULARREVIEWPROCESSPROCEDURE TheRegularReviewProcessshallbeusedbytheARBforreviewof (1) anynew home construction, ( 2) any neworexpansionofasecond story, (3) anysignificant changein architecturalstyleofan existing building, and ( 4) allprojectsthatarenot eligibletobeprocessedbytheaboveShortFormReviewprocedureasdeterminedby theARBChairordesignee. 1. TheARBis required tohold anoticed, scheduled meetingforthe considerationofaRegularReviewProcessapplication. 2. TheapplicantshallprovidetotheARBalldocumentsrequiredbythe application. 3. NoticeoftheARB'smeetingshallbedepositedinthemailbytheARBChair or designee, postageprepaidbytheapplicant, totheapplicantandtoallproperty ownerswithintherequired. notificationareaofthesubjectproperty, notlessthan10 calendardaysbeforethedateofsuchmeeting. 4. AnydecisionbytheARBshallbemadebyamajorityoftheentire membershipoftheARB, andtheARBmemberswhoconsideredtheapplicationshall rendersuchdecision. 5. TheARBshallrenderitsdecisiononaRegularReviewProcessapplication within30workingdaysfromthedateacompleteapplicationisfiledwiththeARB; failure 12 totakeactioninsaidtimeshallbedeemedanapprovaloftheplans, attheendofthe 30working-dayperiod. F. EXPIRATIONOF ARB'SAPPROVAL — Ifforaperiodof1yearfromthedate ofapproval, anyprojectforwhichplanshavebeenapprovedbytheARB, hasnotbegun construction (asevidencedbyclearingandgradingand/ortheinstallationofanew foundationand/orbyinstallationofnewmaterialsonastructurethatisbeing remodeled) or hasbeen unused, abandoned or discontinued, saidapprovalshall become nullandvoidandofno effect. SuchprojectmayberesubmittedtotheARBfor renewedapproval; however, theARBshallreviewtheprojectasifithadnotbeen previouslyapprovedinaccordancewiththecurrentstandardsineffect. G. LIMITONARB'S POWER—TheARBshallnothavethepowertomodifyany regulationsintheMunicipalCode. TheARBmay, however, makearecommendation regardingmodifyingsuchregulationstotheCitystaff, department, commissionorboard thatwillbeconsideringanysuchmodificationrequest. SECTION6. Appealsfrom theARB shall be made tothe Planning Commission. SaidappealshallbemadeinwritinganddeliveredtoPlanningServices within7calendardaysoftheARB'sdecisionandshallbeaccompaniedbyanappeal feeinaccordancewiththeapplicablefeescheduleadoptedbyresolutionoftheCity Council. PlanningCommissiondecisionsonARBcasesmaybeappealedtotheCity Council. UponreceiptinproperformofacompletedappealfromtheARB'sdecision, such appeal shallbe processedbyPlanningServicesinaccordancewiththesame 13 proceduresapplicabletoappealsfromtheModificationCommittee, exceptnoticingshall beconsistentwithARBnoticing. A. STANDARDSFORARB DECISIONSANDAPPEALS — TheARBandany bodyhearinganappealfromtheARB'sdecisionshallbeguidedbythefollowing principles: 1. Controlofarchitecturalappearanceanduseofmaterialsshallnotbeso exercisedthatindividualinitiativeisstifledincreatingtheappearanceofexternal featuresofanyparticularstructure, building, fence, wallorroof, excepttotheextent necessarytoestablishcontemporaryacceptedstandardsofharmonyandcompatibility acceptabletotheARBorthebodyhearinganappealinordertoavoidthatwhichis excessive, garish, andsubstantiallyunrelatedtotheneighborhood. 2. Goodarchitecturalcharacterisbasedupontheprinciplesofharmonyand proportionintheelementsofthestructureaswellastherelationshipofsuchprinciples toadjacentstructuresandotherstructuresintheneighborhood. 3. Apoorlydesignedexternalappearanceofastructure, wall, fence, orroof, canbedetrimentaltotheuseandenjoymentandvalueofadjacentpropertyand neighborhood. 4. Agoodrelationshipbetweenadjacentfrontyardsincreasesthevalueof propertiesandmakestheuseofbothpropertiesmoreenjoyable. SECTION 7. TheCityCouncilfindsanddeterminesthatthepublichealth, safety andgeneral welfareof the community require the adoptionof thisResolution. It isdeterminedthatthevariouslandusecontrols, andpropertyregulationsassetforth herein are substantially related to maintenanceof Arcadia'senvironment, forthe 14 purposeof assuring thatthe appearanceofstructures will becompatibleand harmoniouswiththeuseandenjoymentofsurroundingproperties. Designcontrolsand aesthetic considerationswill help maintain the beauty of the community, protect property values, and help assureprotectionfrom deterioration, blight, and unattractiveness, allofwhichcanhaveanegativeimpactontheenvironmentofthe community, affectingpropertyvalues, andthequalityoflifewhichischaracteristicof Arcadia. ItisfurtherdeterminedthatthepurposeandfunctionofthisResolutionis consistentwiththehistoryoftheCityandcontinuedeffortsthroughvariousmeansto maintain the City'sland use, environmental, andeconomicgoalsandtoassure perpetuationofboththepsychologicalbenefitsandeconomicinterestsconcomitantto anattractive, wellmaintainedcommunitywithemphasisonresidentialliving. Allfindingsandstatementsofpurposeinrelatedresolutionswhichpre-existed thisResolutionorpriorcovenants, conditions, andrestrictionsconstitutepartofthe rationaleforthisResolutionandareincorporatedbyreference. SECTION 8. Ifanysection, subsection, subdivision, sentence, clause, phrase, orportionofthisResolutionisforanyreasonheldtobeinvalidbythefinaldecisionof anycourtofcompetentjurisdiction, suchdecisionshallnotaffectthevalidityofthe remainingportionsofthisResolution. TheCouncilherebydeclaresthatitwouldhave adopted thisResolution andeach section, subsection, subdivision, sentence, clause, phrase, orportionthereofirrespectiveofthefactthatanyoneormoresection, subsection, subdivision, sentence, clause, phrase, orportionthereofbedeclared invalid. 15 SECTION9. TheCityClerkshallcertifytotheadoptionofthisResolution. Passed, approvedandadoptedthis3rddayofJanuary, 2012. yor7ftheCityofArcadia ATTEST: CityClerk APPROVEDASTOFORM: 46r4-ce StephenP. Deitsch CityAttorney 16 Exhibit "A" MapandDescriptions Homeowners' AssociationAreas 1) ArcadiaHighlandsHomeowners' Association —"Highlands" 2) RanchoSantaAnita Property Owners' Association—"UpperRancho" 3) SantaAnitaOaksHomeowners' Association —"Oaks" 4) RanchoSantaAnitaResidents' Association —"LowerRancho" 5) SantaAnitaVillage Community Association —"Village" 11 11" iii) 141K 1 LIV144" I mil msk 1! 1 1 100 1 GrowAv. t Ga-411111 11,WAVIIKIIIIIMIN___- Ammulauurimum iiititril ninEr'rk,-----,..-.,,I, somm. lialv ii ' 4 V :Irk. ir OMMIMI i1 I•, 111111111111111111111911111111111 11111T 17 Highlands TheareanorthofthecommercialpropertiesfrontingonFoothillBoulevard, southof thenortherlyCitylimit, eastofSantaAnitaAvenue, westoftheLosAngelesCounty FloodControlDistrictproperty, extendingtotheeastendofSycamoreAvenue. Excluding those properties locatedin Tract15073 (1500to1538 & 1503to1537 HighlandOaks Drive) and 1501 HighlandOaks Drive and 307A, 307B, 307C & 307D EastFoothillBoulevard. UpperRancho ThepropertyboundedonthesouthbythecenterlineofFoothillBoulevard; onthe westbytheeastlineofMichillindaAvenue; ontheeastbythecenterlineofBaldwin Avenue; andonthenorthbytheCitylimits. Oaks BeginningatapointattheintersectionofthecenterlineofBaldwinAvenueandthe centerlineofOrangeGroveAvenue; thenceeasterlyalongthecenterlineofOrange Grove Avenue to itsintersection with the centerlineof Oak MeadowRoad; thence southerlyalongthecenterlineofOakMeadowRoadtoitsintersectionwiththe centerlineofHaciendaDrive; thencewesterlyalongthecenterlineofHaciendaDriveto itsintersection with the centerline of SanCarlosRoad; thencesoutherlyalongthe centerlineofSanCarlosRoadtoitsintersectionwiththecenterlineofFoothill Boulevard; thencewesterlyalongthecenterlineofFoothillBoulevardtoitsintersection withthecenterlineofBaldwinAvenue; thencenortherlyalongthecenterlineofBaldwin Avenuetothepointofbeginning. BeginningatapointattheintersectionofthecenterlineofOakMeadowRoadand thecenterlineofOrangeGroveAvenue; thenceeasterlyalongthecenterlineofOrange GroveAvenuetoitsintersectionwiththecenterlineofSantaAnitaAvenue; thence southerlyalongthecenterlineofSantaAnitaAvenuetoitsintersectionwiththeeasterly prolongationof the southerlyproperty line of LotNo. 76 of TractNo. 11074; thence westerlyalongsaideasterlyprolongationandsaidsoutherlypropertylinetoits intersection with the westerly property line of LotNo. 76 of Tract No. 11074; thence southerlyalongtheprolongationofsaidwesterlypropertylinetoitsintersectionwiththe centerlineof Foothill Boulevard; thencewesterlyalongthecenterlineofFoothill BoulevardtoitsintersectionwiththecenterlineofSanCarlosRoad; thencenortherly alongthecenterlineofSanCarlosRoadtoitsintersectionwiththecenterlineof HaciendaDrive; thence easterlyalong the centerline of Hacienda Drivetoits intersection with the centerlineof OakMeadowRoad; thencenortherlyalongthe centerlineofOakMeadowRoadtothepointofbeginning. 18 BeginningatapointattheintersectionofthecenterlineofSantaAnitaAvenueand theeasterlyprolongationofthesoutherlypropertylineofLotNo. 76ofTractNo. 11074; thencewesterlyalongsaideasterlyprolongationandsaidsoutherlypropertylinetoits intersection withthe westerlyproperty line of LotNo. 76 ofTract No. 11074; thence southerlyalongtheprolongationofsaidwesterlypropertylineadistanceof65feet; thenceeasterlyalongalineparalleltothesoutherlypropertylineofLot76ofTractNo. 11074toitsintersectionwiththecenterlineofSantaAnitaAvenue; thencenortherly alongthecenterlineofSantaAnitaAvenueadistanceof65feettothepointof beginning. LowerRancho Area #1 Beginning at apointon easterly line of MichillindaAvenue, saidpoint being the southwesterly cornerofLot36, TractNo. 15928; thenceeasterlyalongthe southerlyboundaryofsaidTractNo. 15928andTractNo. 14428toapointwhichisthe northwesterly cornerofLot12, TractNo. 15960; thencesoutherlyalongthewesterly lineofsaidLot12anditsprolongationthereoftoitsintersectionwiththecenterlineof DeAnzaPlace; thencesoutherlyandeasterlyalongsaidcenterlinetoitsintersection with the centerline of Altura Road; thencesoutherlyalongsaidcenterlinetoits intersectionwiththecenterlineofHugoReidDrive; thenceeasterlyalongsaidcenterline to its intersection with the centerlineof GoldenWestAvenue; thencenorthwesterly along saidcenterline to itsintersection with the centerlineof Tallac Drive; thence easterlyalongsaidcenterlinetoitsintersectionwiththeeasterlylineofTractNo. 13312; thencenortherlyandeasterlyalongtheeasterlyandsoutherlyboundaryofsaidtractto thesoutheasterlycornerofLotNo. 1toitsintersectionwiththeeasterlylineofGolden WestAvenue; thencenortherlyalongsaideasterlylinetoitsintersectionwiththe southerly line of VaqueroRoad; thenceeasterlyalongsaidsoutherlylinetoits intersectionwiththeeasterlyterminuslineofsaidVaqueroRoad; thencenortherlyalong saideasterlylinetoitsintersectionwiththesoutherlylineofLot17ofTractNo. 11215; thenceeasterlyalongsaidsoutherlylinetoitsintersectionwiththeeasterlylineof aforementionedTractNo. 11215; thencenortherlyalongsaideasterlylineandits prolongationthereoftoitsintersectionwiththecenterlineofColoradoStreet; thence westerlyalongsaidcenterlinetoitsintersectionwiththecenterlineofAlturaRoad; thencesoutherlyalongsaidcenterlinetoitsintersectionwiththeeasterlyprolongationof the northerly line of TractNo. 17430; thencewesterlyalongsaidnortherlylinetoits intersectionwiththeeasterlylineofMichillindaAvenue; thencesoutherlyalongsaid easterlylinetothepointofbeginning, saidpointbeingthesouthwesterlycornerofLot 36ofTractNo. 15928. Area #2 BeginningatthenorthwesterlycornerofLotNo. 62ofTractNo. 12786; thencesoutherlyalongthewesterlylineofsaidLotanditsprolongationthereoftoits intersectionwiththecenterlineofHugoReidDrive; thenceeasterlyalongsaidcenter linetoitsintersectionwiththesoutherlyprolongationoftheeasterlylineofTractNo. 14460; thencenortherlyalongsaideasterlylinetoitsintersectionwiththenortherlyline ofsaidtract; thencewesterlyalongsaidnortherlylinetoitsintersectionwiththewesterly line of saidTractNo. 14460; thencesouthwesterlyalongsaidwesterlyline, andits southwesterlyprolongationthereof, toitsintersectionwiththenortheasterlycornerof 19 LotNo. 61ofTractNo. 12786; thencewesterlyalongthenortherlylineofsaidtractto thepointofbeginning, saidpointbeingthenorthwesterlycornerofLot62ofTractNo. 12786. Area #3AllpropertieswiththatareaboundedonthewestbyBaldwinAvenue, on thenorthandeastbyColoradoStreetandonthesouthbythesoutherlytract boundariesofTractNos. 14940and15318. SantaAnitaVillage Beginning atapointoneasterly line ofMichillinda Avenue, saidpointbeingthe southwesterly corner ofLot36, TractNo. 15928; thenceeasterlyalongthesoutherly boundary of saidTractNo. 15928 and TractNo. 14428toapointwhichisthe northwesterly cornerofLot12, TractNo. 15960; thencesoutherlyalongthewesterly lineofsaidLot12anditsprolongationthereoftoitsintersectionwiththecenterlineof DeAnzaPlace; thencesoutherlyandeasterlyalongsaidcenterlinetoitsintersection with the centerlineof AlturaRoad; thencesoutherlyalongsaidcenterlinetoits intersection with the centerlineofHugoReid Drive; thenceeasterlyalongsaid centerlinetoits intersection withthe centerlineofGolden WestAvenue; thence northwesterlyalongsaidcenterlinetoitsintersectionwiththecenterlineofTallacDrive; thenceeasterlyalongsaidcenterlinetoitsintersectionwiththeeasterlylineofTractNo. 13312; thencesoutherlyalongtheeasterlyandnortherlylinesofLots11through19of saidtracttobenortheastcornerofsaidLot19; thenceeasterlyalongtheeasterly prolongationofsaidLot19toitsintersectionwiththenorthwesterlycorneroflot74, TractNo. 12786; thence easterlyalong the northerly lineofsaidtracttothe northwesterly corner ofLot62 ofsaid TractNo. 12786; thencesoutherlyalongthe westerlylineofsaidlotanditsprolongationthereoftoitsintersectionwiththecenterline ofHugoReidDrive, thenceeasterlyalongsaidcenterlinetoitsintersectionwiththe northeasterlyprolongationoftheeasterlylineofTract12786; thencesoutherlyalong saideasterlylineandalsotheeasterlylineofTractNo. 12104tothesoutheastcornerof Lot129ofsaidTract12104; thencewesterlyalongthesoutherlylinesofTractNo. 12104, Tract 11688, andTract No. 11932 and itswesterlyprolongationtoits intersectionwiththecenterlineofCortezRoad; thencenortherlyalongsaidcenterlineto itsintersectionwiththecenterlineofdistancea150' moreorlesstoapoint; thence northerlytoapointonthenortherlylineofPortolaDrive, saidpointbeing140' westerly fromthenorthwesterlycornerofPortolaDriveandCortezRoad, thencenortherlytothe southwestcornerofLot28, Tract11932; thencenortherlyalongthewesterlylineofsaid tractanditsprolongationthereoftoitsintersectionwiththecenterlineofBalboaDrive; thencewesterlyalongsaidcenterlinetoitsintersectionwiththecenterlineofSunset Boulevard; thencenorthwesterlyalongsaidcenterlinetoitsintersectionwiththe southerlyprolongationoftheeasterlylineofMichillindaAvenue; thencenortherlyalong saideasterlylinetothepointofbeginning, saidpointbeingthesouthwesterlycornerof Lot36, TractNo. 15928. 20 STATEOFCALIFORNIA COUNTYOFLOSANGELES ) SS: CITYOFARCADIA I, JAMESH. BARROWS, CityClerkoftheCityofArcadia, herebycertifiesthatthe foregoingResolutionNo. 6770waspassedandadoptedbytheCityCounciloftheCityof Arcadia, signedbytheMayorandattestedtobytheCityClerkataregularmeetingofsaid Councilheldonthe3rddayofJanuary, 2012andthatsaidResolutionwasadoptedbythe followingvote, towit: AYES:CouncilMembersAmundson, SegalandKovacic NOES:CouncilMembersChandlerandHarbicht ABSENT: None ge ityClerkoftheCityofArcadia 21 Attachment No. 9 Attachment No. 9 Single-Family Residential Design Guidelines City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 2 CONTENTS I. INTRODUCTION A. Applicability ................................................. 3 B. Objectives .................................................... 4 C. Issues ........................................................... 5 II. GUIDELINES A. Basic Elements Site Planning .............................................. 6 Entry ......................................................... 8 Massing .................................................... 9 Roofs ....................................................... 11 Façade Design ......................................... 12 Detail ....................................................... 14 Materials & Colors .................................... 17 Landscape & Hardscape ......................... 19 Fences & Walls………………… ............... 23 B. Architectural Style ....................................... 25 C. Additions & Alterations ............................... 33 D. Successful Application of the Guidelines ............................................ 34 III. DESIGN REVIEW A. Relationship of Guidelines .......................... 36 B. Scope and Authority ................................. . 36 C. Design Review Process ............................. 36 IV. DEFINITIONS .................................................. 39 Sustainability Icon The leaf icon appears throughout this document to identify goals that will help reduce environmental impacts and promote a healthier environment. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 3 APPLICABILITY One of Arcadia’s greatest assets is its attractive, well-maintained residential neighborhoods. In order to preserve the character of these neighborhoods and encourage high-quality residential design throughout the City, the Arcadia City Council has adopted these Single-Family Residential Design Guidelines. The guidelines are utilized during the City’s architectural design review process to ensure the highest level of design quality, while also allowing room for flexibility in their application. The guidelines are “should” statements; they express the City’s desires and expectations. Alternative design features may be allowed if consistent with the intent of the guidelines, or if such allowance will facilitate an innovative or otherwise preferable design concept. Architectural design approval is required for all exterior work requiring a building permit for single-family dwellings and accessory buildings. These guidelines also apply to exterior paint colors and materials to ensure compatibility and harmony with the neighborhood. City review and approval is not required prior to painting a structure; however, the use of exterior materials and paint color should conform to the standards set forth on page 17 of the guidelines. In the five Homeowners Associations (HOAs) recognized by City Council resolution, design review is conducted by each association’s Architectural Review Board (ARB). However, these design guidelines apply to all single-family residences throughout the City. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 4 OBJECTIVES The objectives of the Single-Family Residential Design Guidelines are to: 1. Provide guidance for the orderly development of the City and promote high-quality development. 2. Allow diversity of style while promoting the positive design characteristics existing throughout the City. 3. Encourage excellence in architectural design that: A. Enhances the visual environment and character of the community; B. Preserves and protects property values; C. Is sensitive to both the site and its surroundings; and D. Has been carefully considered and conveys a sense of balance, integrity, and character. Arcadia has a rich tradition of tasteful homes of varying styles. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 5 ISSUES The following are the primary design and development issues that are important to the community relating to new single-family development: 1. Mass and scale: Inappropriate massing and scale is a key issue as large, two-story homes are replacing smaller single-story homes throughout the City. 2. Front entry: Excessively tall or flat entry porches can have a towering or monumental appearance that is inappropriate for most Arcadia neighborhoods. 3. Garages: Street-facing garages tend to be uninviting and have the potential to dominate the front elevation of a house. 4. Architectural style and design: Many new homes lack a coherent architectural style, attempt to combine too many different styles, or have a style that is incompatible with the surrounding homes. 5. Additions and accessory buildings: Additions, as opposed to new homes, have their own set of design challenges. Poorly designed additions and accessory buildings can ruin the character of an existing home. 6. Colors and materials: The use of bright or strong paint colors and/or unnatural building materials can result in a house that looks out-of-place in a more traditional neighborhood setting. 7. Landform and tree preservation: Careless removal of mature trees and severe grading of hillside properties shows little regard for a site’s natural attributes and degrades neighborhood character. Lack of detail and insensitive treatment of scale are common problems preventing new houses from fitting into established neighborhoods. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 6 SITE PLANNING Site planning involves the arrangement and relationships of walkways, buildings, open space, landscape and associated uses. How well a building fits within its site can determine the success of a project. An effective site plan should reflect the natural attributes of the site while maintaining compatibility with the neighborhood. The following are general guidelines for site development: 1. Natural amenities such as views, trees and similar features unique to the site should be preserved and incorporated into development proposals. 2. The location, configuration, size, and design of new buildings and structures, or the alteration or enlargement of existing structures, should be visually harmonious with their sites and compatible with the character and quality of the surroundings. 3. The height and bulk of proposed dwellings and structures on the site should be in scale and in proportion with the height and bulk of dwellings and structures on surrounding sites. Alternatively, projects should incorporate design measures to adequately mitigate scale differences. 4. The design of a new house should provide effective and varied open space around the residence. This corner house has an unusual informal approach at the street leading to a distant yard enclosure. Consistent front yard setbacks and building scale among neighboring sites create visual harmony. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 7 The curving line of the driveway creates a unique point of entry while providing an opportunity to preserve the on-site trees. A porte cochere offers more than just useful shelter over the driveway; it allows the building mass to make a transition to the open space and to frame views deep into the site. DISCOURAGED: Aside from the prohibited tall entry, this house shows the unattractive effect of building to maximum code limits without modulating the building mass. Site Planning continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 8 ENTRY An entry consists of the entry door and its surrounding architectural elements. Front entries often serve as the primary focal point of a residence and should be carefully designed. The following are guidelines for appropriate entry treatment: 1. The height of an entry porch should be in scale with the height and design of the building. 2. Front entry doors and decorative elements such as roofs, moldings, columns, posts, lighting, benches, and planters should be architecturally compatible with the style of the house. 3. Recessed depth of entry alcoves and projecting depth of entry roofs should be large enough, relative to the house, to provide the appearance of shelter. 4. Entry roofs should follow the same pitch as the adjacent roofs. Flat roof porches are generally discouraged. 5. There should be no vertical or architectural elements located above the entry that emphasizes the scale and massing of the structure. Above: Repeated structural forms and unfolding depth of approach combine for a powerful entry. Below: A simple vehicular approach is angled to the house, allowing the entry to terminate the view dramatically. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 9 MASSING The Zoning Code allows a certain building envelope for each site. Proper design is often needed to soften and refine that envelope, as addressed by the following guidelines: 1. New dwellings and additions should be compatible in mass and scale to surrounding buildings in the neighborhood and with the natural site features. 2. Design elements such as eave overhangs, textured wall materials, recessed windows and door openings, ornamental details, and landscaping are encouraged for visual interest and to help reduce the impact of building scale. 3. All sides of a structure, including those that are not visible from the street, should have adequate wall and roof articulation to minimize the building’s visual impact. 4. The building base should visually anchor the building by appearing more massive than the upper stories. 5. The upper story of a house should exhibit a lighter character than the base, possibly by reducing floor area and building mass. The second floor should generally step back from the ground floor. 6. Cantilevered forms are generally discouraged, particularly when they are used without aesthetic justification. 7. Building elements that emphasize a structure’s verticality are generally discouraged. 8. On corner lots, wall planes facing the street should be varied and articulated into modules that reduce the overall massing and scale. Architectural projections or indentations should be provided to avoid an uninterrupted flat wall. 9. Incorporating trellises, pergolas, covered patios, and other similar features can help break up the mass of a large two-story structure and are encouraged, provided that they complement the architectural style of the house. Above: This residence uses roof articulation and a reduced second floor area to blend in with surrounding single-story homes. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 10 Above and left: Many traditional Arcadia houses use understated massing effectively. These examples use simple, repeated roof forms to achieve subtle yet effective massing. Left: This dramatic verticality is out of scale in a single-family residential setting. Above: A large mass does not belong above the garage doors, nor does a tall mass on the second floor. It is out of scale with the dwelling. Right: This design creates a layered approach: The arch leading to the courtyard, the angled tower expressing a focal point, and the porte cochere at the driveway. Massing continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 11 ROOFS The roof of a house does more than provide shelter from the elements; it helps define the architectural style of a residence. Below are guidelines for appropriate residential roof design. Roof design refers to roof materials as well as massing and form. 1. Roof plans and materials should be compatible with the architectural style and design of the structure. It should enhance the effect of the house’s plan articulation by reflecting it in three dimensions (ridges, valleys, etc.) 2. Traditional roof forms such as gables, hips and dormers are encouraged. More severe roof forms such as domes, steep chalet gables and flat roofs are generally discouraged. 3. Dormers, cross gables, and other decorative roof features are encouraged, provided that they are an integral part of the overall roof design and work within the building’s architectural style. 4. Combining two different roof pitches is discouraged. 5. Solar panels are encouraged provided they are not visible from the public right-of-way. Additionally, roofs should be used to screen all vents, flutes and skylights, and other similar features from public view. Bubble or dome-shaped skylights are discouraged. 6. Discouraged roof types include: built up and torch down roofs, rock roofing applied over an approved built up roof, corrugated metal and fiberglass roofing panels, standing seam and similar metal roofing panels, and gravel roofs. Above: Severe roof forms such as domes, steep chalet gables and a combination of roof forms as illustrated above are discouraged. Above: These dormers are not compatible with the roof line. The roof pitch is too low to provide a backdrop for them. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 12 FACADE DESIGN Façade design refers to the architectural features, details, and finishes of the front, sides, and rear of a building. The Arcadia homes to the right are part of a tradition that deserves to be protected. From the 1920s example at top to the 1990s example in the middle, the best Arcadia homes use interesting massing and careful detailing. Most attractive designs work within an established style, but that is not a City requirement. These homes also feature a balance, but not complete symmetry. 1. Façade treatment relevant to the house’s architectural style should be carried throughout the entire house with each façade and any accessory structure. 2. Architectural features such as decorative moldings, windows, dormers, chimneys, balconies and railings, and landscaped elements such as lattices, can add detail to a façade and are encouraged as long as they respect the scale and dignity of traditional house design. 3. Large areas of flat or blank walls are strongly discouraged. 4. Garages should not dominate the street. If a garage faces a street, windows and other architectural detailing should be used on garage doors to reduce their blank wall impact and scale. 5. Symmetry in design can sometimes create a home that is monumental and too massive. The balanced effect created by symmetry can be achieved with a more subtle design approach. Features that break up the symmetry may consist of major massing elements or small differences in detail from side to side. 6. Large or prominent front elevation balconies are discouraged unless they are an integral part of the building’s architectural style. 7. Two-story-high windows tend to emphasize the mass and verticality of a building and should be avoided. This is especially true of two-story window bays. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 13 Below: Excessive massing of the entry, two- story window bays, and inadequate articulation give this residence a looming appearance. Left: The garage door dominates the house despite the tall entry. Right: While these houses also show insensitive massing, they share a lack of interesting detail and a flat approach to facade design. Façade Design continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 14 DETAIL Architectural details are decorative or ornamental elements that can add visual interest and contribute to the design and style of architecture. Such details include porch columns, decorative door and window designs, exterior moldings, porch and balcony railings, roof overhangs, brackets, awnings, gutters and down spouts, fascia boards, steps and stairs, siding, gables and lighting fixtures. The following are guidelines for appropriate design and use of architectural details: 1. Architectural details should be consistent with, or transparent to, the architectural style of the project. 2. Details with a false appearance, such as thin plant-on window shutters and foam wall ornaments and columns are discouraged. 3. Details that make a residence appear too ornate or monumental for its surroundings are strongly discouraged. Such details may include quoins, elaborate columns and pilasters, balusters, dentils, and keystones. 4. Windows and Doors a. For new structures, all windows and doors should relate to the selected architectural style. b. Window and door change-outs on existing structures should match the existing windows/doors for architectural consistency. Alternatively, all windows and/or doors should be replaced to complement the architectural style of the house. c. Windows should be recessed at least 2 inches from the exterior wall in new construction. Raised surrounds are not an acceptable substitute for recessed windows. d. Surrounds should be no wider than 4 inches, and should have a detailed profile rather than a simple rectangular or half-round section. e. Aside from a small number of picture windows, panes greater than 2 feet in width or height should be divided. True divided lites are preferable, but exterior applied muntins with a detailed profile may be allowable. f. High horizontal windows should be used carefully, if at all, since they tend to be conspicuously out of rhythm with other windows. A series of small square windows may be required as a substitute. g. Ornately carved and/or stained doors should not be used if they are so incompatible with the other building elements that they appear overly prominent. 5. Eaves a. Open soffits are encouraged using the rafter tails to express detail and rhythm. b. Fascia boards around eaves and gables should be narrow (no more than 6 inches deep). c. Excessive use of corbels or brackets should be avoided. If utilized, the placement and design of corbels or brackets should be carefully considered. 6. Chimneys a. Decorative chimney caps are encouraged if appropriate for the building’s architectural style. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 15 A. Interesting brickwork, hinges, windows, and roof treatment make the entry more interesting. B. This Modern Prairie-style house benefits from understated detailing and wide eaves. C. Lacy stucco texture and balcony design work well with the palms. D. The traditional details of this new home give it a timeless quality. E. A deeply recessed picture window with stepped walls and echoing arches of the porte cochere make an attractive facade. F. A small amount of detail goes a long way: recessed windows, beveled sills, pilasters, and stepped parapet at stairs. G. The details on the porch of an early 20th century house have lived through generations. A B D E F G C C C Detail continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 16 Above: A complete lack of detailed interest has created a house with the look of a stucco box. Left: The large and uninteresting surrounds contribute to an appearance unbroken by any secondary roofs or other refining elements. Above: This house combines flat fascia boards, unattractive joined gables, an incidental entry opening and quoins with a false appearance. Above: This addition uses wide, flat fascia boards instead of the original house’s finer detail. Left: Cornice detail that works well in narrow moldings becomes out-of-scale and incompatible when expanded to a major parapet treatment. Detail continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 17 MATERIALS & COLORS Materials and colors not only contribute to a building’s architectural style, but can also help tie a new structure to its surroundings. For new houses that are significantly larger than the surrounding homes, it is particularly important to reflect the materials and colors found in the neighborhood. The following are guidelines for appropriate material and color selection. 1. For new structures, repeating colors and materials found in neighboring homes is encouraged. 2. In remodels and additions, new materials should match those of the existing structure. Accessory structures should match materials, finishes and colors found on the primary structure. 3. The use of at least one strong accent material is encouraged. Too many exterior materials are discouraged because they can make a design appear too busy. 4. Natural materials are preferred. Synthetic materials for the building made to simulate natural wood and masonry are discouraged. Stone and brick veneer with a false appearance should be avoided. 5. Architectural design and exterior materials should be applied consistently on all sides of a structure visible from the street. Decorative front facade material should extend around the sides at least to an inside corner. 6. Stucco and plaster finishes should be consistent with the architectural style of the structure. The use of rough stucco finishes is discouraged. 7. For most architectural styles, the number of colors on the exterior should be limited to a maximum of three, with an additional contrasting color for accent. A balanced color palette should be kept using the correct proportions between the subtler “base colors” and the brighter “accent colors” on each building. Buildings with large walls should have a subtle base color. The base color on smaller buildings or those with more elaborate detail can use slightly stronger tones. In general, the larger and simpler the house design, the more subtle the color should be to reduce the massiveness of large wall planes. Earth tones are best suited and are appropriate for most of the architectural designs found in the City. The use of strong or bright, unnatural colors, including the salmon and pink hues and the bright “white on white” color schemes for exterior stucco, wood siding, trim doors and shutters should be avoided. However, the use of contrasting, natural colors can be appropriate for accent use, such as for shutters and doors. Left: High- quality materials such as smooth stucco, wood corbels, and pre-cast concrete moldings give this residence a look of permanence and integrity. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 18 8. Appropriate materials for walls and façades include stucco and wood lap siding, as well as more decorative materials such as stone, tile, split-faced block, and brick. The more decorative materials should be used as a base treatment only and not on the entire house unless appropriate for a specific architectural style. 9. Piecemeal embellishment and frequent changes in materials should be avoided. All façades of the home should utilize the same vocabulary of material and color. 10. Exterior materials and architectural details should complement each other. For example, heavy materials should appear to support lighter ones. 12. Exposed gutters and downspouts, unless designed as an outstanding architectural feature of the overall theme, should be colored to match fascia or wall material. 13. Natural clay tile roofs should be replaced with the same material. For repairs, remodels and additions, care should be taken in the selection of material and installation to match as closely as possible the color of the “aged” tiles. 14. The colors of natural roofing materials, such as clay tiles and slate, should be left natural. 15. Roofing materials with glossy surfaces appear unnatural and are strongly discouraged. 11. Material changes should occur in conjunction with changes in the plane of the façade to avoid a “tacked-on” appearance. These roof treatments are discouraged by the guidelines: clay tiles on a composition roof and glossy roof tiles. Materials & Colors continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 19 LANDSCAPE & HARDSCAPE Landscaping is an important component of the overall design of a project. Even the most thoughtfully designed house will appear incomplete without adequate landscaping. For new residences and rebuilds, a conceptual landscape plan must be submitted during the design review process. A detailed landscape plan will be required during plan check. The following are guidelines for single-family residential landscape and hardscape: 1. Large planting sizes (24-inch box or greater) are recommended for trees to make a new dwelling look established and soften the visual impact of a building’s mass. 2. For a new residence, there should generally be at least two trees in the front yard, one of which should be drought tolerant. 3. Existing trees in good condition should be preserved whenever possible. 4. Landscaping should be layered, with low planting used in the foreground, proceeding back to the tallest in the background. 5. The use of decorative hardscape materials is encouraged in order to enhance the pedestrian and vehicular experience. Decorative hardscape materials include brick, flagstone, interlocking pavers, tile, stamped or colored concrete, and decomposed granite. 6. In order to promote “walkable” neighborhoods, a pedestrian path should be provided to the front door, separate from the driveway. Here a driveway and pedestrian path originate at the street in a complementary way. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 20 7. Landscape planters lining driveways, walkways, and property lines are encouraged. 8. For aesthetic and environmental reasons, the use of impervious paved surfaces should be minimized when not necessary for vehicular or pedestrian access or recreational purposes. Permeable hardscape materials are encouraged. 9. Drought-tolerant and native plant species are encouraged; however, consideration should be given to the gradual transition of existing neighborhood landscaping. For example, rather than woody ground coverings and desert landscaping, more lush and finely scaled species are encouraged. Water Conservation Tips 1. Use “smart irrigation controllers”, a device that automatically adjusts watering times in response to weather changes. Smart irrigation controllers use sensors and weather information to manage watering times and frequency. 2. Install an irrigation system that reduces wasted water from evaporation, overspray and water run-off by watering turf from the surface in a bottom-up model rather than the typical sprinkler/top-down model. 3. Use Low-Flow Drip, Bubblers, or Low-flow Sprinklers. Landscape & Hardscape continued… Above: Layered landscaping using native plants Left: Decorative hardscape materials such as brick pavers are encouraged City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 21 Residential landscape design should complement the architecture of the house. The design should also fit in with the neighborhood and the surrounding environment. Conserving existing, established plant materials is almost always the best approach. Borrowing from the existing plant theme and the environment makes the new design fit in. The new design should also group plants with similar water, nutrient, and sun needs so as to avoid any growth problems. SAMPLE PLANTING PALETTE Recommended plants include the following, but additional selections are encouraged for variety: (* denotes trees that need a large area for root growth) Canopy trees: Cinnamomum camphora (Camphor Tree)* Pistachia chinensis (Chinese Pistache) Platanus acerifolia (London Plane Tree) Platanus racemosa (California Sycamore) Quercus agrifolia (Coast Live Oak) Quercus engelmanni (Engelmann Oak) Tipuana tipu (Tipu Tree) Ulmus parvifolia (Chinese Evergreen Elm) Specimen trees: Agonis fluxuosa (Peppermint Tree) Eucalyptus ssp. Ginkgo biloba (Maidenhair Tree) Olea europaea (Olive Tree) Pinus eldarica (Afghan Pine) Pinus pinea (Italian Stone Pine)* Flowering trees: Albizia julibrissin ‘Rosa’ (Silk Tree) Cassia leptophylla (Gold Medallion Tree) Cercis occidentalis (Western Redbud) Jacaranda mimosifolia (Jacaranda) Koelreuteria bipinnata (Chinese Flame Tree) Koelreuteria paniculata (Goldenrain Tree) Lagerstroemia indica (Crape Myrtle-multi) Malus ‘Prairiefire’ (Prairiefire Crabapple) Pyrus kawakamii (Evergreen Pear) Prunus ssp. Tabebuia impetiginosa (Pink Trumpet Tree) Palm trees: Archontophoenix cumminghamiana (King Palm) Phoenix spp. (Date Palm) Washingtonia filifera (California Fan Palm) Washingtonia robusta (Mexican Fan Palm) Brahae edulis (Guadalupe Palm) Syagrus romanzoffiana (Queen Palm) Planting palette continues on next page... Photographs, clockwise from top left: Coast Live Oak, Olive, California Sycamore, California Pepper, Mexican Fan Palm, Western Redbud, California Fan Palm, Silk Tree Landscape & Hardscape continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 22 Shrubs: (* denotes value as screening plant) Azalea ssp. (Azalea) Arbutus unedo (Strawberry Tree) Alyogyne heugelii & cvs (Blue Hibiscus) * Bamboo ssp. Buddleia davidii (Butterfly Bush) * Camellia ssp. (Camellia) Cassia splendida (Golden Wonder Senna) Ceanothus var. (Wild Lilac) Cistus purpureus (Orchid Rockrose) * Cocculus laurifolius (Laurel Leaf) * Cotoneaster ssp. Echium fastuosum (Pride of Madeira) Groundcovers: Arctostaphylos hookeri (Monterey Manzanita) Ceanothus griseus horizontalis (Carmel Creeper) Cistus spp. (Rockrose) Cotoneaster dammeri (Lowfast Bearberry) Lantana spp. Lavandula spp. (Lavender) Liriope muscari (Big Blue Lily Turf) Mahonia repens (Creeping Mahonia) Pelargonium ssp. (Pelatum) Rosmarinus officinalis (Rosemary) Salvia spp. (Sage) Santolina chamaecyparissus (Lavender Cotton) Trachelospermum jasminoides (Star Jasmine) Verbena ssp. * Escallonia ssp. Euphorbia characias ‘Wulfenii’ (Mediterranean Spurge) Euphorbia rigida (Silver Spurge) Gardenia ssp. * Grevillia ssp. * Hibiscus rosa-sinensis (Chinese Hibiscus) * Myrtus communis (True Myrtle) * Osmanthus ssp. Penstemon spectabilis (Showy Penstemon) * Podocarpus ssp. * Prunus caroliniana (Carolina Laurel Cherry) * Pyracantha ssp. (Firethorn) * Rosa ssp. (Rose) Low accent plants: Aloe spp. Hemerocallis hybrids (Daylily) Iris spp. Kniphofia uvaria (Red-hot Poker) Agapanthus (Lily of the Nile) Flax ssp. Vines: Bougainvillea ssp. Distictis buccinatoria (Blood-Red Trumpet Vine) Distictis laxiflora (Vanilla Trumpet Vine) Distictis ‘Rivers’ (Royal Trumpet Vine) Jasminum polyanthum (Jasmine) Pyrostegia venusta (Flame Vine) Rosa cultivars (Rose) Thunbergia alata (Black-eyed Susan Vine) Wild Lilac Aloe Royal Trumpet Vine Rockrose Orchid Rockrose Bougainvillea Salvia Cotoneaster dammeri Rose Lantana Lavender Landscape & Hardscape continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 23 FENCES & WALLS Front yard fences are frequently designed in a manner that breaks up the shared open space that defines a graceful residential street. Instead of enjoying the changing views of landscaped depth, the eyes of the street’s visitors are stopped by the flatness of the fences. Implementation of the following guidelines will result in fences and walls that are more harmonious with the neighborhood. 1. Front yard fencing should be as open and simple as possible. 2. In general, overly ornate or light colored wrought iron fences should be avoided. 3. Decorative wood fencing is allowed in the front yard only if consistent with the architectural style and if fully painted or stained. 4. Fencing and wall materials should be compatible with the building and should be used to reinforce the architectural theme of the building. 5. Bare precision block is generally discouraged. For new residences, courtyard walls and walls along the perimeter of the property lines should be made of a decorative material that complements the residence, such as brick, stone, or textured concrete block (e.g. split-face, scored, slump stone). Plain concrete block with a stucco finish to match the residence may be an acceptable substitute. 6. On lots with existing walls or fences, new walls/fences should match or be compatible with existing walls/fences. 7. The use of clinging vines, shrubs, and trees to soften the visual impact of walls and fences is encouraged, especially when visible from the public right-of-way. Above: Layered outdoor space uses plants of varying heights along with building walls and outdoor walls and fences. Above: The varying heights and setbacks of this fence add visual interest and highlight the points of entry. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 24 This wall that encloses a side and rear yard uses flat tile caps and stepped massing to accentuate the entry and complement the house’s fine detailing. Above: The shared open space along the street benefits from both continuity and variety. Fences should blend into the landscape. These tall, unattractive fences have an uninviting appearance. Fences & Walls continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 25 ARCHITECTURAL STYLE Arcadia, like most other California cities, has a mix of architectural styles within its residential neighborhoods. Consistency of design features within traditional styles such as Ranch, American Colonial, Spanish, etc. has served Arcadia well because it has enlivened the City with variety while maintaining a distinctly traditional neighborhood character. In recognizing the value of architectural diversity, the City does not seek to dictate which styles are allowed, but rather to promote an awareness of what makes different elements work together. Strict adherence to a single architectural style is not required; however, combining too many elements from several divergent styles often results in an incoherent design. Generally, the City recommends choosing a single architectural style as a starting point in the design process. Positive design features from other styles may be incorporated if the various elements work together. Most importantly, the overall architectural style should be compatible with the surrounding neighborhood. Using similar features, colors, and materials found in nearby homes is encouraged. The following pages list some of the architectural styles found in and around Arcadia and their successful characteristics. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 26 TRADITIONAL RANCH Form: Simple, horizontal massing Modest entry expression – roof or alcove Roof: Shallow pitched roof – gable and shed Walls: Stucco or clapboard walls Windows: Wood window frames, or metal with recessed windows Details: Simple molding profiles Color: More contrast between roof and walls than between field and trim Traditional ranch combines characteristics of other styles in the City’s guidelines. It has the straightforward massing and detailing of the Tudor/Cottage style, along with the rustic materials of the Craftsman style. Emphasis on the horizontal is important, and extension of the Traditional Ranch style to two stories dilutes its distinction from the other aforementioned styles. Ranch style is particularly characteristic of Arcadia’s mid-century boom years, creating a comfortable suburban setting surviving to the current day and influencing the approach recommended for all styles. Architectural Style continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 27 COLONIAL / AMERICAN TRADITIONAL Form: Simple form, at least for major part of house Roof: Moderate to steep roofs – gable or shed Compound roof pitch (gambrel) part of tradition Detailed molding and cornice profiles Walls: Shingle or clapboard walls Windows: Moderate to broad frames Small panes Details: Small, finely detailed fascia boards, vents, and other details Details part of functional elements rather than applied Color: Pale walls; contrasting trim optional Dark roofs Colonial or American Traditional style uses plain massing and fine detailing. Wood is used for the siding, and fine millwork traditionally is used sparingly but efficiently for expressing detailed elements. Modest scale is important for that detail work, including semicircular vents, window trim, window panes and muntins, and fascia boards with open soffits. Simplicity is important in the roof form, principally gable or shed. Architectural Style continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 28 SPANISH Form: Low mass moderating two-story mass Arches (deep) Courtyards Arcades Pergolas Wide front balcony on Monterey variant Roof: Barrel tile roofs – shed, hip, gable Flat shingles or tiles on Monterey variant Shallow to moderate slopes (4:12 to 6:12) Heavy exposed dark beams Walls: Stucco walls Windows: Recessed windows w/ minimal frames Details: Decorative vents Iron accents & balconies Color: Pale walls customary Roof may be light, medium, or dark Brown or other rich trim color Spanish styles – Colonial, Mission Revival, and Monterey among other variants – emerged as the dominant style in Southern California during the 1920s building boom. Its adaptability to different building programs has made it a perennial favorite. The adaptability results from a few design characteristics. First is the use of large, simple massing components to achieve simplicity and drama. Next is the discreet use of well-placed, well-designed, and well-executed details. When combined with the simple massing, which would otherwise be dull, the details create an integrated design that is rich and expressive. Pergolas and other garden structures are also used to complement and mitigate the building mass. Architectural Style continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 29 TUDOR / COTTAGE Form: Simple massing Entry expression may be modest Roof: Moderate to steep roof pitch Shed or gable roof Rustic tile roof Walls: Shingle, clapboard, or rustic walls Windows: Pronounced surrounds, wide or narrow Recessed windows Details: Simple detail; minimal ornament Half-timber expression (Tudor) Color: Warm colors with dark trim The Tudor/Cottage style has nothing to do with limiting house size to what people think of as a cottage. It is a style that is concerned with creating comforting features that allow a house to be inviting and tasteful in an unpretentious way, no matter what size the house. The emphasis is on the roof, using steep slopes and/or low eaves to minimize wall height and emphasize the sloped roof as epitomizing home. Straightforward massing is also used, and details are also straightforward but highly visible, such as wide window trim, half-timbering, plain fascia boards, and simple exposed soffits. Architectural Style continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 30 CRAFTSMAN Form: Prominent porches (two sides common) Large, often tapered, porch columns Second floor set in from first Complex massing on larger houses Roof: Composition or flat tile roofs Shallow slopes – gable; some shed Broad eave overhangs (12 to 42 inches) Carved rafter tails & brackets Walls: Shingle or clapboard walls (stucco alt.) Windows: Broad wooden window frames Fine division of panes, especially at top of window Details: Decorative vents Wood accents & balconies Tapered posts Clinker brick / river rock Color: Dark warm colors The Craftsman style is a descendant of the Cottage Style and is particularly identified with California due to the influence of the Greene brothers in Pasadena and Bernard Maybeck in the San Francisco region. The rustic look of Craftsman architecture relies on a spacious exterior – great porches and overhangs – as well as use of stained wood, dark colors, and rustic supporting materials of river rock and rough brick. Massing can be very simple on a small Craftsman, which will likely focus entirely on its front porch and gable, or much more complex on a large Craftsman with variation of massing elements and angles. Architectural Style continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 31 FRENCH Form: Symmetrical entry Terraced massing optional Roof: Flat tile roofs Steep slopes – mansard dominant Detailed parapets Walls: Stucco walls Windows: Recessed windows w/ minimal frames Details: Curved iron accents & balconies Thin, detailed moldings Decorative vents Color: Pale walls and trim; any shade for roof French design is distinct from classical in its application of a few distinctive features. Most characteristic are mansard roofs, which are always steeply pitched and either straight or curved. That curve is normally concave, but convex curves can also fit the style. Ornate metalwork is another hallmark, usually applied in a linear manner as balcony balustrades, or as fascia boards along eaves, but in some instances used structurally for columns. Used with restraint, French style works particularly well with classical and Spanish styles. In an eclectic neighborhood, it is the quality of the design rather than its feature set that allows wildly divergent styles to work together well, and French design is within that mix. Architectural Style continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 32 CONTEMPORARY / MODERN Form: Simple, horizontal massing Pronounced entry expression – roof or alcove Deep layering of wall and window planes Intermingling of exterior and interior space Roof: Flat roof, and/or shallow pitch – gable and shed Walls: Stucco or other smooth walls Windows: Wood window frames, or metal with recessed windows Details: Simple molding profiles Color: Subtle colors except optional fine accent lines Modern houses tend to emphasize strong horizontal and vertical planes, express layering of planes and spaces, and interweave interior and exterior spaces. Together, these design elements can produce compelling and dramatic effects. When introduced into a neighborhood of more traditional styles, however, modern houses often present too great a contrast or too little in terms of humanizing detail to fit their setting. Modern styles are encouraged if they involve the best characteristics of the style – the layering and indoor/outdoor interweaving – and avoid the visual conflicts with traditional styles that too often occur. Landscape screening, as an important component of both modern architecture and harmonizing differing styles, will be taken into special account in evaluating modern designs. Architectural Style continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 33 ADDITIONS & ALTERATIONS The design guidelines up to this point apply to all projects. For additions and alterations, the City recognizes that the designer faces special challenges. The primary challenge is to integrate the new with the old, maintaining and continuing the best elements of the existing house. This applies to massing as well as detailing. Below are guidelines for additions and alterations. 1. An addition should be designed to look like part of the original house. All exterior treatments should match those of the existing house as closely as possible. 2. Second floors should be modest in relation to the first floor. This often involves setting the second floor walls in and keeping the top plate height shorter than the first story. 3. Porch additions should match the scale and architectural style of the existing house. In general, the eaves of the porch roof should align with the first story. 4. Alterations to an existing house that do not enlarge its floor area, such as replacement windows, doors, siding, or roof tiles, should be consistent with the building’s architectural style. 5. Piecemeal alterations to the exterior of a house are strongly discouraged. Alterations to one elevation should be consistently carried out on the other elevations. 6. Refer to Guideline 4.b. on page 14 and Guideline 13 on page 18 for additional guidelines pertaining to additions and alterations. Placing the mass of a 2-story addition behind an existing one-story house is generally encouraged, but it needs to be carefully coordinated. Above: This Arcadia home exhibits the positive results of a well- designed second story addition. Instead of having a “tacked-on” appearance, the addition is thoughtfully integrated with the architecture of the existing house. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 34 SUCCESSFUL APPLICATION OF THE GUIDELINES This section highlights three actual design review cases that demonstrate how careful implementation of the design guidelines can achieve very successful results. For each project, there is a “discouraged” front elevation, showing the project as originally submitted, and an “encouraged” front elevation, showing the project in its final approved form. The examples illustrate how roof and façade articulation, asymmetry in façade design, and/or a less elaborate architectural style can transform the appearance of a house without significantly reducing its size. Copyright Notice: The architectural drawings, including but not limited to the front elevation designs, contained in the Single-Family Residential Design Guidelines are protected under United States and international copyright laws and are the exclusive property of the City of Arcadia or its third party licensors. The drawings are provided in these Guidelines for reference purposes only and may not be copied, reproduced, republished, posted, transmitted, displayed, modified, sold, distributed or in any way used by you or on your behalf, in any form or by any means, including for the making of derivative works, without express prior written consent from the owner of each respective drawing. EXAMPLE 1 Discouraged Encouraged Copyright © 2008, BY Design Group. All rights reserved. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 35 EXAMPLE 2 EXAMPLE 3 Discouraged Discouraged Encouraged Encouraged Copyright © 2008, Landtec Construction, Inc. All rights reserved. Copyright © 2008, OFA. All rights reserved. Successful Application of the Guidelines continued… City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 36 DESIGN REVIEW A. Relationship of Guidelines The key to a successful residential project in Arcadia is to assure its compatibility with the surrounding dwellings in the neighborhood and, in the case of a building addition, with the existing building. Compatibility includes such terms as “architectural style, mass, scale, orientation, setback and architectural elements such as texture, color and building materials”. The Design Guidelines will be utilized during the City’s review process to encourage the highest level of design quality and at the same time provide the flexibility necessary to encourage creativity on the part of project designers in response to existing site conditions. Proposals for a new dwelling or additions or alterations to an existing dwelling must follow a development review process set forth in the guidelines in order to complete site and building improvements. B. Scope and Authority The guidelines should be reviewed prior to beginning a project design. Design review consists of three steps: 1. Preliminary consultation between the project sponsor and the Development Services Department staff to discuss the zoning requirements and the Architectural Design Guidelines and criteria applicable to the site and use. 2. Design concept review by the Development Services Department, as provided for in the code. This must be completed prior to the plan check procedure. Projects that require further discretionary approval shall be subject to final design approval by the appropriate body. Exception: Properties within City designated homeowners associations are subject to the Architectural Design Guidelines set forth in this document, but shall be subject to the review and approval of only the homeowner associations’ architectural review boards. 3. Final design review occurs during the Plan Check process by the Development Services Department to ensure consistency with the plans approved during the design review process. C. Design Review Process 1. Stages of Review: a. Preliminary Consultation. Preliminary consultation shall be initiated by requesting an appointment with a city planner. b. Design Concept Review. Design concept review shall be initiated by an application submitted to the Development Services Department on a form approved and containing information required by the Development Services Director or designee. The application shall include such plans and materials required for adequate concept review. c. Final Design Review. Final design review of development plans shall be initiated within one (1) year City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 37 of design concept approval by submitting plans to Building Services for plan check. 2. Design Concept Review and Approval a) By Administrative Review. The Development Services Director or designee shall have the authority to review and approve the following types of improvements to a single-family dwelling and/or accessory building(s) subject to determination of compliance with the single- family Design Guidelines: (1) Roofing material (2) Window / door change outs / replacements / additions (3) Fences / walls / gates (4) Exterior finishes (5) Patio enclosures, covered patios, trellises, and gazebos on residentially zoned property (6) Minor first floor additions and detached accessory buildings on single-family zoned property (7) Other types of exterior alterations as deemed appropriate by the Development Services Director or designee Review of the aforementioned improvements may be conducted upon submittal of plans to Building Services or subsequent to plans being submitted for plan check. If the Development Services Director or designee determines that the proposed improvements do not comply with the single-family design guidelines, the applicant shall submit for a regular review process as set forth below. Planning Services staff shall sign plans prior to issuance of a building permit. b) By Regular Review by the Development Services Department, Community Development Division. The Development Services Director or designee shall review development plans submitted for design concept approval within thirty (30) working days of receipt of a completed application, and may approve, conditionally approve, disapprove or return plans for revisions. After each submittal of revised plans, the City has thirty (30) working days to review the plans. Within five (5) working days after a decision, notice shall be mailed to the applicant. c) By Modification Committee, Planning Commission or City Council. Concurrent with the hearing of an application for a modification or other type of application, the Modification Committee, Planning Commission or City Council may approve, conditionally approve or disapprove the design concept plans. 3. Final Design Review and Approval The Development Services Department shall review the final design as part of the plan check procedure to ensure compliance with the approved plans. The Development Services Department may approve, conditionally approve or disapprove said plans. 4. Fee Before accepting any application for design review or appeal, the City shall charge and collect a fee in an amount established by resolution of the City Council. In addition, the applicant shall reimburse the City for all costs associated with design review performed by the City’s architectural and landscape design consultants prior to final approval of the design review. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 38 5. Effective Date No permit shall be issued for any use involved in an application for design review until action on such application shall have become final by reason of the expiration of time to make an appeal (within 5 working days after the date of decision). 6. Expiration of Approval Design approval shall expire one (1) year following its effective date unless: a. A building permit has been issued and construction has commenced and been diligently and continuously pursued; or b. A certificate of occupancy has been issued; or c. The approval is renewed. 7. Extension of Approval The Development Services Director or designee or the body that reviewed a project may renew design concept approval or final design approval for a period not to exceed one year beyond the initial expiration date, upon determining that the findings made remain valid. An application for an extension shall be made a minimum of thirty (30) days prior to the initial expiration date and shall be accompanied by payment of a fee in an amount established by resolution of the City Council. 8. Plan Revisions The Development Services Director or designee or the body that conducted design concept review of a project may approve changes to approved plans or in conditions of approval upon determining that the changes are minor and are consistent with the intent of the original approval. 9. Appeals a. Appeals from the Development Services Director’s or designee’s or Modification Committee's decision shall be made to the Planning Commission within five (5) working days of the decision and shall be accompanied by payment of an appeal fee in an amount established by Resolution of the City Council. A public hearing shall be scheduled not less than ten (10) calendar days or more than forty (40) calendar days after the filing of an appeal. b. Appeals from the decision of the Planning Commission shall be made to the City Council within five (5) working days of the Planning Commission’s decision and shall be accompanied by payment of an appeal fee in an amount established by resolution of the City Council. A public hearing shall be scheduled not less than ten (10) calendar days or more than forty (40) calendar days after the filing of an appeal. 10. Enforcement a. Building Permits. Building Permits shall not be issued if conditions imposed under the Architectural Design Review Procedure are not satisfied. b. Conditions. Non-compliance with design review requirements that are included as conditions to discretionary land use approvals of the City such as conditional use permits, modifications and similar actions shall constitute grounds for the suspension or revocation of such approval. City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 39 DEFINITIONS Alcove: A small area cut out of a larger mass, such as an entry porch Articulation: Use of different planes, surfaces, and forms to define an interesting and attractive building or component of a building Asymmetry: Different on one side than on the other Cantilever: A portion of a building extending out beyond its supporting wall or column Chamfer: A beveled corner which is formed in concrete work by placing a triangular or curved insert in the corner of the form. Clipped eaves: Eaves that have a minimal projection over the wall below Context: The character-defining surroundings of a site Dormer: A structure with walls extending up from a roof, typically housing one or more windows Eave: The extension of a roof beyond an Exterior wall, with no enclosed area underneath it Eclectic: Of mixed styles Elevation: A two-dimensional view of the front, side, or rear of a building or wall Facade: See Elevation Fascia: The board enclosing the edge of an eave Gable: A wall beneath the exposed end of one or more sloping roofs Guidelines: Regulations that can be required flexibly as appropriate to each project or situation Hardscape: Pavement and other ground treatments other than plant materials Integrity: Having enough consistency to be perceived as an “integral” unit Layering: Having different elements in different planes, forming layers, rather than a simple wall Mansionization: Building a house too big for its lot, or too ornate or formal in its appearance Mass: The overall perceived size of a building, affected by not only its dimensions but also the manner in which its walls, roofs, and facade elements are designed Mission or barrel tile: A half-circular roof tile that is used alternately face-up and face-down Modulation: Varying the depth and other characteristics of a wall or roof in order to improve its appearance through breaking up its length and mass Monumentality: The appearance of trying to appear too important or imposing for its context Muntins: Narrow strips that form a division between window panes Nested Gables: One gable placed beneath another, usually off- center Overdesigned: Too ornate for its size or surroundings Pilaster: A column (structural or decorative) that is placed against a wall Pitch: The slope of a roof, expressed in inches of rise against 12 inches run (as in 4:12) Porch: A prominent entry, including any roof above City of Arcadia | SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 Page 40 Porte-Cochere: A roofed structure, open on the sides, extending over a driveway Project: Any physical work upon a property requiring City approval Quoins: Large squared stones such as buttresses, set at the angles of a building; the external corner of a building. S-tile: A roof tile attempting to simulate the effect of mission or barrel tile with multiple curves Scale: Size relative to other portions of a building, landscape, or surroundings, or to viewers Shed Roof: A simple roof of a single slope Site amenities: Benches, fountains, garden structures, and other items added to an open space to enhance its use and enjoyment Soffit: The underside of an eave Substantial: Having enough visual depth to appear visually and structurally sound Surrounds: Ornamental projecting surfaces around a window or door Symmetry: The same on both sides Underdesigned: Too simple to offer any interest to the viewer Attachment No. 10 Attachment No. 10 Preliminary Exemption Assessment FORM “A” – Preliminary Exemption Assessment PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: Appeal Of The Highlands Homeowners’ Association Architectural Review Board’s Denial And Consideration Of Modification Application No. MP 14-21 and Oak Tree Encroachment Application No. TRE 14-65 For A New 6,522 Square-Foot, Single- Story, Single-Family Residence 2. Project Location – Identify street address and cross streets or attach a map showing project site (preferably a USGS 15’ or 7 1/2’ topographical map identified by quadrangle name): 29 E. Orange Grove Avenue (between Santa Anita Avenue and Highland Oaks Drive) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Robert Tong (2) Address 255 E. Santa Clara Street, #200 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 of One Single- Family Residence) f. The project is statutorily exempt. Applicable Exemption: g. 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: November 25, 2014 Staff: Jordan Chamberlin, Assistant Planner Attachment No. 11 Attachment No. 11 Notification Area Map