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HomeMy WebLinkAboutSupplemental Information for Appeal of 29 East Orange Grove and 1600 Highland OaksCHATTEN -BROWN & CARSTENS LLP 2200 PACIFIC COAST HIGHWAY TELEPHONE:(310) 798 -2400 SUITE 318 FACSIMILE: (310) 798 -2402 HERMOSA BEACH, CALIFORNIA 90254 www.cbcearthlaw.com January 14, 2014 City Council City of Arcadia 240 W. Huntington Drive Arcadia, CA 91006 E -mail: MNB @CBCEARTHLAW.COM Re: Appeal to City Council of Planning Commission Determinations Approving 29 E. Orange Grove (Appeal No. HOA 14 -05) and 1600 Highlands Oak Drive (Appeal No. HOA 14 -07) Dear Honorable Councilmembers: On behalf of appellant April A. Verlato, we submit the following comments regarding the City's consideration of architectural review for new houses ( "projects ") proposed at 29 E. Orange Grove and 1600 Highlands Oak Drive. The plans for these projects were properly rejected by the Arcadia Highlands Homeowner's Association Architectural Review Board due to their failure to provide "harmonious design" and compatibility with neighboring properties. The Architectural Review Board's decisions were firmly grounded in the policies of the General Plan, the applicable Design Review Guidelines and City Council Resolution 6770. Even so, on December 9, 2014, the Planning Commission overturned the Architectural Review Board's denials and approved the plans for both homes, forcing Appellants Arcadia Highlands Homeowner's Association and resident April A. Verlato to file this appeal. The projects proposed at 29 E. Orange Grove and 1600 Highlands Oak Drive remain incompatible with adjacent structures and are not designed in a manner that is harmonious with the existing Arcadia Highlands neighborhood. As explained further in the appeal itself, the houses are more than twice the size of the typical home in the neighborhood and fail to respect design elements of the neighborhood including appropriate side yard setbacks, view preservation, and front yard setbacks. Approval of these projects over the objection of the Architectural Review Board violates Resolution 6770, which delegates design review to the Board, as well as review for consistency with the City's General Plan and Arcadia's Single - Family Residential Design Guidelines. These new houses, which are of much larger mass and scale than existing homes in the Arcadia Highlands neighborhood, are part of a City pattern and practice of mansionization of the Arcadia Highlands without land use planning or environmental review. Many of the homes being demolished are over 50 years old and are potential City of Arcadia January 14, 2015 Page 2 historic resources. Since July 2012, the Architectural Review Board has reviewed applications to replace or remodel 30 homes in the Arcadia Highlands. (See, Exhibit C to brief of April A. Verlato.) Nearly all of these applications sought drastic increases in square footage, and many applications more than doubled the size of the existing homes. In contrast to the neighborhood's existing 850 homes, which average closer to 2,600 square feet, the new houses under consideration by the City often exceed 6,000 square feet and contain up to four bedrooms in addition to two master bedroom suites, multiple kitchens, and multiple entrances. (See, Exhibit B to brief of April A. Verlato.) The cumulative change in neighborhood character, aesthetics, and environmental impacts due to the approval of these larger homes has not been analyzed by the City. This is important because these new homes are designed to accommodate at least four to six adults, double that of the more modest existing neighborhood homes. The City's approvals of homes like those at issue in this appeal will continue to increase the population density of the Highlands from 6 -12 persons per acre to 12 -24 persons per acre. These approvals will therefore induce increases in traffic, noise, demand for city services and parkland, and energy use and greenhouse gas generation. The City's failure to study the likely impacts of larger homes meant to accommodate extended and multiple families has resulted in the City's failure to mitigate the adverse impacts these homes may cause, in violation of the California Environmental Quality Act (CEQA). The City may not lawfully approve these homes without preparation of CEQA- compliant environmental review that analyzes the total and cumulative impacts of changes to the Arcadia Highlands neighborhood and without redesign of these projects to comply with the General Plan and Resolution 6770. Appellants therefore respectfully request that the City Council reverse the Planning Commission's decision and reinstate the well - supported findings of the Arcadia Highlands Homeowner's Association denying the plans for 29 E. Orange Grove and 1600 Highlands Oak Drive. I. The Planning Commission's Reversal of the Architectural Review Board Decisions Circumvents City Council Resolution No. 6770. On July 3, 2012, the City Council passed Resolution No. 6770, which delegates design review responsibility in the Arcadia Highlands to the Arcadia Highlands Homeowner's Association Architectural Review Board. The Board consists of five elected residents of the Highlands. Pursuant to Resolution 6770, the Architectural Review Board is charged with reviewing building plans for consistency with the principles of "harmonious design" directed by the Arcadia General Plan and Arcadia's Single - Family Residential Design Guidelines. The Residential Design Guidelines were established in 2006 to curb concerns about increased mansionization that was negatively impacting the City and home values. In each of these appeals, the Architectural Review Board requested meetings with the developer to discuss projects prior to the Board's hearing, but the developers declined. With regard to 29 E. Orange Grove, the developer declined multiple meeting requests with the Architectural Review Board, claiming that if City of Arcadia January 14, 2015 Page 3 his plans were denied, he would simply appeal to the City Planning Commission. Based on the actions of the Planning Commission and the developers' reliance on the Planning Commission to override Architectural Review Board decisions, Resolution 6770 is rendered meaningless for achieving its stated goal of reducing mansionization. In November 2014, the Arcadia Highlands Homeowner's Association Architectural Review Board voted almost unanimously to deny the plans for both 29 E. Orange Grove and 1600 Highlands Oak Drive after determining that the projects were not harmonious and compatible with adjacent structures and that their design was inconsistent with the applicable General Plan land use designation of Very Low Density Residential. The proposal for 29 E. Orange Grove would replace a 1,855 square foot home with a 6,522 square foot home, more than triple the current size. The proposal would encroach on two protected oak trees, and requests a front yard setback that is half of the average setback of the adjacent properties. The reduced setback would prevent future planned street widening. The proposed home also extends much further to the rear than neighboring properties, resulting in a much smaller backyard than is typical for the neighborhood. In denying the project, the Architectural Review Board found the proposed project to be too massive and bulky for the site, which resulted in incompatibility and a lack of harmony with neighboring homes. The proposal for 1600 Highlands Oak Drive would replace a 2,624 square foot home with a 6,149 square foot home, an increase of 4,667 square feet, which itself is much larger than the typical Arcadia Highlands Home The proposal will obstruct the views of adjacent properties which is a protected feature under Resolution 6770. A petition signed by 313 neighbors objected to the proposal. After a hearing on the matter, the Architectural Review Board found that the proposed project was inconsistent with Design Review Guidelines associated with site planning, massing, roofs, fagade design, streetscape, and the affect on adjacent properties and neighborhood. The Architectural Review Board's findings in support of denial of the projects are grounded clearly in the authority delegated to the Board by Resolution 6770 and in the City's Single - Family Residential Design Review Guidelines. Nothing in the Planning Commission's findings reversing the Board's determination demonstrates that the proposed projects are harmonious and compatible with adjacent residences, as required. Thus, Appellants request that the City reverse the Planning Commission's approval of the plans and reinstate the findings and determination of the Architectural Review Board. Nothing prevents the developers from incorporating the Architectural Review Board's feedback and revising their plans to conform with the Design Review Guidelines and General Plan. II. The Project Approvals Violate the California Environmental Quality Act. The California Environmental Quality Act (CEQA) serves two basic, interrelated functions: ensuring environmental protection and encouraging governmental City of Arcadia January 14, 2015 Page 4 transparency. (Citizens of Goleta Valley v. Bd. of Supervisors (1990) 52 Cal. 3d 553, 564.) CEQA requires full disclosure of a project's significant environmental effects so that decision - makers and the public are informed of these consequences before the project is approved, to ensure that government officials are held accountable for these consequences. (Laurel Heights Improvement Ass'n of San Francisco v. Regents of the University of California (1988) 47 Cal.3d 376, 392.) When substantial evidence supports a fair argument that a project may have a significant impact on the environment, an environmental impact report is required. A fair argument for the projects' cumulative environmental impact is found in the declaration of John Uniack, an urban planner, residential designer, and member of the Architectural Review Board. Despite the City's approval of plans for nearly 30 homes that will result in the mansionization of much of the Arcadia Highlands, the City has conducted no environmental review. The City has not assessed impacts on aesthetics, neighborhood character, traffic generation and congestion, noise, or any other impact area mandated by CEQA. Instead, the City has approached each approval on a case -by -case basis, deeming each individual home exempt from environmental review. The City has exempted each of the approved houses under the Class 3 categorical exemption for new construction of single - family residences. However, it is the City's burden to prove that the proposed project fits within this class of categorical exemption. (California Farm Bureau Fed'n v. California Wildlife Conservation Bd., (2006) 143 Cal. App. 4th 173, 186.) The City has failed to meet this burden. The new houses are several times larger than the typical single - family homes contemplated by the Class 3 exemption, are meant to serve multiple or extended families, and will have several times the environmental impact of a typical single - family home. Additionally, even if the projects fit within the definition of a Class 3 project, the developers cannot rely on a categorical exemption to CEQA when there is evidence the project may have identified impacts. A categorical exemption is "inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant." (CEQA Guidelines § 15300.2(b).) So far, nearly 30 mansionization projects have been approved in the Arcadia Highlands, and 39 additional developer -owned residences in the area have been purchased for the same purposes. As City housing prices rise, it is likely that far more of these mansionization projects will be proposed and approved. Even without additional approvals, however, the City's approval of these mansionization projects has resulted in significant, cumulative impacts that require consideration in an environmental impact report. As defined by CEQA, "The cumulative impact from several projects is the change in the environment which results from the incremental impact of the project when added to other closely related past, present, and reasonably foreseeable probable future projects. Cumulative impacts can result from individually minor but collectively significant projects taking place over a period of time." (CEQA Guidelines § 15355(b).) City of Arcadia January 14, 2015 Page 5 Cumulative impact analysis is important because "One of the most important environmental lessons evident from past experience is that environmental damage often occurs incrementally from a variety of small sources." (Kings County Farm Bureau v. City of Hanford (1990) 221 Cal.App.3d 692, 720.) Here, the City has failed to analyze the cumulative impacts of 30 mansionization projects that have been approved as well as an additional 39 that are reasonably foreseeable based on the acquisition of smaller, older Arcadia homes by known developers. Far more projects are likely as the City's housing values increase and longstanding residents sell their properties to developers. Each of these projects is associated with up to a doubling of the resident population, the number of vehicles, trip generation, use of City services, water use, and energy use. In addition to environmental impacts caused by increased population density, the mansionization projects will cause significant environmental impacts related to the size of the new homes. For example, the projects have building footprints that are two to three times the surface area of the existing home footprints. (See, Exhibit D to brief of April A. Verlato, Declaration of John Uniack.) This greatly increases the impervious surfaces, which will increase the runoff from these properties during storm events. Without sufficient mitigation and the implementation of low impact development strategies, these homes will have significant water quality impacts that require preparation of an environmental impact report. Greenhouse gases and energy use will also increase. While the existing homes generally require only one or two air conditioning condensers, the project homes require four to cool the increased square footage sufficiently. Thus, the electricity use of these homes on hot summer days may be up to four times that of the existing housing stock. This is a significant impact on greenhouse gas generation that must be disclosed, analyzed, and mitigated in an environmental impact report. It must be noted that the City's failure to consider impacts "enlarge[s] the scope of fair argument by lending a logical plausibility to a wider range of inferences." (Sundstrom v. County of Mendocino (1988) 202 Cal. App. 3d 296, 311.) The City cannot hide behind its failure to gather information required by CEQA. In San Franciscans for Reasonable Growth v. City and County of San Francisco (1984) 151 Cal.App.3d 61, the Court of Appeal found that, absent meaningful cumulative analysis, there would never be any awareness or control over the speed and manner of development in downtown San Francisco. In that case, the court found the city's refusal to take into account other similar development projects to be a violation of CEQA. (Id. at 634.) "Without that control, `piecemeal development would inevitably cause havoc in virtually every aspect of the urban environment."' (Kings County Farm Bureau v. City of Hanford (1990) 221 Cal.App.3d 692, 720.) Similarly, without adequate cumulative analysis of the mansionization of the Highlands, the City will lose control over development of one of its prized neighborhoods. The City's reliance on a categorical exemption for single - family homes further City of Arcadia January 14, 2015 Page 6 violates CEQA because the mansionization projects are having both direct and cumulative impacts on historic resources. According to urban planner, John Uniack, the Highlands "has one of the finest intact collections of mid - century suburban houses in Southern California." (Exhibit D to brief of April A. Verlato.) The neighborhood's homes are unique, architect - designed homes, some by noted architects. The original homes being targeted by these mansionization projects are over 50 years old, thereby reaching the threshold for a historic resource review. Since mid -2012, 30 of these homes have already been slated for demolition, with at least 39 more in the works. The existing home at 1600 Highland Oaks Drive was designed by noted architect, John Galbraith, contains unique features of the era in which it was designed, including glass windows with extended beams on the gabled end of the garage and a large opening in the roof eave. While the Highlands contain four Galbraith designs, 1600 Highland Oaks Drive is the only unaltered home standing in its original state. There is therefore a fair argument that the loss of potentially historic homes without any CEQA review will have significant environmental impacts on each individual home, as well as on the historic nature and character of the Arcadia Highlands neighborhood. An environmental impact report discussing the impact of the mansionization project is required. As discussed above, this rampant mansionization is unlikely to end soon. Attached as Exhibit E to April A. Verlato's brief is a list of 39 residences in the City that have been purchased by developers this year. The City must prepare an EIR to assess and mitigate the impacts of these continued changes in the City's aesthetics, traffic, demand for City services, energy use, and other likely significant environmental impacts. The City's failure to subject these projects to CEQA review has also resulted in impermissible project segmentation or "piecemealing." CEQA requires environmental review to evaluate the "whole of a project" and not simply its constituent parts when determining whether it will have a significant environmental effect. (CEQA Guidelines § 15003(h).) Here, the City's pattern of individual approvals — each done in the absence of environmental review — has led to widespread mansionization in the Arcadia Highlands without any consideration of the aesthetic, traffic, noise, energy, or other impacts of increased population density in the neighborhood. The case -by -case allowance of increased building size and reduced setbacks, without consideration of whether the projects are compatible with the surrounding neighborhood, has essentially revised the design guidelines for the Highlands prior to environmental review of those revisions. The California Supreme Court has opined, "environmental considerations do not become submerged by chopping a large project into many little ones -- each with a minimal potential impact on the environment -- which cumulatively may have disastrous consequences." (Bozung v. Local Agency Formation Commission (1975) 13 Cal. 3d 263, 284.) Simply put, "A public agency is not permitted to subdivide a single project into smaller individual subprojects in order to avoid the responsibility of considering the environmental impact of the project as a whole." (Orinda Assn v. Board of Supervisors (1986) 182 Cal.App.3d 1145, 1171.) In addition to the 30 sets of plans that have already City of Arcadia January 14, 2015 Page 7 been submitted to the Architectural Review Board, there are at least 39 other developer - owned residential properties in the City for which similar proposals are expected. (Exhibit E to brief of April A. Verlato.) Given the rise in home prices in the City recently, additional properties are certainly being acquired for similar mansionization. Before the City may lawfully approve the projects proposed for 29 E. Orange Grove and 1600 Highlands Oak Drive, an environmental impact report must be prepared that addresses all potentially significant impacts of rampant mansionization in the Arcadia Highlands. "The fundamental goals of environmental review under CEQA are information, participation, mitigation, and accountability." (Lincoln Place Tenants Assn. v. City of Los Angeles (2007) 155 Cal.AppAth 425, 443 -444.) The City's process fails on all accounts. III. The Approved Projects are Inconsistent with the City of Arcadia General Plan. The Declaration of John Uniack and the Brief of April A. Verlato list General Plan policies with which the proposed projects are inconsistent. "The general plan is atop the hierarchy of local government law regulating land use." (Neighborhood Action Group v. County of Calaveras (1984) 156 Cal.App.3d 1176, 1183.) All projects approved in a city must be consistent with its general plan. For this reason, the General Plan has been described "the constitution for future development." (DeVita v. Napa (1995) 9 CalAth 763, 773, internal citations omitted.) Thus, the City may not approve these projects until their plans have been redesigned to accommodate consistency and neighborhood harmony. Conclusion Appellants thank the City for its consideration of this appeal and urge the councilmembers to vote in support of upholding Resolution 6770, the Design Review Guidelines, and the City's General Plan by reinstating the Architectural Review Board's findings denying the projects proposed for 29 E. Orange Grove and 1600 Highland Oaks. Sincerely, l Michelle Blac , on behalf of appellant April A. Verlato January 15, 2015 City of Arcadia 240 W. Huntington Drive Arcadia, CA 91006 APPEAL OF 29 E. ORANGE GROVE APPEAL NO: HOA 14 -05 Applicant: Sanyao Intl. Mur -sol Appellant: Arcadia Highlands HOA April A. Verlato SUMMARY OF ACTION On November 12, 2014, the Arcadia Highlands Homeowner's Association Architectural Review Board held a duly noticed architectural review hearing regarding a proposed new single story residence at 29 E. Orange Grove Avenue. The architectural review board denied the plans 4 -1 on the grounds that the proposal was not harmonious and compatible to adjacent structures pursuant to Resolution 6770. The Findings noted the following inconsistencies with Resolution 6770: 1. Mass and Scale; 2. Length and Width; 3. Height; and 4. Usable Green Space Applicant Sanyao Intl appealed the Architectural Review Board's decision to the City of Arcadia Planning Commission. On December 9, 2014 the Planning Commission granted the appeal of applicant Sanyao Intl, overturning the Architectural Review Board's decision and approved the plans subject to conditions which changed the mass and scale, length and width, height and useable green space of the proposed project from what had been submitted to the Arcadia Highlands Homeowners Association. 1 The Arcadia Highlands Homeowner's Association timely filed an appeal of the Planning Commission's decision. April A. Verlato, resident of the Highlands, joined in the appeal. APPROVAL WITH CONDITIONS CREATES NEW DESIGN Pursuant to Resolution 6770, Section 5 "no structure, roof, wall or fence greater than 2 feet above the lowest adjacent grade, shall be erected, placed or replaced unless approved by the ARB." Resolution 6770 does not provide that the body hearing an appeal may change the plans and then approve the plans "on conditions." Such action circumvents the power and authority granted to the Homeowner's Associations under Resolution 6770. Substantial changes made to plans is in effect new plans that require submission to the appropriate homeowner's association for a hearing. The plans before City Council are not the plans the Highlands Homeowner's Association denied. With the changes to the plans, there may be reason for the Highlands Homeowner's Association ARB to deny these new plans. Without an appropriate hearing, there is no consensus from the ARB. This action of approving plans with substantial changes is in direct conflict with Resolution 6770. "Design Review" is within the purview of the ARB. The City is superseding the ARB and doing the design review of this project. Therefore, the plans for 29 E. Orange Grove should be denied by City Council. CEQA EXEMPTION This project is not exempt under CEQA. Exceptions to the CEQA exemption include whether the presence of unusual circumstances, cumulative impacts, or historic resources may result in environmental impacts. The "fair argument standard applies to determining whether or not an exception exists. The fair argument standard is met unless" there is no substantial evidence that a project "may have significant effect on the environment ". Public Resources Code § §21080 and 21100. If there is a showing of substantial evidence that the project may have a significant environmental impact, then an environmental impact report must be prepared. It does not matter if there is substantial evidence that the report would not have an impact. Friends of B Street v. City of Hayward (1980) 106 Cal.App.3d 988. Public Resources Code §21080(e) defines substantial evidence sufficient to support a fair argument of potentially significant environmental impact as "fact, a reasonable assumption predicated on fact, or expert opinion supported by fact." CEQA guideline §15064(8) provides that "if there is a disagreement among expert opinion supported by facts over the significance of an effect on the environment, the lead agency shall treat the effect as significant..." A. UNUSUAL CIRCUMSTANCES — SUBSTANTIAL EVIDENCE 1. Typical Highlands Home Attached as Exhibit "A" and Exhibit "B" to this letter is a graph and chart showing the distribution in size of homes in the Highlands. There are only 16 homes over 5,000 square feet in the 2 Highlands out of 850. 98% of all homes in the Highlands are less than 5,000 square feet. The average square footage of homes in the Highlands is 2,600 square feet. The home being proposed at 29 E. Orange Grove is 6,522 square feet. This size of home is statistically atypical of the Highlands and an unusual circumstance. 2. Inconsistencies with the General Plan "While properties are privately owned, the City can define its expectations through zoning regulations and design guidelines... No development exists in isolation. Every act of construction affects and is affected by its surroundings. Every development, therefore, should be evaluated for its compatibility in terms of use, scale, and aesthetics with the neighborhood or district in which it is located. For small projects, this area of influence may be considered to be as small as to only include the buildings directly next door." [Page 2 -22 (Land Use and Community Design) of Arcadia General Plan]. " Arcadia's long- established, single family residential neighborhoods are at the core of the City's identity. These stable neighborhoods, many of which boast block after block of mature trees planted in the public right -of -way, are what the City means when it refers to itself as a 'Community of Homes'. Protection of these most prized assets of the City is a primary objective of this General Plan. In 2006, largely as a response to community concern over "mansionization" and tree destruction on single - family properties, the City adopted Single - Family Residential Design Guidelines. The core issues that these guidelines address are: Mass and Scale: Building mass and scale are required to relate to established homes in the neighborhood and natural site features..... Garages: As street - facing garages tend to be uninviting and have the potential to dominate the front elevation of a house, the guidelines encourage garages to be set back from the front fagade or tucked in the backyard." [Page 2 -26 (Land Use and Community Design) of Arcadia General Plan]. "In addition to application of the City's guidelines, five homeowners associations in Arcadia enforce private, neighborhood- specific design standards through adopted covenants, conditions and restrictions (CC &Rs). These associations have played an important role in preserving the character of the residential neighborhoods in the northern portion of the City." [Page2 -27 (Land Use and Community Design) of Arcadia General Plan]. Arcadia's General Plan Goal LU -3: Preservation and enhancement of Arcadia's single - family residences, which are an essential part of the City's core identity states in part: "Policy LU -3.1: Protect the character of single - family residential neighborhoods through the preservation and improvement of their character - defining features. Such features include but are not limited to tree -lined streets, building orientation, sidewalks, and architectural scale and quality. Policy LU -3.2: Implement design guidelines to keep new homes and home additions consistent in scale, massing, and architectural quality with prevailing conditions in a neighborhood. Policy LU -3.4: Strengthen neighborhood identity with new development that is compatible with surrounding structures through scale, massing and preferred architectural style. Policy LU -3.5: Require that new construction, additions, renovations, and infill developments be sensitive to neighborhood context, building forms, scale, and colors. Policy LU -3.7: Ensure that the design and scale of new and remodeled single - family residential buildings are appropriate to their context. [Page 2 -27 & 2 -28 (Land Use and Community Design) of Arcadia's General Plan]. California Government Code Section 65580(d) describes the State's housing goals as follows: "Local and state government have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for housing needs of all economic segments of the community." Arcadia's General Plan Goal PR -9: Retention and proper stewardship of historical and cultural resources states in part: "Policy PR -9.1 Encourage the maintenance and preservation of historically, culturally, and /or architecturally significant structures and sites in the community..... Policy PR -9.5: Identify historic sites, structures, neighborhoods, and other resources through a Historic Resources Inventory..... Policy PR -9.7: Develop incentives that promote preservation and rehabilitation of historic structures, sites, and other resources." [Page 7 -51 of Arcadia General Plan]. The proposed project for 29 E. Orange Grove is inconsistent with the General Plan update of 2010 and the purpose of the Design Review Guidelines established in 2006. The Arcadia Highlands Homeowner's Association ARB has denied these plans based on Findings that are consistent with Resolution 6770. Deference to the HOA is meant to be given. It is the neighborhood that determines compatibility and harmony, not City Council. This project embodies " mansionization" of the Highlands, exactly what the General Plan and Design Review Guidelines purport to prohibit. The mass and scale of the proposed project is not consistent with the prevailing conditions of the neighborhood. The allure of the Highlands is that its housing stock has remained consistent in mass and scale throughout the years. Residents who have purchased homes in the Highlands bought in the Highlands because it had a design review zone that prohibited homes that were disproportionate in mass and scale. Home values in the Highlands have historically been stable and higher than those areas of Arcadia where there was no design review and a disproportionate massing and scale was allowed. Mansionization has occurred in those other areas and property values have suffered because of it. B. CUMULATIVE IMPACTS — SUBSTANTIAL EVIDENCE 1. Change in Density In the General Plan at page 2 -9 "Density is described in terms of the dwelling units that can be accommodated on one acre of land (dwelling units per acre or du /ac) and the population associated with that density (population per acre or pop /ac)." "Development intensity refers to the extent to which a property is or can be developed." 4 The Highlands is designated "VLDR -Very Low Density Residential: The VLDR designation accommodates low density single - family residential neighborhoods. Development is typified by large lot, detached single - family residences on lots ranging from 10,000 to 22,000 square feet or larger. Permitted uses include single - family residences on a single lot and private tennis court and similar facilities. " Unit density up to 4 du /ac Typical Population Density: 6 -12 persons per acre. The proposed project along with the other projects proposed since 2012, are designed for 4 -6 adults, not the typical 3 that is prevalent currently. These homes provide 2 master suites and 2 -4 additional bedrooms. This increases population density from 6 -12 persons per acre to 12 -24 persons per acre. This increase in population density affects the environment in a number of ways. Increased population affects land use designation, electric usage, water usage, sewer usage and traffic. Attached as Exhibit "D" is the list of new projects in the Highlands contributing to the cumulative effect on the environment. Attached as Exhibit "E" is the declaration of John Uniack, Residential Designer and Planner with over 18 years of experience in this area. 2. Increase in Electric Usage, Water Usage, Sewer Usage, Traffic The proposed project in its aggregate with other projects in the last 2 years as identified in Exhibit "D" poses a substantial impact on electrical usage, water usage, sewer usage and increase vehicular traffic as outlined in the Declaration of John Uniack attached herein as Exhibit "E ". 3. Multiple Parcels — One Developer Several of the projects within the last 2 years have involved multiple parcels being developed and owned by Mur -Sol. Attached as Exhibit "F" is a list of the developer owned properties for the last 2 years. Also, several of these properties are contiguous or in close proximity. 1800 Wilson and 1760 Wilson are contiguous. 1717 Alta Oaks and 1716 Alta Oaks are across the street from each other. 1350 Highland Oaks is across the street from 1343 Highland Oaks. 1343 Highland Oaks is 2 doors away from 29 E. Orange Grove. 1141 Highland Oaks is across the street from 1203 Highland Oaks. There has been an unprecedented amount of development in the Highlands in the last 2 years represented in Exhibit "D ". This has turned into a "development project" orchestrated by the City which is approving these plans over the appeals of the residents. IV. HARMONY AND COMPATIBILITY The proposed project does not "blend" with the other structures on the street. The proposed project would stretch property line to property line across the front of the lot. All other homes on Orange Grove between Santa Anita and Highland Oaks Drive have a side yard of approximately 25 feet on one side of the house where the driveway goes into the backyard beyond the street view. The Planning Commission approved increasing side yard setbacks on both sides of the project at the rear of the house. This condition does not correct the incompatibility of the street view. The recommendation should be to increase the side yard on one side to 25 feet at the front of the house, pushing back the garage about 90 feet from the front property line to create harmony of the street view for Orange Grove. A good example is the home at 43 E. Orange Grove which was built by Mur -Sol in 1988 before Orange Grove was added to the Highlands HOA. The increase of the inner courtyard to 15' was an appropriate recommendation. The proposed 10' wide courtyard was an ineffective, unusable space. Reducing the plate height from 10' to 9' was also an appropriate recommendation. City Council should deny the project as proposed and allow the Highlands ARB to set the standard for compatible and harmonious design in the Highlands. V. DESIGN REVIEW The Highlands ARB should be allowed the opportunity to work with Mur -Sol and Sanyao Intl to develop a design that meets the ARB's standard of harmony and compatibility for the Highlands. Upon receipt of the plans for 29 E. Orange Grove, Robert Tong was asked if he would meet with the ARB Chair, John Uniack, to discuss the project. Mr. Tong declined the invitation. At the hearing before the ARB rendered its decision, the ARB Chair asked Mur -Sol's representative, Josh Grohs, if they wanted to continue the hearing in order to submit new plans based on the comments made by the Board members. Josh declined the invitation stating his plans were fine and he would appeal the denial. Robert Tong /Mur -Sol only had this one hearing /submission for the project at 29 E. Orange Grove. Typically, the City when the City does review, there are 2 -3 iterations. The applicant in this case declined to make any changes or submit another iteration to the Highlands ARB. If City Council approves these plans, they will be sending the message to Robert Tong that he does not need to meet with the ARB Chair and comply with the standard of compatibility and harmony established by the body elected by the residents of the HOA. This will undermine the power and authority of the neighborhood associations thus making them irrelevant. Josh Grohs is under the impression that our ARB only approves plans that are single story. Because Mr. Grohs has refused to meet with our ARB Chair he has somehow formed a misconception. Our ARB has approved approximately six (6) two story homes in the last six (6) months. Mr. Grohs referred to discussions he had with me regarding 1523 Highland Oaks. Mr. Grohs has no understanding of the CC &Rs applicable to 1523 Highland Oaks. There exists a single tract of 13 homes in the middle of the Highlands HOA which did not "join" the Highlands HOA. Their CC &Rs for single story homes are still applicable and enforced among those 13 homes. The Highlands HOA does not have that express, written restriction recorded against its properties. The Highlands ARB is an elected body of 5 neighbors that give great deference to the prevailing opinion of the adjacent property owners and secondly to the neighbors within the notification area. The ARB represents the neighbor's opinions by way of an election much in the same way City Council represents the residents of Arcadia. The plans for 29 E. Orange Grove were denied, not only for the reasons stated in the ARB's Findings but also because of the overwhelming majority present at the hearing voicing their opinion that the mass and scale of the proposal was not harmonious and compatible to the homes on Orange Grove. 6 The Planning Commission's approval of the plans with conditions in essence circumvented the ARB and was the design review for this project. There was no design review between the Highlands HOA and Robert Tong. There has never been a meeting with Robert Tong and the Highlands ARB Chair on any project presented by Robert Tong. It is respectfully requested that City Council deny the plans for 29 E. Orange Grove and that the Applicant participate in the design review process adopted in Resolution 6770. 7 ,AVril A. .. co 0 O O fA M E 0 = Ln 'i ce O O lD E O -C In C5 >- C� N 7E Ln Ln 0 A o C) C 0 4-0 LA. cr E 0 O O O U- cr O un Q un O Ul E 0 = Ln 'i ce O O lD E O -C In C5 >- C� N 7E Ln Ln 0 A o C) C 0 4-0 LA. cr E 0 O O O R VERROF SIZE 141614IA NDS HalnE 839 Highlands Homes MS) LOTACRES LOTSQFT TOTALSF RATIOSF AVG 0.34 14,696 2,600 18.8% SD 0.14 5,889 808 5.8% MIN SF 0.20 8505 1,375 16.2% MAX SF 0.96 41653 8,557 20.5% AVG +lsd 68.0% 20,585 3,408 24.6% AVG +2sd 95.0% 26,475 4,217 30.4% AVG +3sd 99.7% 32,364 5,025 36.2% # > 5000 sf = 6 # > 5400 sf = 4 # > 6000 sf = 7 23 Highlands Estates Homes (above Foothills MS) AVG 1.34 58,242 7,139 17.2% SD 0.88 38,485 1,709 11.2% MIN SF 1.34 58397 4,157 7.1% MAX SF 0.91 39811 11,178 1 28.1% All data was used except: 4 homes had missing data (Highlands) 2 homes were statistical outliers (1 Highlands, 1 Estates) Most of the data is pre -2006 the "Typical" Highlands Home 98% of all homes are < 5000 sqft the "Typical" Estates Home properties are 4x larger homes are 2.7x larger EXHIBIT B ARCADIA HIGHLANDS' ARB END OF YEAR REPORT IN 2013 The Highlands received 7 submissions for new homes: Project Address New Sq. Ft. Old Sq. Ft. Increase 2081 Carolwood 4,051 2,377 1,674 1841 Highland Oaks 4,621 1,933 2,688 2251 Highland Oaks remodel 4,900 3,482 1,418 1667 Oakwood 4,763 2,123 2,640 1770 Oakwood 5,657 2,542 3,115 1141 Highland Oaks 6,255 2,343 3,912 1668 Highland Oaks 6,660 2,576 4,084 1244 Santa Anita 6,700 2,558 4,142 Total Sq. Ft Increase: 22,255 Plus 4 remodels adding square footage. IN 2014 The Highlands received 15 submissions for new homes: FXHI IT 0 Project Address New Sq. Ft. Old Sq. Ft. Increase Action Taken 234 E. Sycamore 3,719 1,798 1,921 Approved by 110A 1716 Alta Oaks 3,867 1,647 2,220 Approved by City 1838 Santa Anita 3,868 1,736 2,132 Continued 164 Elkins 4,506 2,166 2,340 Approved by 110A 1717 Alta Oaks 5,064 2,644 2,420 Approved by l OA, appeal denied 69 E. Grandview 5,172 2,818 2,354 Approved by [toil 1701 Oakwood 5,458 2,299 3,159 Approved by 110A, denied by Planning 1760 Wilson 5,526 1,696 3,830 Approved by I 10 1800 Wilson 6,025 1,722 4,303 Approved by City, appeal denied 1600 Highland Oaks 6,149 2,624 3,525 Denied by 1 IOA, Approved by Planning 29 E. Orange Grove 6,522 1,855 4,667 Denied by l 10A, Approved by PC 1350 Highland Oaks 6,547 2,385 4,162 Approved by City, appeal denied 211 Monte Place 6,967 2,876 4,091 Denied, appeal denied 1203 Highland Oaks 7,096 1,716 5,380 Approved by City, appeal denied 1835 Wilson 2,266 Abandoned Total Sq. Ft Increase: 46,504 In addition 4 remodels: 276 Monte Place 6,201 4,325 1,876 Continued 2146 Canyon Road 4,946 2,529 2,417 Approved by 110A 2207 Canyon Road 3,795 2,115 1,680 Approved by [toil 2029 Highland Oaks 2,838 2,633 205 Approved by 110A 1806 Oakwood 4,247 3,827 420 Approved by 110A Total Sq. Ft Increase: 6,598 *1523 Highland Oaks 1 6,087 1 1,826 1 4,261 1 Approved by'l'ract, Not in H0:1 AFTER Tnly 9.017 Project Address New Sq. Ft. Old S . Ft. Increase 1734 Oakwood 5,498 1,544 3,954 1343 Highland Oaks 5,806 2,177 3,629 1134 Oakwood 6,151 1,986 4,165 Total 5q. Pt Increase: 11,746 IN 2011 0 New Homes IN 2010 1 New Home 2222 Highland Oaks Dr. 4,740 sq. ft. Two story IN 2009 1 New Home 2133 Highland Oaks Dr. 4,542 sq. ft. Two story IN 2008 0 New Homes IN 2007 2 New Homes 2038 Elkins Ave. 4,542 sq. ft. Two story 2036 Canyon Rd. 4,375 sq. ft. Two story IN 2006 1 New Home 1729 Alta Oaks 3,970 sq. ft. Two story IN 2005 0 New Homes IN 2004 1 New Home 100 White Oak 4,072 sq. ft. Two story IN 2003 2 New Homes 1830 Oakwood 4,502 sq. ft. Two story 2251 Highland Oaks 4,172 sq. ft. Two story IN 2002 0 New Homes I&EXHIBIT E DECLARATION OF JOHN UNIACK I, John Uniack, declare, as follows: 1. 1 am a resident of the County of Los Angeles and over the age of eighteen (18). If called to testify, I could and would testify competently thereto. The foregoing is based on my personal knowledge, belief, training, education and experience as a residential designer and urban planner. 2. 1 am a resident of the City of Arcadia and a member of the Arcadia Highlands Homeowner's Association. I am board member of the AHHOA and Architectural Review Board Chair. 3. Attached as Exhibit "1" to this declaration is my curriculum vitae. 4. A majority of the homes being submitted since I was elected to the ARB exhibit a lack of sensitivity to the character and quality of the neighborhood. 5. The full implementation of allowed development is inconsistent with the Arcadia Highlands Land Use Designation, Very Low Density Residential (VLDR) identified in the Arcadia General Plan adopted in 2010. 6. Projects submitted to the Highlands since 2012 have a significantly larger unit size than the prevailing Highlands' development allowing for a greater population density. Prior to 2012, the prevailing Highlands' development size and population density was consistent with the land use designation identified in the Arcadia General Plan adopted in 2010. 7. From Chapter 2 of The Arcadia General Plan, residential land use is described as follows: Five residential land use designations allow for a range of housing types and densities, largely reflective of long - established development approaches. ...To describe the level of use, that is, how much development is allowed on a property (and presumably, what the associated activity level is), land use planners have developed measures called density and intensity. The term density, illustrated in Figure LU -3, typically applies to residential uses and refers to the population and development capacity of residential land. Density is described in terms of the dwelling units that can be accommodated on one acre of land (dwelling units per acre or du/ac) and the population associated with that density (population per acre or pop /ac). 8. One measurement of the Highlands' character is its density. The Arcadia General Plan designates the Highlands land use as "Very Low Density Residential ". A description of the density for the Highlands is as follows from the Arcadia General Plan: The Very Low Density Residential designation accommodates low- density single-family residential neighborhoods. Development is typified by large lot, detached single-family residences on lots ranging from 10,000 to 22,000 square feet or larger. Permitted uses include single-family residences on a single lot and private tennis courts and similar facilities. ...Unit Density: up to 4 du /ac Typical Population Density: 6 -12 persons per acre 9. While the number of dwelling units per acre has remained the same (no change of lot size) the floor area of the proposed projects has increased two, three, or more times. This results in an increase in the number of bedrooms, bathrooms and other habitable rooms within a single house. 10. The proposed projects, along with the other projects proposed since 2012, are designed at a minimum for 4 -6 adults, not the typical 3 adult designation that is associated with the term Single Family. These homes provide 2 master suites plus 2 -4 additional bedrooms. This increases population density from 6 -12 persons per acre to 12 -24 persons per acre, exceeding the population density in the next level of Arcadia land use, the designation of Low Density Residential (LDR). 11. The proposed projects in their aggregate with other projects submitted in the last 2 years poses a substantial impact on City services such as Fire and Police protection, hospitals, school and community college districts, parks and recreational services. Utilities including, electrical, gas, water, sewer usage will have increased demands. This, at a time when there is a critical shortage of resources. To cool these new high volume projects, four air - conditioning condensers are required compared to the typical one or two, which the prior homes required. Environmentally, these larger structures result in increased storm water runoff placing further demands on stormwater systems as well as contributing to the urban heat island effect increasing ambient summertime temperatures. 12. The projects proposed since 2012 will cause an increase in vehicular traffic because they are designed to allow for an increase in the adult population. 13. The Highlands has one of the finest intact collections of mid - century suburban houses in Southern California. All are unique Architect- designed homes, some by unknowns, others by noted practitioners of the craft. Houses built during the original development are over 50 years old and have reached the threshold for a State - mandated, Historical Resource Review when a demolition permit is applied for. An Architectural Historian prepares a report of architectural significance determining artistic merit. The applicant pays these consultants. With an insignificant determination, a demolition permit is issued. Prior to a project's submission to the HOA's Architectural Review Board, the applicant must obtain a demolition permit. At the time of submission, this is the first that the HOA has knowledge of a demolition permit, thus having no say on the architectural significance prior to issuance. 14. Noted residential architect John Galbraith designed the existing home at 1600 Highland Oaks Drive. One of four homes he is known to have designed in the Highlands. This one is in a rare unaltered state. Set amongst mature oak trees and undulating landscape, it has a striking yet understated presence. The asymmetrical elevation made up of vertical boards and stucco with a simple front door and large sidelight, are all elements of a classic Highlands home but with a modern interpretation. A large opening in the roof eave and glass windows with extended beams on the gabled end of the garage are unique features of the era in which this home was designed. 15. 1600 Highland Oaks Drive is one of the finest examples of mid - century modern architecture in the Highlands with substantial evidence of architectural significance. It is unequivocally a contributing element to the artistic and cultural history of the Arcadia Highlands. This, along with its well maintained condition, make it difficult to understand why it has been slated for demolition. 16. Neighborhoods with consistent density are desirable. Current homeowners and potential buyers want to know that the location of their investment is stable and will remain so. Change, 2 if desired, must have a direction and defined limitations. Investors and developers must know what is expected of them and what to expect from their investment's location. Land use designations, design guidelines, respect for historical significance, homeowner's associations and architectural review boards are the elements that ensure stability, consistency and expectations. All of these elements must work together and be compatible with each other to be effective for all constituents. I declare under penalty of perjury under the laws of the State of Caf ornia that the foregoing is true and correct. Dated: January L6-1 2015 JOHN UNIACK �r EXHIBIT i Curriculum Vitae John L. Uniack Arcadia, California 91006 Education: UNIVERSITY OF SOUTHERN CALIFORNIA Bachelor of Architecture, cum laude, 1996 Los Angeles, California USC Study Abroad Program, Como, Italy Architecture and Planning ART CENTER COLLEGE OF DESIGN Pasadena, California Employment: MAD WORKSHOP FOUNDATION Los Angeles, California Director of Design UNIVERSITY OF SOUTHERN CALIFORNIA School of Architecture Lecturer A.C. MARTIN PARTNERS Los Angeles, California Architectural Design and Urban Planning Spring Semester, 1995 Photography Studies, 1976 -1980 July 2014 - present September 2011- present May 1996 —June 2014 Responsibilities included the preparation of schematic and CD design packages, master planning, review of submittals, contractor interface, model making, computer - generated modeling color selection, conference display design and fabrication, and photography. Proficiency in the use of Microstation, Photoshop and Form Z, CAD, Sketch -up, Illustrator design software. Project experience includes: Planning and Development Analysis • New Town Master Plan (Residences 200,000) Seoul, South Korea • South Park Development Project Master Plan, Los Angeles, California • Wilshire Grand Development Site Analysis & CEQA Support, Los Angeles, California • New University in Songdo, South Korea Master Plan • Restoration of home in historic district of Bungalow Heaven, Pasadena, California • USC Master Plan, Los Angeles, California • CSU Dominguez Hills Master Plan, Carson, California • UC Merced Site Analysis, Merced, California Ir • Bundy Village & Medical Park Entitlement, West Los Angeles, California • Pacer Ranch Master Plan, Sacramento, California • Rocklin Resort Site Analysis, Rocklin, California • Pershing Square Development Plan, Los Angeles, California • Grand Avenue Master Plan, Los Angeles, California • CSU Northridge Master Plan, Northridge, California • Caltech /Saint Luke Site Due Diligence, Pasadena, California • Chapman College Master Plan, Orange, California • Santa Clarita Transit Site Analysis, Santa Clarita, California • Ambassador Campus Master Plan, Pasadena, California • Burbank Plaza Development Plan, Burbank, California • Riverpark Master Plan, Oxnard, California • CSU Chico Master Plan, Chico, California Architecture • Saint Maximilian Kolbe Catholic Church, Thousand Oaks, California • Rustic Canyon Residence, Santa Monica, California • Blessed Katerie Catholic Church, Santa Clarita, California • Los Angeles City Hall Seismic Revaluaiton, Los Angeles, California • New Science Building, CSU Long Beach, California • Simi Valley Residence, Simi Valley, California • Ventura High School Upgrade, Ventura, California • Hughes Space and Communications, El Segundo, California • Temecula Hotel and Spa, Temecula, California m r U J J m C � Au J 'Ij J m Ip Ln x C O N m L W- 4 L X cu 0 v 06 0 06 U U U U U U J U J J U U U U U J U U U J U U U - J J J J J J J J J J J J J J J 41 J C -0 -0 fl "O J "O O 'O O "O O -0 "C a! aJ aJ a) E m m m m= E rS S S E E E E OLL LL LL LL +' LL LL LL LL LL LL Li-. 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E — c 'v o o ccaccac a = a a` -°1a m a m V a 1-4-+ w °' a`) 7 co 1O 10O v X L- N .1 Oh r� t0 WW j= co co co co m co 00 :r N ri T--I rl F- O V V1 N V) N N Y Y Y 0 L 0 0 0 v m m m '^Qaaaa as '^'^ :t ! 0 0 0 0 0 0 a a a m m x S S S S a 2 m m m m m m M s s c c c c c m a. c s m d 4- c 4- c c a = =zzpzazazo a`M zx a 1ncnLn i Q����q** L M M CO M d i�� m .1 .1 r1 r-I rl rl rl m .1 a1 .1 .l m .1 " rt ai0000000 4) 0o000 4, 0000 >- N N N N N N N i N N N N N N N N N > Q Q a -o Y N cc L > O> _m C Q w O > cc Q Q o a a m c ?� tio cc C C C p m ++ t 0 'O E m C O 'o 'a Z t m W �Cp p c O � 6 m° Q L a E W —v°, to J LA D oC o_ Y p m O p� Y c"n 0 i U Q w i J= S j= O 'a W 10 u1 N N 4 oo j 'a N . i 1-. w :T w W 'O N O w N m Q" e-1 H it N N rl W Q Gt N rl e-1 r4 O Q�qr N N rl January 15, 2015 City of Arcadia 240 W. Huntington Drive Arcadia, CA 91006 APPEAL OF 1600 HIGHLAND OAKS APPEAL NO: HOA 14 -07 Applicant: Sanyao Intl. Bowden, Inc. Appellant: Arcadia Highlands HOA April A. Verlato I. SUMMARY OF ACTION On November 19, 2014, the Arcadia Highlands Homeowner's Association Architectural Review Board held a duly noticed architectural review hearing regarding a proposed new two story residence at 1600 Highland Oaks Drive. The architectural review board denied the plans 4 -1 on the grounds that the proposal was not harmonious and compatible to adjacent structures pursuant to Resolution 6770. Applicant Sanyao Intl appealed the Architectural Review Board's decision to the City of Arcadia Planning Commission. On December 9, 2014 the Planning Commission granted the appeal of applicant Sanyao Intl, overturning the Architectural Review Board's decision and approved the plans. The Arcadia Highlands Homeowner's Association timely filed an appeal of the Planning Commission's decision. April A. Verlato, resident of the Highlands, joined in the appeal. CEQA EXEMPTION This project is not exempt under CEQA. Exceptions to the CEQA exemption include whether the presence of unusual circumstances, cumulative impacts, or historic resources may result in environmental impacts. The "fair argument standard applies to determining whether or not an exception exists. The fair argument standard is met unless" there is no substantial evidence that a project "may have significant effect on the environment ". Public Resources Code § §21080 and 21100. If there is a showing of substantial evidence that the project may have a significant environmental impact, then an environmental impact report must be prepared. It does not matter if there is substantial evidence that the report would not have an impact. Friends of B Street v. City of Hayward (1980) 106 Cal.App.3d 988. Public Resources Code §21080(e) defines substantial evidence sufficient to support a fair argument of potentially significant environmental impact as "fact, a reasonable assumption predicated on fact, or expert opinion supported by fact." CEQA Guideline §15064(8) provides that "if there is a disagreement among expert opinion supported by facts over the significance of an effect on the environment, the lead agency shall treat the effect as significant..." A. UNUSUAL CIRCUMSTANCES — SUBSTANTIAL EVIDENCE 1. Typical Highlands Home Attached as Exhibit "A" and Exhibit "B" to this letter is a graph and chart showing the distribution in size of homes in the Highlands. There are only 16 homes over 5,000 square feet in the Highlands out of 850. 98% of all homes in the Highlands are less than 5,000 square feet. The average square footage of homes in the Highlands is 2,600 square feet. The home being proposed at 1600 Highland Oaks Drive is 6,149 square feet. This size of home is statistically atypical of the Highlands and an unusual circumstance. 2. Inconsistencies with the General Plan "While properties are privately owned, the City can define its expectations through zoning regulations and design guidelines... No development exists in isolation. Every act of construction affects and is affected by its surroundings. Every development, therefore, should be evaluated for its compatibility in terms of use, scale, and aesthetics with the neighborhood or district in which it is located. For small projects, this area of influence may be considered to be as small as to only include the buildings directly next door." [Page 2 -22 (Land Use and Community Design) of Arcadia General Plan]. "Arcadia's long- established, single family residential neighborhoods are at the core of the City's identity. These stable neighborhoods, many of which boast block after block of mature trees planted in the public right -of -way, are what the City means when it refers to itself as a 'Community of Homes'. Protection of these most prized assets of the City is a primary objective of this General Plan. In 2006, largely as a response to community concern over "mansionization" and tree destruction on single - family properties, the City adopted Single - Family Residential Design Guidelines. The core issues that these guidelines address are: 2 Mass and Scale: Building mass and scale are required to relate to established homes in the neighborhood and natural site features..... Garages: As street - facing garages tend to be uninviting and have the potential to dominate the front elevation of a house, the guidelines encourage garages to be set back from the front fagade or tucked in the backyard." [Page 2 -26 (Land Use and Community Design) of Arcadia General Plan]. "In addition to application of the City's guidelines, five homeowners associations in Arcadia enforce private, neighborhood- specific design standards through adopted covenants, conditions and restrictions (CC &Rs). These associations have played an important role in preserving the character of the residential neighborhoods in the northern portion of the City." [Page2 -27 (Land Use and Community Design) of Arcadia General Plan]. Arcadia's General Plan Goal LU -3: "Preservation and enhancement of Arcadia's single - family residences, which are an essential part of the City's core identity" states in part: "Policy LU -3.1: Protect the character of single- family residential neighborhoods through the preservation and improvement of their character - defining features. Such features include but are not limited to tree -lined streets, building orientation, sidewalks, and architectural scale and quality. Policy LU -3.2: Implement design guidelines to keep new homes and home additions consistent in scale, massing, and architectural quality with prevailing conditions in a neighborhood. Policy LU -3.4: Strengthen neighborhood identity with new development that is compatible with surrounding structures through scale, massing and preferred architectural style. Policy LU -3.5: Require that new construction, additions, renovations, and infill developments be sensitive to neighborhood context, building forms, scale, and colorsd Policy LU -3.7: Ensure that the design and scale of new and remodeled single - family residential buildings are appropriate to their context." [Page 2 -27 & 2 -28 (Land Use and Community Design) of Arcadia's General Plan]. California Government Code Section 65580(d) describes the State's housing goals as follows: "Local and state government have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for housing needs of all economic segments of the community." Arcadia's General Plan Goal PR -9: Retention and proper stewardship of historical and cultural resources states in part: "Policy PR -9.1 Encourage the maintenance and preservation of historically, culturally, and /or architecturally significant structures and sites in the community..... Policy PR -9.5: Identify historic sites, structures, neighborhoods, and other resources through a Historic Resources Inventory ..... Policy PR -9.7: Develop incentives that promote preservation and rehabilitation of historic structures, sites, and other resources." [Page 7 -51 of Arcadia General Plan]. 3 The proposed project for 1600 Highland Oaks Drive is inconsistent with the General Plan update of 2010 and the purpose of the Design Review Guidelines established in 2006. The Arcadia Highlands Homeowner's Association ARB has denied these plans based on Findings that are consistent with Resolution 6770. Deference to the HOA is meant to be given. It is the neighborhood that determines compatibility and harmony, not City Council. This project embodies " mansionization" of the Highlands, exactly what the General Plan and Design Review Guidelines purport to prohibit. The mass and scale of the proposed project is not consistent with the prevailing conditions of the neighborhood. The appeal of the Highlands is that its housing stock has remained consistent in mass and scale throughout the years. Residents who have purchased homes in the Highlands bought in the Highlands because it had a design review zone that prohibited homes that were disproportionate in mass and scale. Home values in the Highlands have historically been stable and higher than those areas of Arcadia where there was no design review. Mansionization has occurred in those other areas and property values have suffered because of it. 3. Impact on Property Values This project will negatively affect property values of adjacent homes. See the declaration of Carolyn Papp, realtor, attached as Exhibit "C ". The stated purpose and intent of Resolution 6770, the General Plan and Design Review Guidelines are to protect property values. The approval of 1600 Highland Oaks which is over two times as big and obstructs 1614 Highland Oaks' views will cause the property value of 1614 Highland Oaks to decrease. B. CUMULATIVE IMPACTS — SUBSTANTIAL EVIDENCE 1. Change in Density In the General Plan at page 2 -9 "Density is described in terms of the dwelling units that can be accommodated on one acre of land (dwelling units per acre or du /ac) and the population associated with that density (population per acre or pop /ac)." "Development intensity refers to the extent to which a property is or can be developed." The Highlands is designated "VLDR -Very Low Density Residential: The VLDR designation accommodates low density single - family residential neighborhoods. Development is typified by large lot, detached single - family residences on lots ranging from 10,000 to 22,000 square feet or larger. Permitted uses include single - family residences on a single lot and private tennis court and similar facilities. " Unit density up to 4 du /ac Typical Population Density: 6 -12 persons per acre. The proposed project along with the other projects proposed since 2012, are designed for 4 -6 adults, not the typical 3 that is prevalent currently. These homes provide 2 master suites and 2 -4 additional bedrooms. This increases population density from 6 -12 persons per acre to 12 -24 persons per acre. Attached as Exhibit "D" is the list of new projects in the Highlands contributing to the cumulative effect. Attached as Exhibit "E" is the declaration of John Uniack, Residential Designer and Planner with over 18 years of experience in this area. 2 2. Increase in Electric Usage, Water Usage, Sewer Usage, Traffic The proposed project in its aggregate with other projects in the last 2 years as identified in Exhibit "D" poses a substantial impact on electrical usage, water usage, sewer usage and increase vehicular traffic as outlined in the Declaration of John Uniack attached herein as Exhibit "E ". 3. Multiple Parcels — One Developer Several of the projects within the last 2 years have involved multiple parcels owned by the same developer. Attached as Exhibit "F" is a list of the developer owned properties built in the last 2 years. Also, several of these properties are contiguous or in close proximity to one another. 1800 Wilson and 1760 Wilson are contiguous. 1717 Alta Oaks and 1716 Alta Oaks are across the street from each other. 1350 Highland Oaks is across the street from 1343 Highland Oaks. 1343 Highland Oaks is 2 doors away from 29 E. Orange Grove. 1141 Highland Oaks is across the street from 1203 Highland Oaks. There has been an unprecedented amount of development in the Highlands in the last 2 years represented in Exhibit "D ". This has turned into a development project "orchestrated" by the City which is approving these plans over the appeals of the residents. C. HISTORIC RESOURCE — SUBSTANTIAL EVIDENCE Substantial evidence was presented in opposition to the Certificate of Demolition granted for this project. The evidence that this home is an architecturally significant structure and would have an environmental impact if demolished is not to be weighed against the evidence that it is not an architecturally significant structure. CEQA Guideline §15064(g). HARMONY AND COMPATIBILITY The Findings of the Highlands ARB clearly laid out the sound and reasonable opinions that the proposed project for 1600 Highland Oaks is not harmonious and compatible. Of primary concern is the total lack of supporting evidence in the Findings by the Planning Commission that the second floor is reasonably articulated to avoid obstructing views. Views are the primary concern and attribute that gives value to Highlands' homes. In addition, the second floor of the proposed project is set back on the property obstructing views because of a courtyard. This courtyard prevents the second floor from being placed so as not to obstruct views from the backyard of adjacent properties. The courtyard is unrelated to the architecture of the proposed project. Courtyards are not a design element of Craftsman style homes. The most pressing evidence is the more than 400 signature of residents to the petition in opposition to these plans. The petition clearly identifies two areas of concern: 1) Mass and Scale, and 2) Obstruction of views. Although 1601 Highland Oaks is approximately 8,500 sq. ft. with a four car garage, this structure was built in the early 90's before this part of Highland Oaks was within the boundaries of the Highlands HOA. In addition, 1601 Highland Oaks is a 40,000 sq. ft. lot, twice the size of 1600 Highland Oaks. It lacks architectural style and is now a prohibited design under the City's Design Review Guidelines. This house is an extreme example of what is not harmonious and compatible in the Highlands and this area's joining of the Highlands HOA in 1996 was largely in response to this home. 1601 Highland Oaks represents the anomaly in the Highlands and should not be used to set the standard for harmony and compatibility in the Highlands. The 13 homes to the south of 1600 Highland Oaks are single story ranch homes and they will remain single story ranch homes as they comprise Tract 15073. This tract of homes did not join the HOA in 1996 and they are still subject to their CC &Rs for single story homes. The tract also retains its own design review. A recent new development within tract 15073, at 1523 Highland Oaks was required to change the architectural style from two -story "French Country" to single -story "Ranch" under their design review. Recommendations to make this project harmonious and compatible include, but are not limited to, reduce plate height of first and second floor to 8'. Articulate second story so that it does not obstruct views of adjacent neighbors. Eliminate the courtyard. Reduce massing and scale by increasing second story rear -yard setback, increasing north side yard setback by 15'. IV. DESIGN REVIEW In July of 2014, when the applicant first submitted plans for the proposed project at 1600 Highland Oaks Drive, the ARB Chair, John Uniack requested a meeting to discuss the design with the applicant. The applicant declined. After the hearing of September 24, 2014, the ARB Chair asked the applicant if he wanted to meet to discuss revisions to the plans. The applicant declined. A hearing was set for November 19, 2014 at which time the plans were denied. The applicant claimed at the Planning Commission hearing that he met all of the requests and addressed all the concerns raised by residents and the ARB. It was the ARB's position he did not. If he had reduced the mass and scale of the proposed project along with articulating the second story element so that it did not fully obstruct views, the plans would have been approved. The Findings issued by the Highland's ARB clearly identify those issues of the design which did not comply with Resolution 6770. Although applicant feels that the Highland's ARB has acted inconsistently or arbitrarily, it is that the applicant did not want to comply with the repeated requests to reduce the massing and scale of the design. ► i. -7 i 0 rr 11 EXHMO T E DECLARATION OF JOHN UNIACK I, John Uniack, declare, as follows: 1. 1 am a resident of the County of Los Angeles and over the age of eighteen (18). If called to testify, I could and would testify competently thereto. The foregoing is based on my personal knowledge, belief, training, education and experience as a residential designer and urban planner. 2. 1 am a resident of the City of Arcadia and a member of the Arcadia Highlands Homeowner's Association. I am board member of the AHHOA and Architectural Review Board Chair. 3. Attached as Exhibit "1" to this declaration is my curriculum vitae. 4. A majority of the homes being submitted since I was elected to the ARB exhibit a lack of sensitivity to the character and quality of the neighborhood. 5. The full implementation of allowed development is inconsistent with the Arcadia Highlands Land Use Designation, Very Low Density Residential (VLDR) identified in the Arcadia General Plan adopted in 2010. 6. Projects submitted to the Highlands since 2012 have a significantly larger unit size than the prevailing Highlands' development allowing for a greater population density. Prior to 2012, the prevailing Highlands' development size and population density was consistent with the land use designation identified in the Arcadia General Plan adopted in 2010. 7. From Chapter 2 of The Arcadia General Plan, residential land use is described as follows: Five residential land use designations ollow for a range of housing types and densities, largely reflective of long - established development approaches. ...To describe the level of use, that is, how much development is allowed on a property (and presumably, what the associated activity level is), land use planners have developed measures called density and intensity. The term density, illustrated in Figure LU -3, typically applies to residential uses and refers to the population and development capacity of residential land. Density is described in terms of the dwelling units that can be accommodated on one acre of land (dwelling units per acre or du/ac) and the population associated with that density (population per acre or pop /ac). 8. One measurement of the Highlands' character is its density. The Arcadia General Plan designates the Highlands land use as "Very Low Density Residential ". A description of the density for the Highlands is as follows from the Arcadia General Plan: The Very Low Density Residential designation accommodates low- density single-family residential neighborhoods. Development is typified by large lot, detached single-family residences on lots ranging from 10,000 to 22,000 square feet or larger. Permitted uses include single-family residences on a single lot and private tennis courts and similar facilities. ...Unit Density: up to 4 du /ac Typical Population Density: 6 -12 persons per acre 4 9. While the number of dwelling units per acre has remained the same (no change of lot size) the floor area of the proposed projects has increased two, three, or more times. This results in an increase in the number of bedrooms, bathrooms and other habitable rooms within a single house. 10. The proposed projects, along with the other projects proposed since 2012, are designed at a minimum for 4 -6 adults, not the typical 3 adult designation that is associated with the term Single Family. These homes provide 2 master suites plus 2 -4 additional bedrooms. This increases population density from 6 -12 persons per acre to 12 -24 persons per acre, exceeding the population density in the next level of Arcadia land use, the designation of Low Density Residential (LDR). 11. The proposed projects in their aggregate with other projects submitted in the last 2 years poses a substantial impact on City services such as Fire and Police protection, hospitals, school and community college districts, parks and recreational services. Utilities including, electrical, gas, water, sewer usage will have increased demands. This, at a time when there is a critical shortage of resources. To cool these new high volume projects, four air - conditioning condensers are required compared to the typical one or two, which the prior homes required. Environmentally, these larger structures result in increased storm water runoff placing further demands on stormwater systems as well as contributing to the urban heat island effect increasing ambient summertime temperatures. 12. The projects proposed since 2012 will cause an increase in vehicular traffic because they are designed to allow for an increase in the adult population. 13. The Highlands has one of the finest intact collections of mid - century suburban houses in Southern California. All are unique Architect - designed homes, some by unknowns, others by noted practitioners of the craft. Houses built during the original development are over 50 years old and have reached the threshold for a State- mandated, Historical Resource Review when a demolition permit is applied for. An Architectural Historian prepares a report of architectural significance determining artistic merit. The applicant pays these consultants. With an insignificant determination, a demolition permit is issued. Prior to a project's submission to the HOA's Architectural Review Board, the applicant must obtain a demolition permit. At the time of submission, this is the first that the HOA has knowledge of a demolition permit, thus having no say on the architectural significance prior to issuance. 14. Noted residential architect John Galbraith designed the existing home at 1600 Highland Oaks Drive. One of four homes he is known to have designed in the Highlands. This one is in a rare unaltered state. Set amongst mature oak trees and undulating landscape, it has a striking yet understated presence. The asymmetrical elevation made up of vertical boards and stucco with a simple front door and large sidelight, are all elements of a classic Highlands home but with a modern interpretation. A large opening in the roof eave and glass windows with extended beams on the gabled end of the garage are unique features of the era in which this home was designed. 15. 1600 Highland Oaks Drive is one of the finest examples of mid - century modern architecture in the Highlands with substantial evidence of architectural significance. It is unequivocally a contributing element to the artistic and cultural history of the Arcadia Highlands. This, along with its well maintained condition, make it difficult to understand why it has been slated for demolition. 16. Neighborhoods with consistent density are desirable. Current homeowners and potential buyers want to know that the location of their investment is stable and will remain so. Change, F1 '; if desired, must have a direction and defined limitations. Investors and developers must know what is expected of them and what to expect from their investment's location. Land use designations, design guidelines, respect for historical significance, homeowner's associations and architectural review boards are the elements that ensure stability, consistency and expectations. All of these elements must work together and be compatible with each other to be effective for all constituents. I declare under penalty of perjury under the laws of the State of Cafftornia that the foregoing is true and correct. Dated: January, 2015 3 JOHN UNIACK 1, EXHIBIT I Curriculum Vitae John L. Uniack Arcadia, California 91006 Education: UNIVERSITY OF SOUTHERN CALIFORNIA Bachelor of Architecture, cum laude, 1996 Los Angeles, California USC Study Abroad Program, Como, Italy Architecture and Planning ART CENTER COLLEGE OF DESIGN Pasadena, California Employment: MAD WORKSHOP FOUNDATION Los Angeles, California Director of Design UNIVERSITY OF SOUTHERN CALIFORNIA School of Architecture Lecturer A.C. MARTIN PARTNERS Los Angeles, California Architectural Design and Urban Planning Spring Semester, 1995 Photography Studies, 1976 -1980 July 2014 - present September 2011- present May 1996 —June 2014 Responsibilities included the preparation of schematic and CD design packages, master planning, review of submittals, contractor interface, model making, computer - generated modeling color selection, conference display design and fabrication, and photography. Proficiency in the use of Microstation, Photoshop and Form Z, CAD, Sketch -up, Illustrator design software. Project experience includes: Planning and Development Analysis • New Town Master Plan (Residences 200,000) Seoul, South Korea • South Park Development Project Master Plan, Los Angeles, California • Wilshire Grand Development Site Analysis & CEQA Support, Los Angeles, California • New University in Songdo, South Korea Master Plan • Restoration of home in historic district of Bungalow Heaven, Pasadena, California • USC Master Plan, Los Angeles, California • CSU Dominguez Hills Master Plan, Carson, California • UC Merced Site Analysis, Merced, California , 4 • Bundy Village & Medical Park Entitlement, West Los Angeles, California • Pacer Ranch Master Plan, Sacramento, California • Rocklin Resort Site Analysis, Rocklin, California • Pershing Square Development Plan, Los Angeles, California • Grand Avenue Master Plan, Los Angeles, California • CSU Northridge Master Plan, Northridge, California • Caltech /Saint Luke Site Due Diligence, Pasadena, California • Chapman College Master Plan, Orange, California • Santa Clarita Transit Site Analysis, Santa Clarita, California • Ambassador Campus Master Plan, Pasadena, California • Burbank Plaza Development Plan, Burbank, California • Riverpark Master Plan, Oxnard, California • CSU Chico Master Plan, Chico, California Architecture • Saint Maximilian Kolbe Catholic Church, Thousand Oaks, California • Rustic Canyon Residence, Santa Monica, California • Blessed Katerie Catholic Church, Santa Clarita, California • Los Angeles City Hall Seismic Revaluaiton, Los Angeles, California • New Science Building, CSU Long Beach, California • Simi Valley Residence, Simi Valley, California • Ventura High School Upgrade, Ventura, California • Hughes Space and Communications, El Segundo, California • Temecula Hotel and Spa, Temecula, California L. 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I t l F?ni - - -- - - -- I -- ' -- L - - - -- E L � N I p 0 N AVERAGF SIZE NIGNLANDS NOME 839 Highlands Homes MS) LOTACRES LOTSQFT TOTALSF RATIOSF AVG 0.34 14,696 2,600 18.8% SD 0.14 5,889 808 5.8% MIN SF 0.20 8505 1,375 16.2% MAX SF 0.96 41653 8,557 20.5% AVG +1sd 68.0% 20,585 3,408 24.6% AVG +2sd 95.0% 26,475 4,217 1 30.4% AVG +3sd 99.7% 32,364 5,025 36.2% # > 5000 sf = 6 # > 5400 sf = 4 # > 6000 sf = 7 23 Highlands Estates Homes (above Foothills MS) AVG 1.34 58,242 7,139 17.2% SD 0.88 38,485 1,709 11.2% MIN SF 1.34 58397 4,157 7.1% MAX SF 1 0.91 1 39811 11,178 28.1% All data was used except: 4 homes had missing data (Highlands) 2 homes were statistical outliers (1 Highlands, 1 Estates) Most of the data is pre -2006 the "Typical" Highlands Home 98% of all homes are < 5000 scift the "Typical" Estates Home properties are 4x larger homes are 2.7x larger EXHIBIT B Carolyn Papp 1203 Oakwood Drive Arcadia, California 91006 January 15, 2015 Arcadia City Council: EXHIBIT C I have worked in Real Estate in Arcadia for the past twenty -three (23) years. Nineteen (19) of those have been at Coldwell Banker. I have won many awards and have been asked to teach classes to new agents. I have sold many homes in the North Arcadia area. The homes in the Highlands ranging from 1600 square feet to 3000 square feet are definitely depreciating in value as the massive homes of 6,000 square feet to 7,000 square feet go up around them. When a ranch home goes on the market with a mansion next to it the buyers notice the awkward appearance from the street. Curb appeal is a very important part of selling a house. Buyers also worry about the neighbors in the larger home watching them as they relax or work in their backyard. People want a backyard so they can entertain or relax in private. Most people do not spend time barbequing, relaxing in a hammock or entertaining friends in the front yard. Why? Because they want privacy, a little time away from the world. They usually choose to live among other ranch style homes where houses are similar in size because they compliment each other and give privacy to each other. It gives a balance to the neighborhood. If the mansion next door cuts off the view of city lights from a home then that home could lose about four or five percent in value as it takes away some of the attraction a buyer would have had. Builders will pay high prices to get the first houses knowing that when enough mansions go up they will get the rest for a reduced land value. It is my opinion that the proposed project at 1600 Highland Oaks Drive will cause the home at 1614 Highland Oaks to decrease in value approximately 5% or more depending on how it looks. Sincerely, Carolyn Pap ARCADIA HIGHLANDS' ARB END OF YEAR REPORT IN 2013 The Highlands received 7 submissions for new homes: Project Address New Sq. Ft. Old Sq. Ft. Increase 2081 Carolwood 4,051 2,377 1,674 1841 Highland Oaks 4,621 1,933 2,688 2251 Highland Oaks remodel 4,900 3,482 1,418 1667 Oakwood 4,763 2,123 2,640 1770 Oakwood 5,657 2,542 3,115 1141 Highland Oaks 6,255 2,343 3,912 1668 Highland Oaks 6,660 2,576 4,084 1244 Santa Anita 6,700 2,558 4,142 Total Sq. Ft Increase: 22,255 Plus 4 remodels adding square footage. IN 2014 The Hiahlands received 15 submissions for new homes: EXHIBIT F) Project Address New Sq. Ft. Old Sq. Ft. Increase Action Taken 234 E. Sycamore 3,719 1,798 1,921 Approved by I -10A 1716 Alta Oaks 3,867 1,647 2,220 Approved by City 1838 Santa Anita 3,868 1,736 2,132 Continued 164 Elkins 4,506 2,166 2,340 Approved by HOA 1717 Alta Oaks 5,064 2,644 2,420 Approved by HOA, appeal denied 69 E. Grandview 5,172 2,818 2,354 Approved by I 10 1701 Oakwood 5,458 2,299 3,159 Approved by I IOA, denied by Planning 1760 Wilson 5,526 1,696 3,830 Approved by 110A 1800 Wilson 6,025 1,722 4,303 Approved by City, appeal denied 1600 Highland Oaks 6,149 2,624 3,525 Denied by 140A, Approved by Planning 29 E. Orange Grove 6,522 1,855 4,667 Denied by HOA, Approved by PC 1350 Highland Oaks 6,547 2,385 4,162 Approved by City, appeal denied 211 Monte Place 6,967 2,876 4,091 Denied, appeal denied 1203 Highland Oaks 7,096 1,716 5,380 Approved by City, appeal denied 1835 Wilson 2,266 Abandoned Total Sq. Ft Increase: 46,504 In addition 4 remodels: 276 Monte Place 6,201 4,325 1,876 Continued 2146 Canyon Road 4,946 2,529 2,417 Approved by 110A 2207 Canyon Road 3,795 2,115 1,680 Approved by 110A 2029 Highland Oaks 2,838 2,633 205 Approved by HOA 1806 Oakwood 4,247 3,827 420 Approved by HOA Total Sq. Ft Increase: 6,598 *1523 Highland Oaks 1 6,087 1 1,826 1 4,261 1 Approved bv'1'raet, Not in 14 O:1 ARTRR Tnly 2012 Project Address New Sq. Ft. Old S . Ft. Increase 1734 Oakwood 5,498 1,544 3,954 1343 Highland Oaks 5,806 2,177 3,629 1134 Oakwood 6,151 1,986 4,165 Total 5q. It Increase: 11, 14ts IN 2011 0 New Homes IN 2010 1 New Home 2222 Highland Oaks Dr. 4,740 sq. ft. Two story IN 2009 1 New Home 2133 Highland Oaks Dr IN 2008 0 New Homes IN 2007 2 New Homes 2038 Elkins Ave. 2036 Canyon Rd. IN 2006 1 New Home 1729 Alta Oaks IN 2005 0 New Homes IN 2004 1 New Home 100 White Oak IN 2003 2 New Homes 1830 Oakwood 2251 Highland Oaks IN 2002 0 New Homes 4,542 sq. ft. Two story 4,542 sq. ft. Two story 4,375 sq. ft. Two story 3,970 sq. ft. Two story 4,072 sq. ft. Two story 4,502 sq. ft. Two story 4,172 sq. ft. Two story Jim Kasama From: Tom Li Sent: Wednesday, June 11, 2014 4A4 PM To: Jason Kruckeberg; Jim Kasama; Lisa Flores Subject: FW: 1600 Highland Oaks Attachments: 1600 Highland Oaks Dr DPR.pdf Good afternoon, Please see the attached BSO survey and advise of the next steps. The survey states that the existing house does not qualify as a historical resource under CEQA. Also, please note the consultant's message to Todd. Thanks, Tom From: Todd Bowden [ mailto :tbowden @bowdendevelopment.com] Sent: Wednesday, June 11, 2014 4:32 PM To: Tom Li Cc: SANYA0888Ldaol.com Subject: 1600 Highland Oaks To m, Historical "Phase 2" study is attached as requested which substantiates the lack of any Historic Value with regards to the property. I also wanted you to see the correspondence from the historian below for the report. Regards, F. Todd Bowden Bowden Development, Inc. www.bowdendevelor)ment.com (626) 303 -7917 Phone (626) 358 -1930 Fax From: Casey Tibbet [mailto:Casey.TibbetCa lsa- assoc.com] Sent: Wednesday, June 11, 2014 4:20 PM To: tbowden (& bowdendevelopment.com Cc: SANYAO888Cd)aol.com Subject: 1600 Highland Oaks Hi Todd, Attached are the completed DPR forms for the property at 1600 Highland Oaks Drive in Arcadia. We did not find the residence to be historically significant. It should be noted that as part of our research we contacted Galbraith's son Mark W. Galbraith. Mark indicated that this residence is not particularly reflective of his father's work. This was supported by the archival research that we completed. if you have any questions, please let me know. Casey Tibbet, M.A. Architectural Historian /Historian Senior Cultura[ Resources Manager State of California —The Resources Agency DEPARTMENT OF PARKS AND RECREATION PRIMARY RECORD Other Listings Primary # HRI # Trinomial NRHP Status Code Review Code Reviewer Date Page 1 of _ Resource Name or #: 1600 Highi_and Oaks Drina P1. Other Identifier: *P2. Location: ❑ Not for Publication ® Unrestricted *a. County: Los Angeles and (132b and Plc or P2d. Attach a Location Map as necessary _) *b. USGS 7.5' Quad: Mt. Wilson, CA Date: 1961 PR 1988 T 1 N; R 11 W; S.B.B.M. c. Address: 1600 Highland Oaks Drive City: Arcadia Zip: 91006 d. UTM: Zone: 11, mEl mN (G,P.S.) e. Other Locational Data: (e.g , parcel #, directions to resource, elevation, etc., as appropriate) APN: 5771 - 003 -016 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) This one -story Contemporary style residence is located on the east side of Highland Oaks Drive in a residential neighborhood. It is roughly T- shaped in plan and surmounted by a medium - pitched, cross -gable roof sheathed with architectural shingles and has wide eaves. There is a rectangular cut -out in the eave above a landscaped planter just south of the entry. The exterior walls are clad with narrow vertical boards and stucco. The asymmetrical, west - facing facade includes an attached garage with triangular clerestory windows and a south - facing garage door, a wood door flanked by wide sidelights with reflective glass, and a horizontal band of what appear to be metal - framed windows. The well- maintained property also includes a circular driveway, mature pine and oak trees, and a swimming pool. The residence is in good condition and retains integrity but, based on its architecture, does not appear to be historically significant. *P3b. Resource Attributes. (List attributes and codes) HP2- Single- family property *P4. Resources Present: ❑p Building ❑Structure ❑Object ❑Site ❑District ❑Element of District ❑Other (Isolates, etc.) P5b. Description of Photo: (View, date, accession #) Fagade, view to the northeast (1131114) *P6. Date Constructed /Age and Sources: I]Historic ❑Prehistoric ❑Both 1955 (Los Angeles County Assessor) *P7. Owner and Address: Unknown *P8. Recorded by: (Name, affiliation, and address) Casey Tibbet, M.A. LSA Associates, Inc. 1500 Iowa Avenue, Suite 200 Riverside, California 92507 *P9. Date Recorded: January 31, 2014 *P10. Survey Type: (Describe) Reconnaissance -level architectural survey for City of Arcadia demolition process compliance *P11. Report Citation: (Cite survey report and other sources, or enter "none. ") None. *Attachments: ❑NONE OLocation Map ❑Sketch Map ❑Continuation Sheet ❑Building, Structure, and Object Record ❑Archaeological Record ❑District Record ❑Linear Feature Record ❑Milling Station Record ❑Rock Art Record ❑Artifact Record ❑Photograph Record ❑ Other (List): DPR 523A (1/95) *Required information State of California —The Resources Agency Primary DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD Page 2 of 4 *NRHP Status Code 6L 'Resource Name or # (Assigned by recorder) 1600 Highland Oaks Drive 61. B2. B3. *B5. *B6. *B7. Historic Name: Common Name: Original Use: Single- family Residence B4. Present Use: Single- family Residence Architectural Style: Contemporary Construction History: (Construction date, alterations, and date of alterations) 1955 Permit for new residence (owners W.J. and Celesta T. Gosline) 1963 Permit to alter breezeway, addition of 214 square feet of living space. 1970 Permit to re -cover 3,000 square feet of roof with heavy shakes (owner Jim Merritt), 1972 Permits to remodel existing den: electrical, new floor, cabinets, alter ceiling slope. Moved? [HINo CJYes ❑Unknown Date: Original Location: *BS. Related Features: Swimming pool 139a. Architect: John F. Galbraith b. Builder: C.S. Anderson *B10. Significance: Theme: Residential Architecture Area: City of Arcadia Period of Significance: 1955 Property Type: Single - family Residence Applicable Criteria: NA (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope Also address integrity } This one -story Contemporary style single- family residence does not appear to be eligible for listing in the California Register of Historical Resources (CRHR) under CRHR criteria. The house is associated with John F. Galbraith, who is listed on the permit to convert the breezeway and is assumed to have designed the house. Galbraith was highly regarded for his residential work in Pasadena. His approach was to center on the needs and desires of his clients in an effort to solve immediate design problems in a flexible way, anticipating future needs while striving for permanence. Although Galbraith does not have a readily recognizable style, he did employ the general vocabulary of horizontality, indoor /outdoor living and open plans facilitating circulation. This house is a relatively minor example from his large body of work, which included "Olympia Pacifica" in Dana Point, CA (1964) and the Marcheschi House, at 1782 Sierra Madre Villa Avenue, Pasadena (1972 - 1981), which was chosen as the Pasadena Showcase 1991 House of Design. B11. Additional Resource Attributes: (List attributes and codes) *B12. References: See Continuation Sheet B13. Remarks: *B14. Evaluator: Eugene Heck, M.A. and Casey Tibbet, M.A., LSA Associates, Inc., 1500 Iowa Avenue, Suite 200, Riverside, CA 92507 `Date of Evaluation: June 2014. (Sketch Map with north arrow required.) REFER TO LOCATION MAP (This space reserved for official comments.) DPR 5236 (1/95) 'Required information State of California - The Resources Agency DEPARTMENT OF PARKS AND RECREATION Primary # CONTINUATION SHEET HRI # Trinomial Page 3 of 4 *Resource Name or #: (Assigned by recorder) 1600 Highland Oaks Drive 'Recorded by LSA Associates, Inc. 'Date: continuation Update 1310. Significance: (continued from page 2) John Franklin Galbraith (b.1923) attended the University of Washington, graduating in 1949 with a B.A. in Architecture. He worked as a designer- draftsman in the office of Harold J. Bissner, a well -known Pasadena architect, before opening his own firm in 1952. Galbraith joined the Pasadena Chapter of the American Institute of Architects in 1959. Significance Evaluation: Under CRHR criterion 1, the residence does not appear to be associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage. It is loosely associated with the broad pattern of post -World War II planned suburban development and growth because it was constructed in 1955, but there is no specific association of this house with significant events. Undereriterion 2, the residence was most likely designed by John F. Galbraith, a talented architect residing in Pasadena. It is not associated with persons important in California's past. Under criterion 3, the residence is an example of the Contemporary style. Historic context: The Contemporary style came into favor circa 1950 and remained so into the 1970s (McAlester and McAlester 1984). It is often divided into two groups based on flat or gable roof type (McAlester and McAlester 1984, Harris 2006), The flat roof subtype is influence by the International style and, like that style, has little or no decorative detailing. However, the flat roof subtype of the Contemporary style does not share the stark white exterior walls of its predecessor. Instead, the Contemporary style incorporates various combinations of wood, stone, or brick cladding, giving it some Traditional references (McAlester and McAlester 1984). The gable roof subtype is influenced by the Craftsman and Prairie styles (McAlesterand McAlester 1984). It often has wide eaves, exposed beams, front- facing gables with heavy supporting piers, and sometimes balconies, decks, or patios that serve to bring the outside inside (Harris 2006). One notable feature ofthis subtype is the roughly trapezoidal clerestory windows that frequently appear at the gable ends. Both subtypes are usually one -story, but two -story examples are not uncommon. The style is most commonly used in residential architecture, but was also adapted to commercial buildings. The house at 1600 Highland Oaks Drive is a good example of Contemporary style, exhibiting several character defining features: a trapezoidal clerestory window at a gable end, wide eaves, and exposed beams. However, the rhythm of the roofline is interrupted by a rectangular cutout to the right of the entry. Although the conversion of the breezeway to living space undoubtedly met the client's needs in 1963, it compromised the original design to a certain extent. The Contemporary style is common throughout Southern California. Many examples may be found that are more representative of the style than this house. Galbraith is better known for some of his other work, such as Olympia Pacifica in Dana Point. Furthermore, this residence does not possess high artistic values. Under criterion 4, there does not appear to be potential for the building to yield important information in prehistory or history. Accordingly, the building does not appear to meet the criteria for listing in the CRHR and is not a historical resource as defined by CEQA. B12. References: (continued from page 2) Building Permits Var. On file at the City of Arcadia Building and Construction Division of the Development Services Department. Chattel Architecture, Planning and Preservation, Inc. Framroze, Anne. "John Galbraith: Taking a Road Less Traveled." Pasadena Magazine (April /May 1991). Galbraith, Mark Personal communication of June 10, 2014, Harris, Cyril M. 2006. Dictionary of Architecture and Construction. McGraw -Hill, New York. Marshutz, Scott. "Where a Spy might let down his guard." Los Angeles Times, April 19, 2009. McAlester, Virginia, and Lee McAlester 1984. A Field Guide to Americans Houses. Alfred A. Knopf, New York. DPR 523L (1/95) *Required Infonnation State of California - Resource Agency Primary # DEPARTMENT OF PARKS AND RECREATION "RI # LOCATION MAP Trinomial Page 4 of 4 *Resource Name or 9 (Assigned by recorder) 1600 Highland Oaks Drive *Map Name: USGS 7.5' Quads, Mt. Wilson *Scale: 1:24000 "'Date of Map: 1988 W� .-U IV I. . . . . . . . . . ML lrrr� If Ave WWI ffL VQ � sit �A RE 4 AIN; 5771-003-016 Rig 1600 Highland Oaks Drive 0 I LU z ItT A-Y( r3w Ga 'n "o VE �YCA co) shop D is. �scwn 54 U RIC I T - ; 39i rh Srhr I-- Lil —51; LENn L AV -Z S.— — CALE 1:24,000 I12 D 1 MILE 66, 4 1000 0 1000 2000 3000 4000 5000 6000 7000 FEET 01�1� N .5 0 1 KILOMETER TRUE CHEN 'sAmI.A MOM 4 I \BOW] 401' ReporiN` ,DPRIocalion_5771003016_1600—HighlandOaksDT.MXd (6/11/2014) *Required Infortnation DPR 523J (1/93) City of Arcadia Development Services Department June 23, 2014 Mr. Robert Tong Sanyao International Inc. 265 E. Santa Clara Street, #200 Arcadia, CA 91006 Subject: Certificate of Demolition No. COD 14 -14 Project Address: 1600 Highland Oaks Drive Dear Mr. Tong: Attached please find a copy of Certificate of Demolition No COD 14 -14, approved subject to the following condition on June 23, 2014, to demolish an existing 2,624- square -foot single - family residence at 1600 Highland Oaks Avenue. • No trees shall be removed under this permit. On February 10, 2014, the application was approved, subject to the above condition, based on the historian's finding that the residence did not appear to be Jason Kruckeberg historically significant. However, new information was submitted by Ms. April tLssistcrsaf Cite Mcrsxcgel/ Verlato adjacent neighbor at 1614 Highland Oaks Drive indicating that the Dn,ch?pment sewiccs existing residence is associated with a notable architect, Mr. John F. Galbraith, Director and the approval was stayed on May 8, 2014 for additional study. Copies of the information provided by Ms. Verlato were forwarded to the consulting firm LSA Associates, Inc. that completed a Building, Structure, and Object Record and Continuation Sheet for a more thorough study of the subject building. This analysis was submitted to the City on June 11, 2014. As part of the process, LSA Associates, Inc. also communicated with Mr John F. Galbraith's son, Mr. Mark Galbraith, who indicated that this residence is not particularly reflective of his father's work. This was supported by the archival research that the consulting firm completed. The report concludes that the building does not appear to meet the criteria for listing in the California Register of Historical Resources and is not a historical resource as defined by the California Environmental Quality Act (CEQA). Therefore, the demolition of the existing residence is exempt per Section 15301(1)(1) of the CEQA Guidelines. If you have any questions regarding this application, please contact me at (626) 574 -5447 or by email at tli @ArcadiaCA.gov. Thank you. Sincerely, DEVELOPMENT SERVICES DEPARTMENT Community Development Division /Planning Services Thomas Li Associate Planner Attachments c; Bowden Development, Inc., Property Owner r�,4r Office 24 est Bo. 60027 3untingr "n Drive c: Uniack, ARB Chairman of the Highlands Homeowners' Association Arcadia, CA 91066 -6021 April Verlato, Resident at 1614 Highland Oaks Drive (626) 574 -5415 Jason Kruckeberg, Assistance City Manager /Development Services Director (6261 447 -3309 Fax wvneArendiaCA.gov CERTIFICATE OF DEMOLITION PLEASE COMPLETE THE FOLLOWING INFORMATION: PROJECT ADDRESS [LOO HIAk4LL14 D � DATE STRUCTURE BUILT 1155 ZONE CLASSIFICATION APPLICANT M YA—C> t ill-e A-T(01 - 141C . M # GaD t4 - A ADDRESS 2575 E, G.4WTA L' L-AO ST. 1* ZOO p CITY A-" 0 t A STATE CA ZIP TELEPHONE NO. 62( - 446 '6048 E-MAIL ADDRESS SM4YA-088S AOL, COM PROPERTY OWNER'S NAME t0w De1J DE- L,0-Pll ter I Q C" PROPERTY OWNER'S MAILING ADDRESS 2-12- W. -FOOTtW -L ?.4-V[7 . CITY Ma�1 9-Dyj A STATE CA ZIP 1 f_o ( G TELEPHONE NO, 626 - �� 5� D 34�i E -MAIL ADDRESS The applicant and property owner hereby declare under penalty of perjury that all the information submitted for this application is true and correct. ( Stt- a-r-A0i?b) Applicant's Signature (St-C- Al-T -Act{ eb ) Date Property Owner's Signature Date For Office Use Only ACTION: ❑ Approved ,tE( Canditionally Approved 0 1 -F-EES SE&L- LE RE-W' VC -D [A fJbEL -rk S Referred to Planning Commission By: -- -TL- - - Date; 23 r-�o V50 Date filedL/11/14 Amount paid _1 Q s.- Receipt No. IL?i2q Received By 7Z- f'(AA&4- 9Qfeiv&D 2.161r-� gy JD"A4J -1- 7111 BOWDEN DEVELOPMENT INC ROBERTTONG JOHN UNIACK 212 W FOOTHILL BLVD 255 E SANTA CLARA ST #200 1220 HIGHLAND OAKS DR MONROVIA CA 91016 ARCADIA CA 91006 ARCADIA CA 91006 APRIL VERLATO 1614 HIGHLAND OAKS DR ARCADIA CA 91006 State of California —The Resources Agency DEPARTMENT OF PARKS AND RECREATION PRIMARY RECORD Other Listings Review Code Primary # HRI # Trinomial NRHP Status Code 6L Reviewer Date Page 1 of 4 Kesource name or #F: iouv niyina1iu vanes vI vu P1. Other Identifier: *P2. Location: ❑ Not for Publication [F] Unrestricted *a. County: Los Angeles and (P2b and Plc or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad: Mt. Wilson CA Date: 1961 PR 1988 T 1N; R 11W; S.B.B.M. c. Address: 1600 Highland Oaks Drive City: Arcadia Zip: 91006 d. UTM: Zone: 11; ME/ mN (G.P.S.) e. Other Locational Data: (e.g.. parcel #, directions to resource, elevation, etc., as appropriate) APN: 5771 -003 -016 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) This one -story Contemporary style residence is located on the east side of Highland Oaks Drive in a residential neighborhood. It is roughly T- shaped in plan and surmounted by a medium- pitched, cross -gable roof sheathed with architectural shingles and has wide eaves. There is a rectangular cut -out in the eave above a landscaped planter just south of the entry. The exterior walls are clad with narrow vertical boards and stucco. The asymmetrical, west- facing facade includes an attached garage with triangular clerestory windows and a south - facing garage door, a wood door flanked by wide sidelights with reflective glass, and a horizontal band of what appear to be metal- framed windows. The well - maintained property also includes a circular driveway, mature pine and oak trees, and a swimming pool. The residence is in good condition and retains integrity but, based on its architecture, does not appear to be historically significant. *P3b. Resource Attributes: (List attributes and codes) HP2- Single - family property — *P4. Resources Present: 08u0dina ❑Structure ❑Object ❑Site ❑District ❑Element of District ❑Other (isolates, etc.) P5b. Description of Photo: (View, date, accession #) Facade, view to the northeast (1/31/14) *P6. Date Constructed /Age and Sources: ]Historic ❑Prehistoric []Both 1955 (Los Angeles County Assessor) *P7. Owner and Address: Unknown *P8. Recorded by: (Name, affiliation, and address) Casey Tibbet, M.A. LSA Associates, Inc. 1500 Iowa Avenue, Suite 200 Riverside, California 92507 *P9. Date Recorded: January 31, 2014 *P10. Survey Type: (Describe) Reconnaissance -level architectural survey for City of Arcadia demolition process compliance *P11. Report Citation: (Cite survey report and other sources, or enter "none. ") None. *Attachments: ❑NONE OLocation Map ❑Sketch Map ❑Continuation Sheet ❑Building, Structure, and Object Record ❑Archaeological Record ❑District Record ❑Linear Feature Record ❑Milling Station Record []Rock Art Record ❑Artifact Record ❑Photograph Record ❑ Other (List): DPR 523A (1195) *Required information State of California —The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD Page 2 of 4 *NRHP Status Code 6L *Resource Name or # (Assigned by recorder) 1600 Hi hland Oaks Drive B1. Historic Name: B2. Common Name: B3. Original Use: Single-family Residence B4. Present Use: Single-family Residence *B5. Architectural Style: Contemgorary *B6. Construction History: (Construction date, alterations, and crate of alterations) 1955 Permit for new residence (owners W.J. and Celesta T. Gosline) 1963 Permit to alter breezeway, addition of 214 square feet of living space. 1970 Permit to re -cover 3,000 square feet of roof with heavy shakes (owner Jim Merritt). 1972 Permits to remodel existing den: electrical, new floor, cabinets, alter ceiling slope. 'B7. Moved? ONo ❑Yes ❑Unknown Date: Original Location: *B8. Related Features: Swimming pool 139a. Architect: John F. Galbraith b. Builder: C.S. Anderson *B10. Significance: Theme: Residential Architecture Area: City of Arcadia Period of Significance: 1955 Property Type: Single- family Residence Applicable Criteria: NA (Discuss importance in terms of historical or architectural context as defined by theme, period. and geographic scope Also address integrity.) This one -story Contemporary style single- family residence does not appear to be eligible for listing in the California Register of Historical Resources (CRHR) under CRHR criteria. The house is associated with John F. Galbraith, who is listed on the permit to convert the breezeway and is assumed to have designed the house. Galbraith was highly regarded for his residential work in Pasadena. His approach was to center on the needs and desires of his clients in an effort to solve immediate design problems in a flexible way, anticipating future needs while striving for permanence. Although Galbraith does not have a readily recognizable style, he did employ the general vocabulary of horizontality, indoor /outdoor living and open plans facilitating circulation. This house is a relatively minor example from his large body of work, which included "Olympia Pacifica" in Dana Point, CA (1964) and the Marcheschi House. at 1782 Sierra Madre Villa Avenue, Pasadena (1972 - 1981), which was chosen as the Pasadena Showcase 1991 House of Design. B11. Additional Resource Attributes: (List attributes and codes) *B12. References: See Continuation Sheet B13. Remarks: *B14. Evaluator: Eugene Heck, M.A. and Casey Tibbet, M.A., LSA Associates, Inc., 1500 Iowa Avenue, Suite 200, Riverside, CA 92 507 *Date of Evaluation: June 2014. DPR 523B (1195) *Required information State of California - The Resources Agency DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 3 of 4 "Resource Name or #: (Assigned by recorder) 1600 Highland Oaks Drive 'Recorded by L,->M Associates, Inc. `f]ate: Continuation Update 810. Significance: (continued from page 2) John Franklin Galbraith (b.1923) attended the University of Washington, graduating in 1949 with a B.A. in Architecture. He worked as a designer- draftsman in the office of Harold J. Bissner, a well -known Pasadena architect, before opening his own firm in 1952. Galbraith .joined the Pasadena Chapter of the American Institute of Architects in 1959. Significance Fvaluation: Under CRHR criterion 1, the residence does not appear to be associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage. It is loosely associated with the broad pattern of post -World War I1 planned suburban development and growth because it was constructed in 1955, but there is no specific association of this house with significant events. Linder criterion 2, the residence was most likely designed by John F_ Galbraith. a talented architect residing in Pasadena. It is not associated with persons important in California's past. Under criterion 3, the residence is an example of the Contemporary style. Historic context: The Contemporary style came into favor circa 1950 and remained so into the 1970s (McAlester and McAlester 1984). It is often divided into two groups based on flat or gable roof type (McAlester and McAlester 19$4; Harris 2006). The flat roof subtype is influence by the International style and, l ike that style, has little or no decorative detailing. However, the flat roof subtype of the Contemporary style does not share the stark white exterior walls of its predecessor. Instead, the Contemporary style incorporates various combinations of wood, stone, or brick cladding, giving it some Traditional references (McAlester and McAlester 1984). The gable roof subtype is influenced by the Craftsman and Prairie styles (McAlester and McAlester 19$4). It often has wide eaves. exposed beams, front - facing gables with heavy supporting piers, and sometimes balconies, decks, or patios that serve to bring the outside inside (Harris 2006). One notable feature of this subtype is the roughly trapezoidal clerestory windows that frequently appear at the gable ends. Both subtypes are usually one -story, but two -story examples are not ancommon. The style is most commonly used in residential architecture, but was also adapted to commercial buildings. The house at 1600 Highland Oaks Drive is a good example of Contemporary style, exhibiting several character defining features: a trapezoidal clerestory window at a gable end, wide eaves. and exposed beams. However, the rhythm of the roofline is interrupted by a rectangular cutout to the right of the entry. Although the conversion of the breezeway to living space undoubtedly met the client's needs in 1963, it compromised the original design to a certain extent. The Contemporary style is common throughout Southern California, Many examples may he Found that are more representative of the style than this house. Galhraith is better known For some of his other work, such as Olympia Pacifica in Dana Point. Furthermore, this residence does not possess high artistic values. Under criterion 4, there does not appear to he potential for the building to yield important information in prehistory or history. Accordingly, the building does not appear to meet the criteria For listing in the CRHR and is not a historical resource as defined by CEQA. 812. References: (continued from page 2) Building Permits Var. On file at the City of Arcadia Building and Construction Division of the Development Services Department. Chattel Architecture. Planning and Preservation, Inc. Framroze, Anne. "John Galhraith: Taking a Road Less Traveled." Pasadena Afggazine (April/May 1991). Galbraith, Mark Personal communication of June 10, 2014. Harris, Cyril M. 2006. Dictionary ofAf-chitecture and Construction. McGraw -Hill, New York, Marshutz, Scott. "Where a Spy might let down his guard." Los Angeles Times, April 19, 2009, McAlester, Virginia, and Lee McAlester 1(14A .i != -.7.a e—_;,4, to A --i,vm Nrnx'n.c Alfred A. Knonf. New York. DPR 523L (1195) *Required Information State of California - Resource Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # LOCATION MAP Trinomial .,age 4 of 4 *Resource Name or # (Assigned by recorder) 1600 Highland Oaks Drive *Map Name: USGS 7.5' Quads. Mt. Wilson *Scale: 1:24000 *Date of Map: 1988 [:\BOW ] 441' %ReporlslDPR]ocation_5771003016 1600_HighlatdOaksD r. mxd (611 1/2014? *Required Information DPR 523J (1/95) hZ0h2r_4., I D Z, WE dr s kit" J.e v 7 77 ,7 T 0 SINGLE FAMILY HOUSE 1600 HIGHLAND OAKS DR. t 8. ARCADIA, CA SAN AO urFRNAIMNAL WC .r. c L M 2 T z 2 0 SINGLE FAMILY HOUSE 1600 HIGHLAND OAKS DR. t 8. ARCADIA, CA SAN AO urFRNAIMNAL WC .r. c L # CERTIFICATE OF DEMOLITION PLEASE COMPLETE THE FOLLOWING INFORMATION: PROJECT ADDRESS DATE STRUCTURE BUILT S�� ZONE CLASSIFI ATION APPLICANT J ez-'— ADDRESS 2i3�G ' �Y! C /u-z/C-? CITY STATE ZIP TELEPHONE N Zl �� �' / E -MAIL ADDRESS PROPERTY OWNER'S NAME PROPERTY OWNER'S MAILING ADDRESS CITY %L STATE ZIP 9`4 TELEPHONE N(;�/ ��`S '�3� E -MAIL ADDRESS The applicant and property owner hereby declare under penalty of perjury that all the information submitted for this application is true and c/o/rect. Applicant's Signature Date Pr6pqKy ner' Sig re Date For Office Use Only ACTION: J Approved "'. ■ ❑ Referred to Planning Commission By: Date: Date filed /L Amount $ I `J 0� Receipt No. 1 �j JLlLJ Received By . -1- 715117 State of California — The Resources Agency DEPARTMENT OF PARKS AND RECREATION PRIMARY RECORD Other Listings Review Code Page 1 of 2 P1. Other Identifier: Primary # HRI # Trinomial NRHP Status Code Resource Name or #: *P2. Location: ❑ Not for Publication El Unrestricted *a. County: Angeles and (P2b and P2c or P2d. Attach a Location Map as necessary.) `b. USGS 7.5' Quad: Mt. Wilson, CA Date: 1961 PR 1988 T 1N; R 11W; S.B.B.M. c. Address: 1600 Highland Oaks Drive City: Arcadia Zip: 91006 d. UTM: Zone: 11; mE/ mN (G.P.S.) e. Other Locationat Data: (e.g., parcel #, direciions to resource, elevation, etc., as appropriate) APN: 5771- 003 -016 *P3a. Description: (Describe resource and its major elements Include design, materials, condition, alterations, size, setting, and boundaries) This one -story Contemporary style residence is located on the east side of Highland Oaks Drive in a residential neighborhood. It is roughly T- shaped in plan and surmounted by a medium - pitched, cross -gable roof sheathed with architectural shingles and has wide eaves. There is a rectangular cut -out in the eave above a landscaped planter just south of the entry. The exterior walls are clad with narrow vertical boards and stucco. The asymmetrical, west - facing facade includes an attached garage with triangular clerestory windows and a south - facing garage door, a wood door flanked by wide sidelights with reflective glass, and a horizontal band of what appear to be metal- framed windows. The well- maintained property also includes a circular driveway, mature pine and oak trees, and a swimming pool. The residence is in good condition and retains integrity, but based on its architecture does not appear to be historically significant. *P3b. Resource Attributes: (List attributes and codes) HP2 -Sin le -famil property *P4. Resources Present: 013uilding ❑Structure ❑Object ❑Site ©District ❑Element of District ❑Other (Isolates, etc.) P5a. Photo or Drawing (Photo required for buildings, structures, and objects ) • s' �/ -- P5b. Description of Photo: (View, date, accession #) Facade, view to the northeast (1131114) *P6. Date Constructed /Age and Sources: Historic ❑Prehistoric ❑Both 1955 (Los Angeles County Assessor) "P7. Owner and Address: Unknown *P8. Recorded by: (Name, affiliation, and address) Casey Tibbet, M.A. LSA Associates, Inc. 1500 Iowa Avenue, Suite 200 Riverside, CA 92507 *P9. Date Recorded: January 31, 2014 *P10. Survey Type: (Describe) Reconnaissance -level architectural survey for City of Arcadia demolition process compliance *P11. Report Citation: (Cite survey report and other sources, or enter "none ") None. "Attachments: ❑NONE ❑O Location Map CSketch Map ❑Continuation Sheet ❑Building, Structure, and Object Record ❑Archaeological Record ❑District Record ❑Linear Feature Record ❑Milling Station Record []Rock Art Record []Artifact Record ❑Photograph Record ❑ Other (List): DPR 623A (1195) "Required information State of California - Resource Agency Prim ary 9 DEPARTMENT OF PARKS AND RECREATION IIRF # LOCATION MAP Trinomial Page 2 of 2 *Resource Name or4 (Assigned by recorder) 1600 Highland Oaks Drive *Map Name: USGS7.5'Quads. Mt. Wilson *Scale: 1:24000 *Date of Map: 1988 sa j 4� 7 to", 4;:1( N4 . 7. y �AA 5 7 H ,T72tefr- ­ 0" ArGjdfj D 4f, 4 j K9 Q ea M PA A I w I'MATV 'j"M Mai 6L L R X! T�77? BOULIEW r r ,I % I I AIN: 5771-�003-016 4L S Drive 1600 Highland 1 Oaks Drive % Q IWO Res. !I BE LVez V, YARD 1:'5 YI14121Reporls%DPR)ocation-5771003016-1600,_Flig-hlandOaksDr.mxd(1,3012014) DPR 523J (1/95) *Required Information I- WVA& _j 0V U 4 r V2 SCALL 1:24,oOO 0 1 MILE ';II "'Pr 0 IWO 2100 3000 4000 5000 GODID 7000 FEET 0 1 KILOMETER TRUE tA 114 1 R &Uy; I A T 1:'5 YI14121Reporls%DPR)ocation-5771003016-1600,_Flig-hlandOaksDr.mxd(1,3012014) DPR 523J (1/95) *Required Information ................... . kzl. WAr D�VJM. -,� X 77 7-7:7 7 7 7 Ell 4x M 0 r 2 nu z T Ap iz T3.10' SINGLE FAMILY HOUSE SANYAOINTERNAWNAL MC, 1600 HIGHLAND OAKS OR, ARCADIA, CA _n �u c— 9" 2 ZA T=-. -1 :.- Ell �toz � I HOME OF THE 'WEEK By MARGARET STOVALL N1 . -,.. G, R7FYd4 :u� : <. ^Ev „r; :.�i4• :oy� :: OUTDOOR LIVING was given full consideration in de- sign of Mr, and Mrs. Richard R. Woodards' Flintridge ,esidence. The spacious poolside terrace is served by a centrally located snack and beverage bar, which also A home which separates adults and children .he ideal way for a family to live happily under „e roof. Mr. and Mrs. Richard R. Woodard are a couple -o . -hom this statement is a conviction because -i:eir new Flintridge home does exactly that. xchitect John Galbraith, AIA, designed the -_,e -zone residence with its specific areas for Rack, 14. Terri, 12, and Carol, 9, as well as their --rents and all the family's friends. The spacious site is privately below the street opens up to serve the formal living room on one side and the family room on the other. A row of mechan- ical musical toys adds interest an the outside counter. John Galbraith, AIA, was architect for the family home. dressing rooms while a three -way snack and bev- erage bar opening toward the pool from the cen- ter of the living area eliminates any need of a cabana. "So far we have entertained up to 98 guests with no crowding,” Doreen Woodard said. "The plan of circulation is excellent." The snack bar, the kitchen, and an encloslu'e they term the cockpit room form the zone separa- tion. The cockpit contains hi fi, records and record player (both indoors and out are wired for sound) . HOME OF THE By MARGARI"T STOVALL WEEK LIVING AREA of the C. A. Stanley residence is a glass- to kitchen for outdoor dining and is viewed from both wailed wing offering a three - direction view of mountains formal and informal indoor dining areas. Residence and valley. The aggregate - floored patio is convenient was designed by Architect John Galbraith, AIA. _.ir and 'Mrs. C. A. Stanley and their John Galbraith, AIA. visited the -e =::e of the Pasadena foothill property and by clarl: to be-in the discus- _ 'he residence plan. . °act been gathering ideas for •ears,,` was Mr. Galbt•aith seeing the view under various ,rdet• to clecide on the best _• r. The result is a delightful out- -- n ever• room, with evet•vthint; in- ft'om rc,om to i-oonl. Combining; tones in the living; room follow the nature scheme but the muster bedroom is gayly unusual with the use of -just two bright pinks against t11e neutral ground. A softly lighted roam for fot•mal dining, %�•as a mutual request and the effect was achieved in the original planning. A soft li_ ht f;lo«•S through a W 111 of plastic in shoji pattern while another ,learns down from the ceiling, the bulb inset in a tin.• hole in c.e 4 J H0-11E OF THE WEEK by MARGARET STOVALL THE APPROACH to Mr, and Mrs. W. P. 5echler's Paso- front door offers a glimpse into the garden. The court dens residence is a series of surprises. An aggregate is enclosed by the children's wing at left and an all - path leads past big columns of Bouquet Canyon stone purpose hobby room at right. All major portions of to introduce a garden court. Clear glass beside the the house are in a U -shape beyond the court. The home Beth Sechler, 6, and her brother Wendell, 3, are enjoying now also considers them as teenagers and even as young parents dropping back for a visit. "We tried to thinly of everything we wanted �Dr were going to want when we planned this Ouse," their mother said, smiling. "It had to be not only just right now but great right down ::rough our old age." Projecting themselves into the future with : *-e help of their architect, John Galbraith, AIA, spacious place, informally gracious, with a lot of the outdoors coming in. "We love wood and stone and glass," she said, pointing out the lavish use of Bouquet Can- yon stone, of burled walnut, and of full glass walls to the garden and pool with a shielding 4 -foot overhang. The stone is used both inside and out for biz squared supporting pillars, for the tall chimne' and enormous triangular living room fireplace The fireplace and indoor barbecue serving far =_ HOME OF THE WEEK By MARGARET STOVALL iii a �F • -�. `�` { F � 5'' • � ` ' J' F i t A STAIRWAY approach to a high front patio as well The architect was John Galbraith, AIA. Plan places as the entry hall is the delightful introduction to the formal and informal living areas to the left, kitchen David A. Thomas residence in the Arcadio foothills, work orea in center, and bedrooms on the right. From the front patio to the rear terrace the David A. Thomas residence is a view home with separate and distinctive outlooks. Located in the Arcadia foothills, it was de- signed to fit its sloping site by means of a :airway approach and a second floor plan. The architect, John Galbraith, AIA, made the front tDatio both the center of interest and center of outdoor living use for much of the indoor area. I: is here that the most magnificent of the views of mountains and valley is enjoyed. It also serves as the harden entrance introduced by the stairs scaping of Gordon Forsyth. Contractor for the construction was Don McDonald, while Eddie Russell directed furnishing of the interiors. "With three children, all in or nearing their teens, we had to have a versatile house," Mrs. Thomas said. "Nearly all of its areas had to serve both adults and young people and either together or separately. The family room had to be big and able to take it. I wanted a kitchen that could bt� closed off and a formal area that wouldn't be 'n the every day line of march." HOME OF THE WEEK By NIAIZGARIET STOVALL twit'. .rxs- MRS. CHARLES SNIDER and her French poodle relax on the pool deck of the Snider's Arcadia home. The moun- tainside site brings a panoramic view of the valley into all areas of the house, which was specifically designed A functional house but designed for enjoy- ment is that of the Charles Sniders, high in the foothills of the little Santa Anita Canyon where it overlooks Arcadia and all of the valley below. One of the contemporary homes included in 15th annual benefit tour of the Southern Cali - rnia Radcliffe Club, it may be visited during .he .April 1 tour of the Pasadena area. An earlier .our of Los Angeles homes takes place next Sun - Jay, the tickets for each tour being separately `old. Mrs. Karem J. Monsour, SYcamore 5 -2408, :s -our chairman, or information may he obtained 'rom Daphne Sanders, SYcamore 6 -7539, or ticket r�_irm �n Akre 7inv.inl U7r -- -- r __ A_ - -7 • for casual living and large scale entertaining. The resi- dence is one of the contemporary homes included in the Radcliffe Tour of Homes of the Pasadena area on April 1. The Los Angeles tour will be March 25. most of the house, long - wearing, handsome, and extremely easy of care. "We wondered how we were going to achieve a cozy area in our huge open expanse in and out from the pool, but the architect solved that with a sunken section in front of the fireplace," Mrs. Snider pointed out. "It's a bright, warm little hollow with a surprising feeling of privacy." The plan includes a fully- screened snack a:­- also accessible from the pool, two bedrooms an_: two baths near the entry, one on each side f-- doubling as powder and rireccina rnnm� on.: 1 t Mr HO-ML OF THE R' EEK 3. M_kRG-XKF1 STOVALL A HIGH STORAGE counter with two -way access serves as divider between dining and family areas and kitchen. The wood is birch with walnut finish, providing the dark tone for the color scheme of beige, turquoise and The Charles P. Lester residence makes pro- vision for juvenile, adult, and family activities in well planned zones. Architect John F. Galbraith, AIA, designed the Arcadia foothill home so that there is no feel - ing of division between the areas yet each is defi- nitely set apart in the circulation plan. gold. An area rug marks the conversation sectio^ or the room and towered ceiling set sections apart fc• coziness. The circulation plan makes the family roo- the mast conveniently reached portian of the house. A slate - floored entry serves as the hub. intro- ducing in clockwise rotation the children's bed- room wing, the master bedroom suite, the formal living room, and the family, dining, kitchen area. The architect has also provided a varied air of cosiness or spaciousness through use of soffits. The lowered ceiling sections set apart the dining area, the kitchen, the conversation portions. In some cases they include indirect lighting behind trans - IL]sCetlt plastic. This material is corrugated and flexible and may be rolled up and removed for cleaning, particularly convenient in the bath and kitchen. "We're ciuite proud of the fact that we are the only fami1v in the block with a living room vie« of the mountains," Virginia Lester pointed out. "Everyone else sees them only from their back ,yard but our architect provided 'ours inside. too. With fenced -in privacy." The nearby foothills were made a scenic par: of both formal and f'amil%r ,nn.,.. ,. H01-1E OF THE By MARGAIIET STOVALL W E E 1i MR. AND MRS. P. M. KNOLL acquired this gracious side parking area on the above- the - street property entrance for their Pasadena foothill house after re- where large existing trees were allowed to remain to questing Architect John Galbraith, AIA, to give them a cast shade and interesting shadows. The swimming modern home with warmth. The approach is from a pool is located in front of the pine- shaded house. Planning of the P. M. Knoll residence, gra- cious and pine - shaded in the Pasadena foothills, actually started with the kitchen, the homemaker maintains. "I told the architect everything I wanted to he able to see and he trot it all in —the living room, the children's play room, the mountains, and the pool. I think it's also quite a beautiful kitchen." open enough to keep her in touch with every- thing, John Galbraith, AIA, was architect for tt home which the family still loves after five tea-= occupancy. It is, as the homeowners also 7 quested, a modern house with warmth. The approach is at one side from a -- ' -:- street parking area, while the swimmin'_ =- `— a front location made feasible by the hi site. The living room enjoys the same -: -� ► IF Z 1 By NIAPGARET STUN -ALL LOCATED on an off - street Altodena property, the Rob- in the bedroom haI way for added interest as well Us ert Sharp residence presents on inviting facade ro light, right. The wing includes the distinctly girl and guests driving into the private parking area. Architect boy rooms of Kristin, 11, and Bruce, 8, and a master Jahn F. Galbraith, AIA, designed the home in a voria- bedroom suite which doubles as home office and quiet tion of the T- shape, Mitred V- shaped windows are set sitting room which can be used far parties. The Robert Sharp family residence in Altadena combines the feeling of low, rambling early Cali- fornia design with the spaciousness and simplicity of contemporary architecture. Wings extend in three directions from a cen- trally located entry, kitchen, and dining area, the longest housing the bedroom section, the shortest the formal living area, and the third the big and comfortable family room. Indoors and outdoors are correlated through expanses of glass through which line and design wetail flow without interrution. The architect, shn F. Galbraith, AIA, also made use of mitred V- shaped sections of glass, introducing it for large wall areas of kitchen and master bedroom, in small oblong sections to light the bedroom hall. Having the two separate living areas is a par- ticularly appealing part of the plan to Mrs. Sharp, When someone arrives and the family room is cluttered with the TV on, it doesn't matter. There is still the formal room which can be completely closed off and is separate enough to stay in good order," she explained. The separation of the two areas by the dining room is also convenient. While most of the Sharps' entertaining is planned buffet, the arrangement and furniture styling is such that guests are han- dled with comparative ease either seated at the table or serving themselves. The dining room, like HO.I,-IE OF THE 8s tiIAIZ ARET STO'VALL WEEK s N `—"LS cnd broad stairs open the. Altodena and Mrs. Rand Lewis to spacious rear -�e house was designed by Architect - - _ far complete enjoyment of family 'k - and friends, as demonstrated here by Randie, 9, left, Frank, 13, right, and friend, Cart Farmer, on float. The residence will be included in benefit home tour Wednes- day of Altodena Guild of Huntington Memorial Hospital. HOME OF THE WEEh By MARGARET STOVALL T)4=_ PHiUP Johnstons' San Marino home gave impor- dente located well back from the street to allov •a -i• consideration to the present and future needs of circular drive and off- street parking. The large r =o,-r acughters. "We wanted something both elegant yard is slated for development with a pool and =r-d ir•destructable," Mrs. Johnston explained. The bans when the girls reach or near their teens, is r s •e is a lorge tree - shaded property with the resi- occupied by a tree house and play equipm, ,017 architect a large order," Mrs, asked for something) __.ructable." = a«_ned. ,,vas with particu- Y when their four ;� �_ - s �•�= _ _ = _ ...e young ladies. sw 31r a 3e:r _ - -__ nre , 11 boy as 7 rf U =r ;.wNmML Y So !Am • W 4 � --_ their teens, the Johnstons plan to develop yard as an outdoor entertaining; area, with sw ming pool, cabana, and terrazo terrace for Pa: and dancing;. The home already provides an invisib:_ sion between adult and junior zones. The room is located so that it is never in the flow. It opens to a secluded terrace. alp ' c pletely separate from the remainer of 'he n "This is an area which father and .:c;lDate having to use more and more _ers grow up," Grace Johnston aace -. :- =ed .o plan it so that it could 'Ce rn n for formal growing up e� -e n- a -pink of everything, but w ^a: _ .v a -orne that would take care of B OJI�I OF THE WEEJ� 9y NINItc.MU','r STOVALL i t 77t !" APPROACH to the Robert Culp residence in to Canada lot on a tFree -level plan. Gfoss sections completely Is invitingly secluded. Architect John Galbraith, AIA, surround the solid frant door and allow a glimpse eesigned the contemporary home to fit among giant through the house to the rear patio. Garages are in ::eodars, following the sloping terrain of the foothill structure at left, and bedroom wing is at right, - er't Culp family home fits in anionp a property that dips into its mvn .,.-e Minted a long time to - - _..-r::tecl. "Wc have every etc- - a few minutes 3 ,me that pi- ovides every tilass- wafled to _ ... .intain view, ryas C alhraith ATA Slate stairs lean from it slate - floored entry to inlrudt ►cc the living- dining section. The fire- place is set in the center of an extremely lonti divider with the metal screen and hea: th ex- tendinf; the complete length. Sections on each si([c of the fireplace were planned to hold and c-anuntfla,L�e Ili fl. stereo, 111(1 television traits. The architect carried the Sculptured cerise::- Of the retainin.4 wall tht'outih the house. frr-r - -. the, approach to the patio. In the ' 11 e�7 �rj^m A 14 lie.*07 4" AV. An �r 1 9 9 1 H O U S E OF D F S I G N A. ■ 172 Q a � � Pasadena Junior Philharmonic Committee �7 M El a ,`{ ;� - ,.`�ty ;)� � ?tea'.:.' �`• L _ • �, 'Noel •' NIA fiver and F'eaifure ph vgraphy: Martin Fine Portrait Photography: Michael Taylor r - Art Direction: Lombardi Design, Inc. s*aa� X71 ise History - - atop a gentle knoll at the base of sabriel Mountains, the 1991 = --a Showcase House of Design is _ =cuare feet of modern styling ever more than six acres of —Y :-,=-d lawns and gardens set in a _ -c Y natural landscape. This home z fined by architect John Galbraith, -structed between 1972 and 1981. s to on the alluvial plain, framed by _ - a—atic backdrop of mountains, has avers of nature and beauty for more century. The boundary of Rancho =�isqual which comprises most of :±=_ent day Pasadena was located just to rest; to the south was the border of — : ^o Santa Anita, which is now modern �.rcadia. This lot shares its history with of the Sierra Madre Villa Hotel, which -_ _ned in 1877 and was the first hotel in —_ :�asadena area. Located just south of louse Road, the hotel was part of a ::-_el of 500 acres acquired in 1874. The =-- ,nds of the hotel, a haven for Eastern- = _ -raving the gentle winter climate of :,.Ihern California, were planted with _ .nards and vineyards and landscaped n'n rose gardens and ornamental trees. A =cal social center, the hotel was famous for s ovely setting and fine cuisine as well as -? activities of horseback riding, hunting a -)d fishing in the nearby canyons. Guests =- joying these daytime activities and - enings of dancing parties and musicales cluded Ulysses S. Grant, Collis P. +)ntington, and the Crocker and Mark Hopkins families of San Francisco. The 1880's brought a real estate boom to the area, and land surrounding the hotel :vas subdivided into the Vosburg Tract, In 1912, an 81,000 sq, ft. reservoir north of the property was connected by a pipeline to a pump house located on the property, the foundation of which remains. The Vosburg name is still visible on the cross street immediately south of the house. It was nearly fifty years before this impressive site hosted a permanent structure. In 1928 a local dentist commis- sioned architect Robert Ainsworth to design and construct a two -story Italian Villa. Built in 1929 this home featured extensive use of arches atop six foot high columns, with twelve inch wide hollow plaster walls. Extensive detailed grill work ornamented the balconies and windows and the grounds contained orange and avocado trees as well as large oak trees. On the property today several reminders of the original dwelling remain: the gazebo perched at the brink of the canyon and the garage on the lower west side are as they were originally. Most of the downstairs, including the furnace room, the cool room and the playroom, as well as the chimney of the fireplace in the upstairs living room were all part of the original house. In 1972 John Galbraith was commis- sioned to design the existing "modern" house. Construction commenced in 1973, aithough work was suspended several times over the next eight years as the economy changed. In 1977 the house was completed. with the exception of the salon and master bedroom. Several plans for these two areas were considered: the salon was originally intended as the master bedroom, to take advantage of the sweeping valley views and breathtaking sunsets This plan was altered, however, and the house was completed in its present form by 1981. The outstanding features of the house include the Bouquet Canyon stone used for walls and fireplace facings, and the use of decorative screens, skylights, and walls of windows. The natural light at all times of day filter through the windows and screens, playing off the woods and stone of the rooms. And creating a relationship with the constantly changing external environment. A special low - voltage lighting system and radiant heating, both which can be controlled in discreet sections of the house without involving others, are "high- tech" features of this home. The swimming pool was originally built in 1945, and re -done in 1983 -84. The initial construction of the house was begun by Harold Herriott, who died before its completion. ,Later construction was undertaken by O . K. Earl, a long -time Pasadena area residential builder. Construction was completed by the architect's son, Jeffrey W. Galbraith. John Galbraith designed his first house in 1953. Although he has designed many commercial and industrial structures, the private residence has remained his consuming interest. He sums up his philosophy with the observation that "clients and their desires can be translated into buildings, and that is the real role of the architect." PHYSICAL HOUSE INSPECTION BY 808 CHERRY OF 808 CHERRY. INC. 15 9�a +o v� ' e�!aaaawW o aura sn � �•- us�,��a�'.�i'�'�r',�+'- ..x°,1"9 "'i °.L lb6l `ti'��Q �° asn as+r s ruap�es�d jo g�I r �'� •� i Sr .hti�.�� � 'rlRr r.�,n� �I'� - 1�f1���`��,.� �r'�'.�.� -:��• ,.��,F��± 1'1' 1.'.x1, +L-'. 1891 Basade" 0� besi3n ARCHITECTURAL WESTERN COST DATA FILE FEBRUARY 1969 0 • 0 John Galbraith & Associates, Architect The sanctuary, oriented in a north/ south direction, provides For the principal entrance on the south with the high, ver- tical stained glass window on the north — eliminating intense s u n glare (facing front, inside). The lane narthex integrated the ne -, building frith the old and is also used as an entrance to the chapel and toilet fa- cilities. This sanctuary represents the con- cluding phase of the master plan For the ARCHITECTURAL DESIGN. DATA & COST ELECTRICAL ENGINEER Chauncy Mauk & Assoc. 704 So. Spring St. Los Angeles, Calif. DATE B4D: SEPTEMBER, 1966 TOTAL SQUARE FEET: 8,882 OF COST PER ITEM COST TOTAL COST SQ. FT. 1. STRUCTURE Shen 5118.740 56.8 13.37 Finished 43,985 20.4 4.94 2. PLUMBING 7.202 3.4 .81 3. HEATING :3.950 63 1.57 AIR CONDITIONING 8.035 3.8 •95 4. ELECTRICAL :8.888 8.9 2'12 TOTAL COST OF BUILDING 210,800 100.0 23.76 5. SITE WORK 12,400 TOTAL COST OF PROJECT $223,200 All interior furnishings were included in archrteCT'S influence. All chancel furnishings designed by Arcnizecr. First Christian Church of Pasadc:-,_. Cali- fornia, which was originated 1-•- chitect now deceased. The c l i e n t specir, :ati, -- x< for .a building seating 300 01,,e of the prob- . lens was to mir.irnize :he d:sr.ulce of all seating= from the _matt and to enhance the candid irvolvement of the worship- pers with an unobstructed view. This Nvas accomplishr.l with all scats positioned on an axis inside of the buttress from the side aisles. The columns further emplla- sized the side :isles- The narthex is braced With an unusuallY pleasing choir loft stairwell: the lines of which sugbest the curving plane (if the main entry from the exterior. T h e curvature results in various i n t e r e s t i n,, light • shadovvs throughout the Vear. The e.\tcrinr finish is urausu:al in tex- ture. carefully worked nut by the cnnl- 1,illed effort of the architect, La, Habra Stucco and Boone Plastering Contractors. The symmetry of the 1 1lain curved front wall is extra pleasing when close enough to view the texture. The a111a1SUal design is the re5u1: : "intellectualizing the prohlem'' and rir.a: izing the composite strucu_e and ara. tecture simultaneous] v: -Pie re5t:!- practical, heaUtlfUl and original. Original designed tile —a heritage of originality since 1929 SOLD ONLY THROLG,4 ARCH TEC SDlFC1 -1CAT CNS W4 v\ V, N '� N"Tanf 1502 EAST OPP ST. WILMINGTON, CALIF. 213 - 835 -8208 31 ARCHITECT'L Z = — Z Z—_ e ;rtiE�s._ DESCRIPTION S'ZE First floor 8.020 Loft 792 8,812 DiN'G HEIGHT: 46 feet "t'U I: 40 Icci ,PACITY: 313 _. Re riorced concrete A- ON: Ccncrete ?;;C T ION: Wood ',STRUCTION: Concrete - r'NSTRUCTION: Wood I T � L �?ECN= .IY;G0.t EN+GihEER WIII am J. Yarg 10807 Magncita 6 ?vo. No. Holtyw000. Cal-f STR_Lam.. R =_ tea .. - - -cs^ R _r- Pzsace ^} -- EXTERIOR WALLS: Wood and stucco INTERIOR PARTITIONS: Stud FINISHED FLOORS: Terrazzo and carpet ROOF COVERING: Wood shakes DOORS: Exterior, wood and hollow metal Interior, wood WINDOWS: Stained glass; hollow metal and wood. DECORATION: Paint and paper PLUMBING: Baptistry (no information reported) HEATING AND COOLING: Forced air; DX ELECTRICAL: Conduit. jk- `S} } t I i All in F fc d h S t } 5 t t PALCO SOLID RE D1','OOD A T ERIOR PANELING - -_ - _ - ' -- - - - -_ - =- a EasytoADpy. -- - s _: -" _ =_ - - - = - == • Fin.shes We, . _, Add these advantages to t'ne richness of redwooc: 0 Stable, _ _ _- - _ -_. z;, _ - • Economical. L~ C- ,.zz n ; .. � :�- z;r . arc enaths rraKes c, ass c ea.:cco .:arm[, ac oea less cosily. (Otner thicknesses availab,e ) + Versatile. Palco Redwood Paneling is available in sev- eral exceptional grades with a choice of smooth or saw - textured surfaces. Can be applied horizontally, ver- tically or diagonally to walls or ceilings. pts I Ift-0 T" E: rACiFIC L -YB =;; C01` -1 ANY FO Bcx 7406 San Francesco. CA 94120 (415) 771 -4700 421 -3000 Ar - - -rte �-_, - .. - - . t 4 � w F :. ,,.' ; ,��,C 1 jam. i�.•� • ., � ,- ..� --.- T � ����. °���� -�.��` ���'�, •mss; ow qF amm a� (3E, -- .a ?acifica, one is constantly jqnMrR is tw rwe-<- - _ z ^>eajn of Laguna Niguel. Ak2W Mw: res __, :e•-' a *rame for every mood. ,paw f —_ -Y_ ^ta ns and rolling hills. -� a_t. Pao ic_ Offshore islands "Nlpmwb, MW A me% pc:nts iL finger to the ..'wmE ;w mqw « see=5 a -l-ough one %vere truly a ..e that_ Here is one of ass ��e sip_ in the United * e.=.,e!j, s ly romantic California t_�- nsews gradually from a::-E­ of gently roll - Mur Ma itwe eme- - _ -*---C — a % o penny s—r a 1 or s of your ea =e From !w is 0=140 m - 3 s;: a- w a% we over-&- aitl.af_111111111M 11Ptiti0MM > s _ w, 7L -w - Vo4 . -f lewwmwll� He7il 11ty is ai] too rare in house's r,da,. 4nC permanence was traded for first -cost economy r-%an, .tears ago_ osYZnp,a Pacifica has returned these h,o te.-^ to --fte:r respected niche. Farnihe: cha-tz Cl -. xv c•_- -- go to school, they grow up and °=rqe °.a- s, w-•: they leave. Tastes and needs and dr_- -� z-- -- also change. To meet this problem C` - -? a house which can have non -load bear;^¢ I - -e- here here or here without regard to roof support_ -A� �- cr -• -.- can be added today and removed 15 years from -c will the house be as classic, as desirable fifteen e- years from now? Yes. Because permanence has Dee- 7= in. Pure white concrete and stainless steel provide a ae -- fect fusion between structural strength and archite-m.ai form. And because the construction is ageless, the design must be ageless as well. Olympia Pacifica borrows from the ancient Greeks in the utilization of masonry columns supporting a 150 ton roof. Clean and uncontrived, this house is without cliches which automatically outdate themselves. Certainly, Olympia Pacifica is a house forever. "_Vag: J People live in houses. And the House of Excellence is for people. This might seem to be a too simple syllogism, but an examination of many houses today will show why Olympia Pacifica is so entirely unique. You could live in Olympia Pacifica for years and still find the unexpected. A shadow falls across a fireplace. Natural light plays over a stainless steel sculpture. The plant in the corner has suddenly taken on a new luminescence. Life is exciting. It changes day by day and constantly faces one with the unexpected. A house should be the same. And since living is the key, the living room is the core of the house, ori- ented to the broad vista of mountains, hills, coastline and sea. Stainless steel sliding glass doors and white concrete masonry columns add graceful perspective to the beauty of nature. The master bedroom suite has primary access to the long shaded veranda and pool. Family activity — work, play, television watching or just plain relaxing and reading—i5 set away from the more formal area of the house. The pool is 'integrated with the informal areas of the house, yet contributes to the view from the formal ones. The hot whirlpool bath at the far corner affords gentle and healthful relaxation. Sip a drink. Relax. Live. J `d� }y ).7 \ _ 9< _r.� .tea -.�? ��— . I •. J'��1. :: 4�r' �}.�a.,� '•- l —�i '; '�t; r �� ,rs �� 1.� ��' •.. - .; ' _ ., CONSTRUCTION INNOVATIONS In the creation of a modern classic, white concrete and stainless steel represent the highest achievement of masonry and metallurgy. Each was selected for the econ- omy of functional simplicity, to visually complement the other in subtle contrast and for its endless imperviousness to nature. One hundred and fifty Loris of monolithic white portland cement with lightweight coarse aggregate and special silica sand rest on eight graceful masonry columns. The concrete roof system with conventional mild steel reinforcing formed over a patented modular system lined %vith fiberglass results in an extremely smooth, dense sur- face ceiling. Concrete, with the aid of an admixture, was placed in the form through a unique peristaltic action pump allowing for even, uninterrupted distribution, In bare essence, that is Olympia Pacifica. We now have a house in which non - structural walls act as screens between different areas of activity. Pure white concrete masonry units were used for all exterior and many interior walls, The final block was sandblasted to expose the white cement, sand and fine aggregates. The foundation and retaining walls are composed of mortarless blocks which permit rapid placement of masonry, steel and grout and provide tor an exciting ghtrness des ;zn_ The Use of stainless steel not on ti _^ a- a; budding material provides a sound a.cf- :ec:_ a a- =:+e- ±o the problems of durabdit% a ^c -_ 5 - _ c ?ss doors of stainless steel v. ill be 4 a- - - ea from now as they do todaN and v. ac- oe. -- -. . Froni roof facia to windm+ ira --re~ - _e6, ar-j Gaol railings to counter tops, sinks and a.a-c-6t—__ r.-ae tc► and hardware to table settings a-+a r•. --� Ol+e -+v�:i Pacifica gleams with stainless stee _ _- _ w_ through copper tubing in the living ':-Aom and a.-ede decks and fan coil units in all other rc -o--rs c- -,.,Ce = perature control for maximum comfort_ The ^ - _? boe&-r system not only provides heat to these t%so J sac— plies unending amounts of hot water for dares: _ neAa and pool heating. Other details include: 5pe•:�,d for both fixed and sliding units; all irrigation ss ze'r- cally controlled; low voltage outside light pr:n•.aes cci plete safety regardless of the weather condiba -b- z as5 aF%d acrylic skylights; integrally colored precast -- - - - _v tops for some interior and exterior flooring; an„ a - _c•�- fast, non -skid material for all wet -area co-3cre .«1 .. P, - �4 L. - 'i x � P, - �4 L. - 'i � ���»- s '� . �1 t __i 11 1' �i A veranda? The leisure time of America or at least a great deal of it has been spent on the front porch, rocking and nodding at [lie neighbors. The entire "process" of the veranda is something to think about. A veranda is shade and comfort and a knowledge that you are somehow out- side of your house without having lost the protection and warmth of your house. And with a quick change of the mind, you can lie on the deck in the warm sun and swim a couple of laps in the pool. Or maybe just one. The ver- anda is just one of the three outside sitting and dining areas for different times of the day and changing weather conditions. On the west side of the house, one has an unimpeded, breathtaking view of the sea, And at the front of the house, one looks south down the coastline. Another theory enters in here, Much has been said of "bringing the outside inside," This is all well and good as long as the outside does not dominate. It is important that, from at least two portions of the house, one is able to look out the window and actually see that house. This is not just an academic matter of architectural perspective. It is a ques- tion of relating the house not only to its surroundings but to the people within it. Of knowing: this is my house. h +7 t 1 fr This open, expansive floor plan allows for easy circulation. Under the long horizontal roof plane, one can see within the confines of the house, more than 100 feet of architec- tural excitement. Each room has its own view, its own orientation to other rooms in the house, its own privacy. Even from the kitchen, one has almost the same broad vista as from the living room. from the inside - outside informal dining area and the two smaller bedrooms one can see miles down the coastline. The family activity room looks out on the garden area and distinctive site design elements, with the Pacific Ocean and the offshore islands beyond. The openness in design is abetted by this type of construction. The long spans obtained in reinforced con- crete allow almost all of the walls to become elements of separation and design and not of support. Although the building pad itself is flat, the slight slope of the terrain toward the sea is utilized as an integral part of the design with the placement of ample undercover parking and all basic utilities under the house. This grade also allows for a unique swimming pool treatment in which the pool continues several feet under the cantilevered veranda and can be entered from a "porthole" in the veranda floor. 1 r•�ti`� _ ' H :9 iy j i �- ��� ;,_ ___ _�:._ __, .� �;� - _ ;;���e _ •�f y�� � -�' - _ .. - d 7 CONCEPTS AND FEATURES What does an ageless house cost? For the past decade, at the least, houses have been considered from the point of view of their initial cost. Hopefully, the land %-,ill appre- ciate sufficiently in time to coyer the initial cost of hou5e and lot together. Olympia Pacifica i5 a house ►tihich will be worth as much twenty or thirty years from r.oti% it is today. Plus, the maintenance costs of "site concrete and stainless steel are so low as to save a minimum o* 518 thousand dollars over a thirty year period. Another unusual concept is bathroom design. Even though the trend __ems to he toward huge, lavish baths tdoesn't ambod} remer-J- her what happened to the Roman Empire ?. Olympia Pacifica relies on a compact room for personal hvgie,-te. The baths are "one- piece" fiberglass and polyester ccrr;::L;c- tion, factory built and delivered to the job como!ete. +re kitchen as a place of drudgery is a thing or 0-e pis__ To work in Olympia Pacifica is enjo-.ment v. Nether its a 'e'e- a -fete supper or a sit -do\%n dinner. Eas -14 ma7n -a -ed steei casevtiork is planned around t-e per_o -P c J\- her or his <;`chen. A' nigh, t QrP 5 ­e z %are -Tree r ~' of a Eumi- ro-s �2 'lz- A-c - • - e `e ee- _ ,�� -� 7-- �� n -�,-- �.:;. ;,, �,, 6 ... _ _ .'+$L, iNC_ • _ _ w- ...z =o-nial Partitions and RfeL�1 Studs ERS %IITHS '(Girl:, Fla 1ware _y? DRATORI €5, INC. - ^¢e es. California/ Concrete Testing --PC- PLATE GLASS CO. Sn, ?ennsylvania /Neat Absorbing Glass AC COMPANY California /Vacuurn System & LAMBERT, INC. •u Ana, California /Paints .TE READY MIX, INC. . of Industry, California /Portable Batch Plant BIRD SPRI \KLER NiFG. CORP. G'endora, California /Autornatic Sprinkler System ill i Air COMPANY, INC. South El ,Monte, Cal ifornia /Hydronic- Boiler System tit ERF DESIGNERS GROUP tRe%ere Copper and Brass, Inc., Rome Mfg. Co. Division, Rome, New York/ Utensils KIGIDIZED METAL CORP. Buffalo, New York/ Rigidized Stainless Steci R =\ERSIDE CEMENT COMPANY Division of American Cement Corporation Los Angeles, California /White Portland Cement STREECH ELECTRIC COMPANY Fullerton, California /Electrical Systems SWEDLOW, INC. Los Angeles, California /Skylights SwImQUIP, INC. El ,Monte, California /Swimming Pool Equipment THE ,MASTER BUILDERS COMPANY Division American- Manelta, Cleveland, Ohio /Admixtures WASHINGTON ORNAMENTAL IRON WORKS Los Angeles, California/ Railings WASTE KING UNIVERSAL Vernon, California /Appliances WESTER,IN MOULDINGS, INC. Upland, California /Roll Formed Stainless WILSON ELECTRALU,ME- STANUNE, INC. Vernon, California /Suspended Luminous Ceilings YOUNGSTOWN SHEET & TUBE COMPANY Los Angeles, California /Electrical Conduit PROFESSIONAL J, H. BIGGAR Santa Ana, California/ Interiors W. BENNETT COVERT Pasadena, California/ Landscape Architect DAVID CRESSCY Los Angeles, California /Architectural Potter ROBERT L. CULP Pasadena, California /Structural Engineer JAN DE SVVART Los Angeles, California/ Metal and Wood Sculpture JOHN GALBRAITH & ASSOCIATES, INC. Pasadena, California /Architectural Design JONATHAN SCOTT Pasadena, California/ Paintings DONALD SNYDER Birmingham, ,Michigan /Stainless Steel Sculpture HOWARD WHALEN Sierra Niadrr', California /Terracotta Sculpture t E. s siwd� regti res the absolute capa'i. itiK, services, products and vng companies and peoples are - - -.pia Pacifica. CONTRACTORS +1L DIVISION --ROHR CORPORATION Ca ilornia/Fiberglass Modular Bathrooms _ . -C+DL%+A\ CO`1PANY %crA York/ Temperature Controls STEEL COMPANY tan tiu }s, California) Reinforcing _t="5 LANDSCAPING Garden Grove, California/ Landscaping Contractor CARMEL STEEL PRODUCTS Downe}, California /Sliding Glass Doors CH NLLENIGL -COOK BROS. INC. Los Angeles, California/ Concrete Pump CLARE & WARE, INC. Monrovia, California /Nfillwork & Cases CONCRETE SPECIALTIES COMPANY Azusa, California /5culptural Concrete Facing CONCRETE TIE Compton, California/ PateotedForms COROLI L E BY CORNIADO Long Beach, California /Exterior Lighting CRESTLITE DIVISION — Susquehanna - Western Inc. San Clemente, California /l.ighhveight Ac;grcgates CRYSTAL SILICA COMPANY Oceanside, California/Saml CUSTOM KITCHENS BY SF. CHARLES Los Angeles, California /St. Charles Kitchen 1 T. 1 T - EMCO /CAL GATE MFG. CO. Long Beach, California /Precast Concrete Tile FILON CORP. Hawthorne, California /Form Lining FIESTA POOLS South Gate, California /Swininiiiig Pool FRANT% MANUFACTURING CO. Huntington Park, California/ Garage Door GENERAL LOCK INC. Pontiac, Michigan /Hardware GREAT WES1 ERN RESEARCH CORP. Subsidiary of American Cement Corporation Los Angeles, California/ Portland Cement -Epoxy Coatings HAZARD PRODUCTS INC. San Diego, California / White & Mortarless Concrete Block JACKSON SUPPLY COMPANY South Ll Monte, California /Distributor— RaitiBircl hug. Corp. JOHNS - MANVILLE Flooring Division, Long Beach, California/ Floor Covering JON'ES & LAUGHLIN STEEL CORP. Stainless and Strip Division, Detroit, Michigan /Stainless Steel KRALOWCHL1ITROL CO.�.IPA`Y Santa Ana, California /Plastic Pipe & Fittings LANCO- LANPHERE MFG, CO., INC. Gardena, California /Fan Coils LIVINGSTONE GRAHA,10 BROS. INC. San Juan Capistrano, California / Ready Mix Concrete LYON, INC. Hun1lanrl, Tennessee /Sinks AH]EN FAUCET Division Standard Screw Co., Cleveland, Ohio/ Valves MORTEX AND COMPANY Tucson, Arizona /Concrete Dock Surfacing �A�:.....� a I - 0" JOHN GALBRAITH & ASSOCIATES, INC.-PASADENA, CALIFORNIA by personally designing all of the homes he builds in Colorado. This dual existence came about from a simple, qualin•- of-llfe Choice oil Galbmith's part. Like many born and raised Angelenos, he was reads• to more on five years ago, and to leave the stress, smog and increasingly frequent natural disasters of greater Los Angeles behind. An avid skier with ttyo sons then approaching adolescence, Ile Chose Durango, all alp- and- C011llll! resort Corlununin' in south11'estell Colorado, on the 11'CSLCI "11 Slope Of the Rockies. But because of his roots in Pasadena, his cstablistied repLitati011 there and the presence of his father, John Galbraith, a highly regarded Pasadena architect wid1 wholn \Mark often collaborates, lie decided to keep his bLlsiflCSS ill CalilOrnia `';oink as long as it was i;casible. He now spends about tillce- fOLirths of his tine in Durango, s111.1ttlin4 back to Pasadena as needed, and lac tires no reason to doubr that .will continue for the indefinite Cuture. His suCCCss has been due chiefly to the highly skilled :assistance he gels Isom his two associates in Pas.idena, Aharon Poringcr has worked with Galbraith for 18 years 22 JULYIAUGU5T 1995 CUSTOM BUILDER This carli, house Ili, Galbraith Bijilder-s Thoth pages), brlilt fire 11 rctired Cal Teel rtcolor7ist, 11,11s des gncd bi, .Dark Galtiraith's lather•, John, to blend into the rock-1, terrain. For- example, a 1 -1-ron boulder was left in place oil the first floor, and the house was built around it. The parr dcsrgnrd nerd built the meet door ferrturiuR a hand - carved redwood tree 1ud leaded 11ass 1ir7hts. PHOTOGRAPHY BY HAL SMITH and Pete' Marrhiessen lot' 13 years. "They ,ire Pell' capable and honest," saes Galbraith. "Theo' run the day - to -day operations. They call nic with problems and with questions about how 1 «•ould handle Certain situations. I act morc as a advisor to then) on a daily basis. n Poringer and. Nlatthicssen cash runs his own crew and each participates in a qeIlCrous profit- shiring plan. "Any- one as good as they are Could easily go out tO11101TO1y and start their o \\'i1 business," Galbraith explains. "I believe you should share the wealth `yirll the people who help produce it," Another mason Galbraith is able to undertake this divided existence has been the ConlnituliC,1tions rey011.1- Y. by personally designing all of the homes he builds in Colorado. This dual existence came about from a simple, qualin•- of-llfe Choice oil Galbmith's part. Like many born and raised Angelenos, he was reads• to more on five years ago, and to leave the stress, smog and increasingly frequent natural disasters of greater Los Angeles behind. An avid skier with ttyo sons then approaching adolescence, Ile Chose Durango, all alp- and- C011llll! resort Corlununin' in south11'estell Colorado, on the 11'CSLCI "11 Slope Of the Rockies. But because of his roots in Pasadena, his cstablistied repLitati011 there and the presence of his father, John Galbraith, a highly regarded Pasadena architect wid1 wholn \Mark often collaborates, lie decided to keep his bLlsiflCSS ill CalilOrnia `';oink as long as it was i;casible. He now spends about tillce- fOLirths of his tine in Durango, s111.1ttlin4 back to Pasadena as needed, and lac tires no reason to doubr that .will continue for the indefinite Cuture. His suCCCss has been due chiefly to the highly skilled :assistance he gels Isom his two associates in Pas.idena, Aharon Poringcr has worked with Galbraith for 18 years 22 JULYIAUGU5T 1995 CUSTOM BUILDER This carli, house Ili, Galbraith Bijilder-s Thoth pages), brlilt fire 11 rctired Cal Teel rtcolor7ist, 11,11s des gncd bi, .Dark Galtiraith's lather•, John, to blend into the rock-1, terrain. For- example, a 1 -1-ron boulder was left in place oil the first floor, and the house was built around it. The parr dcsrgnrd nerd built the meet door ferrturiuR a hand - carved redwood tree 1ud leaded 11ass 1ir7hts. PHOTOGRAPHY BY HAL SMITH and Pete' Marrhiessen lot' 13 years. "They ,ire Pell' capable and honest," saes Galbraith. "Theo' run the day - to -day operations. They call nic with problems and with questions about how 1 «•ould handle Certain situations. I act morc as a advisor to then) on a daily basis. n Poringer and. Nlatthicssen cash runs his own crew and each participates in a qeIlCrous profit- shiring plan. "Any- one as good as they are Could easily go out tO11101TO1y and start their o \\'i1 business," Galbraith explains. "I believe you should share the wealth `yirll the people who help produce it," Another mason Galbraith is able to undertake this divided existence has been the ConlnituliC,1tions rey011.1- r dun of dlc past decade. "I don't think I could do this %%ithour the fax machine. he sacs. At is a big plus. We fax everything. Every %reek the%- xnd nlc a conlputo print outofcvell•thingth,uisgcin�cIn. It saconlpletcjoh status report. `WC ordered this. «'r'rc %yaiting on this. This was jmrMled radar. I v Monday the mirrors will all be installed.' That u�rt of thin,. It has been an enormous help. "All the contracts, the subcontracts and the proposals are sent to Inc. I read teem. I call thou with questions ant{, when ['in rcadv to si in Chl'lll, I can fix tllem back-. I'll) also tardy %%-ell computerized. But rhm doesn't play a big part in my long distance operation. Tile fax ma- chllle does." In Durango, Galbraith K building Finn- houses a year, while in Pasadena he builds about nwo a year. The t% tt homes he is prrs- L'lltlr buildiI iz in Pa;,adell.a arc both Or the san= di- em, both are on the same street in one of char's more sy lish neighborhoods, and [loth are designed by Galbraith's father. One or these projects is a 10,000 - sq. I reAdcncc to be oc- cupied by the client, while We other k a 6100 sq. R. home the client is build- ing on spec. The designs of hoth homes reflect tile client's desire to spare no expense in creating conitiumble hieing spaces. The larger of the twos in example, features in elegant great room "hose dou[ilc-hcight ceding is sup - ported bean elaborate structure 1 tfCarwed, arched woods n trusses. The smaller also nlakcs creative use of dulanl beams to open Lip Ceiling space. in the family roolhl aroa adjacent Lo the kitchen. Constl' ainn ass .arc expected to end up well over 5200 per squarC foot. Durango, Colorado, \%-here Galbraith is principally based, is a fast - growing conlnlunity of 15.000. witil another 20,000 in the surmunditlg cot ilM ide. not far Earn the border of New ,1lcxico. Its principal induwuy is skiing, which is centered on the intemadmal resort of Purgaton• and supported by a half -dozen other ski areas scancrcd around the nearby mountains. Its resort chirac- to notwithstanding, Durango has mana4gcd to staff' prin- cipally a tear -round community, tilling up with other young prot'essionals who, like Galbraith, are flccini; tale Increasingly urbanized 1Vcst Coast Or something a little more pristine and less pressured. Many are looking Or lent/ custom horalcs in which to lire out their ne %r ex- Urban EUIUISieS, Which has pretty mach part Galbraith in the son place at the right time. Galbraith's %work in DLIVanso is centered on .ln Upscale subdivision called "The R.ueh.-' %when he is designing and building a series or Clisloln homes for new btiver•s In the conlmunln•. 'File Ranch is a planned, environmentally conscious C0111n111111n• Whose natll- ral a nicniries have been de- signed into its toaster -plan and are protected by su-iet ,: >ACIlants that each new%• lot t la ner is required to sign. The new homes Galbraith builds conCorm to the coNctiant as well as the ,PiI-it of File com- MUM. I11 my Durango busi- ness•" sacs Galbraith, "I do designing and build - lllr!. C UITCnty 111'ill [lot ollild fi-a rnt sonic one else's plan. And 1 will not de- sign tier another buildcr- I'ye had people ask me to design a hone Or them to build, but I wou't do that AM. It'sa package dell." l t u- clients who seek land - smi in, too, Galbt'a Q% ME Mehra, operates a landscape design firm from ncc same office. They have collaborated on %cvCral houses. -By deMpAng a house,•' Galbraith says, "I can more closely control the duality and the cost of the houses I build. It is good till• the Client. It prorides a quicker Tics[ n ind building pnKns and eliminates a lot of the Conflicts that arise ben%ecn architects, designers and builders, all ofwhl Im hays their own agendas. Talus 1 can reliably qu([tc prices and give clients a general list o#: specifications even bcCore talc design process begins. ..- 1' %piCallw," he Cuntiilues, "I %%•il] ask owners to glue nle a %wish list and ask i Will to showy me photos they may have seed in magazines of design features they may like. I spotld a lot oftime building a level of compatibility with CUSTOM 13WLIDER JULYIAUGU5T 1995 ?, •�,,,n ��• � � r :�' :rte .. "^ ^��'Si71„t. ;= y) ��r' � ;' :�r . .......... r� � r ktr�< i 4. U it l - - S Create mirrored brightness Trying to achieve a stark, bright look? Specify a vanity with mir- rored doors and drawers. This bath (2) was designed by architect John Galbraith of Pasadena. (rartiurrer! rru ]urgr SIkJ w_ KITCHEN & BATH Bt1SJNES-C 0 AUDIO/ IF F I: DEO STYLE ANDTECH.'�OL(_)GY I!,� HAR-V J\1 1�a9; A az - Z_ z :0 a kc S19 MIL:cr: _tt A_= Canaday. Prudential Re,:�­6-, Monarch Beach, t L - leer ;.'­.vdow-n and described L I estate is seen a, L-,e for invesimen-, '-:eak. She specializes in L "Even if a hose dc�e-;n _7rizze .Ounzv all the way from today, you can ho"C* On arc :-:c"- '_w-orz beach to San Clemente up and down wave. tiNiuho-,:: ze_w -z -We -.s-ere starting to rccov- f: the stock market C.0 I '�L. Uled.' - crash and 'We '.Ve r e hit by 9 i. It t:- Ls Scott has observed a sunj; 1- .L,:: -i really L tki-5 , nomenon and says, "Those who e .,x•k --h,- wind out of our sails." But J 1 heavy in the market io.;- - ILi• Li ::i: -Is. after all, California—the money and decided to tu--,- lace of happy endings—and ---e ,-,:n is re- emerging. c.` t4.- "I interests back to real estaie." Not surprisingly, land drive: L:r r i L t y A 4Flye -�•- j tf' IT dos Angeles C�imer$ 15 inches; 556 words SUNDAY, APRIL 19, 2009, BUSINESS, PART B, PAGE 12 000016521 CoPYR1GHT2009/ Los ANGELESTINIE5 FAX page 45 REAL ESTATE Where a spy might let down his guard ■ A Dana Point home retains its high -tech feel after a remodel. By Scott Marshutz It's more of a compound than a house — something right out of a James Bond flick. One hundred and fifty tons of ce- ment rests on eight masonry columns_ The concrete roof was formed with conventional steel over a patented modu- lar system lined with fiberglass. The use of stainless steel not only in the decor, but also as a building material, provides durability and case of mainte- nance. Radiant floor heating in the liv- ing room and outside decks offers tem- perature control. A structure built in 2009, perhaps? No. This is how Pasadena architect John Galbraith's Olympia Pacifica in Dana Point was described in a 1964 sales bro- chure. Galbraith's emphasis was on archi- tectural freedom, and he pursued it bold- ly — albeit not cheaply. More than 50 contractors and manufacturers had their fingerprints on the project. The purchase price: $320,000. The sprawling single -level home, which has a four -car subterranean garage of about 1,800 square feet, sat vacant for 12 years before its current owners bought it in 2005 and began the arduous task of updating it. In the autted kitchen, custom walnut cabinets and stainless -steel appliances, including an exhaust hood over the in- door barbecue, were removed. Two parallel islands topped with granite in- clude both food prep and bar areas that now float in the space. Since the roof is supported by columns, a non -load- bearing wall, which divided the kitchen from the living and dining areas, was easily removed. Without the wail, the open kitchen flows into an oversize great room where the shag carpet was replaced with 2,500 square feet of no -grout travertine tiles set on a diagonal. The view looking to- ward the ocean became instantly panoramic. To break up the white tones, ledger stone now covers the marble that once flanked the fossil wall sculpture above the fireplace. Both master suites and their con- necting bathrooms were completely re- modeled. The suites have access to the pool through sliding glass doors. Galbraith's goals back in the '60s were permanence and flexibility — so that 50 or 100 years later the home would still "sit above the ocean as a tri- bute to an age of advanced technology and architectural beauty," according to the original brochure. That permanence and flexibility remain intact. C real.estate@latimes.com To submit a candidate for Home of the Week, send high- resolution color photos with caption and credit informa- tion on a CD and a detailed description of the house to Lauren Beale, Real Estate, Los Angeles Times, 202 W. 1st St., L.A., CA 90012. Questions may be sent to homeoftheweek @latimes.com. El BEGIN TEXT OF INFOBOX Above the ocean Location: 32621 Balearic Road, Dana Point 92629 Range priced: $3,500,000 to $3,999,876 Previously sold for: $2,289,000 in 2005 Size: There are four bedrooms and five baths in approximately 4,500 square feet Lot size: 12,420 square feet Additional features: Dacor, Sub- Zero, G.E. and Fisher - Paykel kitchen ap- pliances, including double dishwashers and warming drawers under stove; birch custom cabinetry; glass bowl sinks; zoned heating system; two Noritz tank - less water heaters; Panasonic projector with 105 -inch screen; new salt -water pool and spa; composite deck; Lynx gas barbecue; bronze- tinted windows for glare protection, privacy and energy conservation; interior koi pond. Around the neighborhood: In 2008, 176 single- family homes sold in the 92629 ZIP Code at a median price of $840,000, according to MDA Data - Quick, a price decrease of 14% from 2007. Last week, 177 single- family homes were listed for sale in this ZIP Code, ranging from $285,000 to $24 million, according to Realtor.com. Agents: Danielle Wilson (949) 584 -6469 and Karan Masters (949) 338- 8818, SurtCtTe Properties Photo: BUILT IN 1964: Pasadena architect John Galbraith's goals for the single - level home were permanence and flexi- bility. ID NUMBER:20090419ki7y2enc Photographer: J. Koegel Photography Photo: PANORAMIC VIEW: The oversize great room features 2,500 square feet of no -grout travertine tiles set on a diago- nal. A fossil wall sculpture sits above the fireplace. ID NUMBER:20090419ki7ylfnc Photographer: Type of Material Infobox ARCHIVES, SERV CET FETHEP O ANGELES TIMES. 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CERTIFICATE OF DEMOLITION PLEASE COMPLETE THE FOLLOWING INFORMATION: PROJECT ADDRESS GI' DATE STRUCTURE BUILT ZONE CLASSIFICATION r APPLICANT fGil1VQ0�LIt��GL__ ir ADDRESS 2-51 E— . 24,i fa, G/hrA- CITY A r '� du- STATE CA Zip ! 0-0 6 TELEPHONE NO. (�'W 4464040' 040' E- MAILADDRESS PROPERTY OWNER'S NAME _ _?� F-As f 0)2-110e G-rWe- . LL 6 PROPERTY OWNER'S MAILING ADDRESS _ 12 5 • ETC S s f . q CITY 14-r0Adr �_. STATE CA ZIP. -- 1 �0-0 TELEPHONE NO. 67k' W -0 5-Sf E -MAJL ADDRESS The applicant and property owner hereby declare under penalty of perjury that all the inf ation submitted for this application is true and correct. Applicants Signature Date Property Ovv6e ature ACTION: ❑ Approved _(o ag tq Date For Office Use Only O Conditionally Approved 1D�' ❑ Referred to Planning Commission By: Date: Il `l f y-� Date filed � _ Amount paid Receipt No. ' Received By -1- 7111 State of California —The Resources Agency DEPARTMENT OF PARKS AND RECREATION PRIMARY RECORD Other Listings Review Code 1 of 2 Primary # HRI # Trinomial NRHP Status Code Reviewer Resource Name or #: P1. Other Identifier: *P2, Location: ❑ Not for Publication IF] Unrestricted *a. County: Los Angeles and (P2b and P2c or P2d. Attach a Location Map as necessary ) *b. USGS 7.5' Quad: Mt. Wilson, CA Date: 1961 PR 1988 T 1N; R 11W; S.B.B.M. c. Address: 29 East Orange Grove Avenue City: Arcadia Zip: 91006 d. UTM: Zone: 11; mE1 m (G.P.S.) e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) APN: 5771- 014 -004 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) This one -story Ranch style residence is located on the north side of East Orange Grove Avenue in a residential neighborhood. It is roughly L- shaped in plan and is surmounted by a moderately- pitched, side -gable roof sheathed with wood shingles. It has narrow eaves and a brick chimney. The exterior walls are clad with horizontal boards. The asymmetrical, south - facing facade includes four, wood- framed, double -hung windows, a recessed modern front door with a screen, and a partial -width porch with three, square, wood roof supports. Two of the windows are diamond -paned and the other two are flanked by decorative shutters. Based on aerial photographs, the property includes a swimming pool and the residence appears to have several rear additions. The residence is in good condition, but is a common type and style. Based on its architecture, it does not appear to be historically significant. *P3b. Resource Attributes: (List attributes and codes) HP2 -Sin le -famil property *P4. Resources Present: IHIBuilding ❑Structure ❑Object ❑Site ❑District ❑1=lement of District ❑Other (Isolates, etc.) P5a. Photo or Drawing (Photo required for buildings, structures, and objects.) �t - :uzs 1107, -' . 1` P51b. Description of Photo: (View, date, accession #) Facade, view to the north *Pfi. Date Constructed /Age and Sources: !]Historic ❑Prehistoric ❑Both 1941 (Los Angeles County Assessor) *P7. Owner and Address: 29 East Orange Grove Avenue, LLC 119 East St. Joseph Street Arcadia, CA 91006 *P8. Recorded by: (Name, affhation, and address) Casey Tibbet, M.A. LSA Associates, Inc. 1500 Iowa Avenue, Suite 200 Riverside, CA 92507 *P9. Date Recorded: April 25, 2014 *P10. Survey Type: (Describe) Reconnaissance -level architectural survey for City of Arcadia demolition process compliance *P11. Report Citation: (Cite survey report and other sources, or enter "none. ") None. *Attachments: ❑NONE MLocation Map ❑Sketch Map ❑Continuation Sheet ❑Building, Structure, and Object Record ❑Archaeological Record ❑ District Record ❑Linear Feature Record ❑Milling Station Record ❑Rock Art Record ❑Artifact Record ❑Photograph Record ❑ Other (List): DPR 523A (1195) *Required information State of California - Resource Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI k LOCATION MAP Trinomial Page 2 of 2 *Resource Name or # (Assigned by recorder ) 29 East Orange Grove Avenue *Map Name: USGS 7.5' uad Mt. Wilson *Scale: 1:24000 *Date of Map: 1988 a -� � ^ ',c- •L,FX.:S$�IAR� - «h--+ k� *,T�9` - � "�1c�t'!~ .r e7 � ��[ ,.. �, t�1 -, +5 , - �F'�iiiltitA i�f Mfr �� )l -� •'_ r"� `' - " � � � i - ,, - r Ssems tit wy�ti! •' yr6 LyS l n f'f rr Ii11$it$ L I? 1v _"'r" � � � � " 'a. �' a • \:r, a - �'' � _- = - ,� �t B as n • � _ ,4 __ ____ `•- r.. a I; �•" 1 @8 _ -H -_ VF C�[r .� +. LJ�Pr.� 1 � - •� ill thta i. ._ _. : l , i � o+ � I vlr. . F lieb K k3 h! ti•�e R 6L RBCM`rxi0lt A a CQ - 1�� _ Lerra UveA - I -�* 1 _ 1 - •- CAL Q r %i - I. ► }S ER rMyAyTE,• U�{LyEyVA D Cem ' r; ;tom r 1Lr I1a AIN:5771 -014 -004 = t tZ' 29 East Orange Grove Avenue t NJ his 2 f - MAr"+ . - ' .. 4 � • A I�t � C,�i1�T1,:g � ? 1 i� �Cl] K - q A'VE- k rl3 j : 6GVA . vnta' . tiM [i au .FQ07NILL BOUL €1VARD f�ntrir�r 5a� . ,sw_� 5,a �vT f rr� kr fD 416 r ,Iii � . ".• __ _ -- S L 3tor mr 80 • �Lnlive Park qj i,'- HUN INGrT.ON DRII%E P .,q nrr v �! P. irJJ'ti4' `�,a _ � ' •r f`~ ]3p iia rlrk SC.ALF 1:24 -000 y 1 112 0 1 (NILE /� i t i,a• .ran 1007 0 1000 2300 3000 4000 5000 6c0u 70oorEET ` *T� -- i3t 1 5 0 1 KILDMETER 7RUF l: 1 SPF1405''.Reports%DPRlocation._ 5771014004 29_E_OrangeGroveAve.mxd (4!24!2014) *Required information DPR 523] (1/95) v _ SINGLE FAMILY HOUSE SANYAO INTERNATIONAL {NC. b 29 E. ORANGE GROVE AVE. �I j: ARGADiA,GA ..w �w 7�11410}M6aW!•Fill SE1FIM6TOY0 January 16, 2015 City of Arcadia 240 W. Huntington Drive Arcadia, CA 91006 APPEAL OF 29 E. ORANGE GROVE APPEAL NO: HOA 14 -05 Applicant: Sanyao Intl. Mur -sol Appellant: Arcadia Highlands HOA April A. Verlato CORRECTION miscalculated my recommendation regarding the set back of the garage. The recommendation is to set back the garage 135' from the front property line (or 90' from the front yard set back). Also, the front will appear too symmetrical and excessively articulated. It would be recommended that the center "pop -out" be eliminated and the theater room be flush with the 2 -car garage. If these recommendations are not acceptable to the applicant, a meeting between the ARB Chair and applicant should be conducted in the hopes that some other recommendation could be proposed that would be acceptable to the applicant. RESPECTFULLY SUBMITTED,