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HomeMy WebLinkAboutItem 1b - Appeal Continued 1600 Highland Oaks��ni[y oSl ;o
111i'114
TO:
FROM:
STAFF REPORT
Development Services Department
February 3, 2015
Honorable Mayor and City Council
Jason Kruckeberg, Assistant City Manager /Development Services Director
SUBJECT: CONTINUATION OF THE APPEAL OF THE PLANNING COMMISSION
DECISION TO OVERTURN THE HIGHLANDS HOMEOWNERS'
ASSOCIATION'S ARCHITECTURAL REVIEW BOARD DENIAL AND
APPROVE THE DESIGN PLANS AND AN OAK TREE
ENCROACHMENT PERMIT FOR A NEW TWO -STORY RESIDENCE AT
1600 HIGHLAND OAKS DRIVE
Recommendation: Deny Appeal and Uphold the Planning
Commission Decision
SUMMARY
At the January 20, 2015, meeting, the City Council held a public hearing to consider an
appeal of the Planning Commission's decision to overturn the Highlands Homeowners'
Association's denial of a proposed new residence at 1600 Highland Oaks Drive. An
application was also submitted for an encroachment into a healthy oak tree. The case
numbers for the project are HOA 14 -07 and THE 14 -77.
At the January 20 public hearing, the City Council heard a staff presentation on the
matter and took testimony from the public on the subject applications. In addition, the
City Council received information in writing from the public. One item received was a
letter from the law offices of Chatten -Brown & Carstens outlining arguments related to
compliance with the California Environmental Quality Act (CEQA), among other
arguments. This document was provided to the City Council in a supplemental packet,
following the release of the agenda materials, and the City did not have time to prepare
a response to the document prior to the public hearing. As a result, the City Council
chose to continue the public hearing on the item to the February 3, 2015, meeting.
Attached to this Staff Report is a response from Best Best and Krieger to the Chatten
Brown & Carstens letter, as well as additional information received since the January 20
public hearing. This information will be discussed at the upcoming public hearing. Also
attached is the information that was provided prior to the January 20 public hearing, the
original Staff Report for the January 20 hearing, and all relevant attachments to the
original Staff Report.
Appeal of Planning Commission Decision
1600 Highland Oaks Drive
February 3, 2015
Page 2 of 2
RECOMMENDATION
It is recommended that the City Council deny the appeal and uphold the Planning
Commission decision.
Approved
Dominic Lazza
City Manager
Attachments:
Letter from Best Best and Krieger dated January 28, 2015 in response to Chatten-
Brown & Carstens Letter dated January 14, 2015
Chatten -Brown & Carstens letter dated January 14, 2015
Appeal Letter from April Verlato dated January 15, 2015
Letter from Byrne and Associates dated January 23, 2015
Certificate of Demolition (COD No. 14 -14) for 1600 Highland Oaks
Email from Todd Bowden received January 26, 2015 related to statements made at
January 20, 2015 public hearing
January 20, 2015 City Council Staff Report
Architectural Plans
---------------------------------------------------------------------------------------------------------------------
* *All materials from the January 20, 2015 public hearing, including all supplemental
information, are available at the City Clerk's Office, and on the City's website.
* *The Single - Family Residential Design Guidelines (City Council Resolution No. 6665),
and City Council Resolution No. 6770 are available at the City Clerk's Office, and on the
City's website.
Indian Wells
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Irvin
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BEST BEST & KRIEGER
(949) 263 -2500
ATTORNEYS A T LAW
Los Angeles
(213) 617 -8100
Riverside
(951) 686 -1450
2855 E. Guasti Road, Suite 400, Ontario, CA 91761
Phone: (909) 989 -8584 1 Fax: (909) 944 -1441 1 www.bbklaw.com
Stephen P. Deitsch
(909) 483 -6642
stephen.deitsch@bbklaw.com
File No. 24347.00600
January 28, 2015
Dominic Lazzaretto, City Manager
City of Arcadia
240 W. Huntington Drive
Arcadia, CA 91006
Re: Appeal No. HOE 14 -7 - 1600 Highland Oaks Drive: California
Environmental Quality Act Claims
Mr. Lazzaretto:
Sacramento
(916) 325 -4000
San Diego
(619) 525 -1300
Walnut Creek
(925) 977 -3300
Washington, DC
(202) 785 -0600
At your request, we have reviewed the California Environmental Quality Act (CEQA)
claims of Appellant April A. Verlato and her legal counsel, the farm of Chatten -Brown &
Carstens LLP, as they pertain to Appeal No. HOA 14 -07, an appeal of the Planning
Commission's decision to approve the development permits for the property located at 1600
Highland Oaks Drive (Project). Based on our review of the claims, we have concluded that it is
appropriate to exempt the Project, a proposed single family home, from further environmental
review pursuant to State CEQA Guidelines section 15303, an exemption which expressly
includes single- family residences.
Ms. Verlato and her legal counsel (collectively referred to as Appellant) raise multiple
objections to the City's determination that the Project is exempt from CEQA, each of which we
address below.
Historic Resources
Appellant asserts that the Project should not be found exempt from CEQA because it may
cause a substantial adverse change in the significance of an historical resource, namely the
demolition of the existing structure at 1600 Highland Oaks Drive. (State CEQA Guidelines §
15300.2(f).) As support for this claim, Appellant cites to a declaration from John Uniak, who
states that "noted residential architect John Galbraith designed the existing home at 1600
Highland Oaks Drive," a property which, he asserts, "is in a rare unaltered state," and is
"unequivocally a contributing element to the artistic and cultural history of the Arcadia
Highlands."
In evaluating whether substantial evidence supports a fair argument that a project may
have a significant effect on the environment, the City must base its determination on substantial
evidence in the entire record. (Pub. Res. Code §§21080(c)—(d), 21082.2.) Here, the record
24347.0060019520742.1
I lei &
BEST BEST & KRIEGER
ATTORNEYS AT LAW
Dominic Lazzaretto, City Manager
January 28, 2015
Page 2
supports the City's determination that 1600 Highlands Oak Avenue is not a historic resource as
defined by CEQA. (Pub. Res. Code § 21081.4.). First, the City has confirmed that property is
not listed on any local register. Second, Casey Tibbet M.A., an Architectural Historian and
Senior Cultural Resources Manager at LSA Associates, conducted an expert review of the
property and determined that it was not eligible for listing on the California Register of Historic
Resources (CRHR). While Ms. Tibbet confirmed that the property was "most likely designed by
John F. Galbraith," she also found that the "original design" of the Contemporary home was
"compromised" by "conversion of the breezeway to living space" in 1963, eight years after the.
house was first constructed. (Historic Resource Survey for 1600 Highland Oaks Avenue.) Ms.
Tibbet concluded that "many examples [of the Contemporary style] may be found that are more
representative of the style than this house. Galbraith is better known for some of his other
work.... [fJurthermore this residence does not possess high artistic values." (Id.) Finally, Ms.
Tibbet contacted Mark W. Galbraith, Mr. Galbraith's son, who indicated that 1600 Highland
Oaks Avenue was not particularly reflective of his father's work, a determination that Ms. Tibbet
found to be supported by her archival research.
While Mr. Uniack may be of the opinion that 1600 Highland Oaks Avenue is a historic
resource, his opinion can only be treated by the City as "substantial evidence" under CEQA if he
is an expert qualified to render an opinion on the subject. Fact -based observations by persons
not qualified to speak to a question do not qualify as substantial evidence. (Cathay Mortuary,
Inc. v San Francisco Planning Comm'n (1989) 207 Cal.App.3d 275.) Here, while Mr. Uniack's
Curriculum Vitae reflects that he has a Bachelor of Architecture and has participated in the
restoration of one historic home in Pasadena, California, that training does not qualify him as an
expert in architectural preservation or history. (See e.g. National Park Service, Professional
Qualifications Standards, Architectural Preservation.) In contrast, Ms. Tibbet holds a Master's
Degree in Historic Preservation and has been practicing in this field for 10 years. She is thus
qualified to provide the City with her opinion, supported by her research, as to the historic nature
of 1600 Highland Oaks Avenue. Based on the substantial evidence provided by Ms. Tibbet, the
City appropriately concluded that 1600 Highland Oaks Avenue is not a historic resource. Given
this, contrary to the claim of Appellant, State CEQA Guideline section 15301.2(f) does not
apply.
Cumulative Impacts
Appellant asserts that the Project should not be found exempt from CEQA because it will
result in significant cumulative impacts from multiple projects of the same type. (State CEQA
Guidelines § 15300.2(b).) Specifically, Appellant asserts that the City's "approval of plans for
nearly 30 homes" in Arcadia Highlands since 2012 will, if the Project is approved, result in
cumulative 'impacts related to increased population density, aesthetics, traffic generation, noise
and other environmental topics because these homes have "footprints that are two to three times
24347.0060019520742.1
I11 olk
BEST BEST & KRIEGER
ATTORNEYS AT LAW
Dominic Lazzaretto, City Manager
January 28, 2015
Page 3
the surface area of existing home footprints" and are "meant to serve multiple or extended
families." (January 14, 2015 Letter to City Council from Chatten -Brown & Carsten LLP.)
However, as approved by the Planning Commission, the Project, as conditioned, is
consistent with the City's planning and zoning laws for the Project site and overall area and thus
would not contribute (cumulatively or otherwise) to a level of development beyond that which
has already been evaluated under CEQA as part of the City's General Plan and, in particular, its
2013 Housing Element Update process. Appellant's references to "multiple or extended
families" appears to be a suggestion that the Project will result in significant impacts because it is
actually multi - family housing in a single - family housing neighborhood, but this is not correct.
The plans approved for the Project reflect that it is a single - family home in compliance with the
definitions of a One - Family and a Single- Family Dwelling, as set forth in Municipal Code
sections 9220.21 and 9220.21.1.
Appellant has submitted no evidence that the Project will result in a cumulatively
considerable increase in traffic, water or energy usage, instead offering only speculation.
Argument, speculation, and unsubstantiated narrative do not constitute "substantial evidence"
under CEQA and cannot be relied upon by the City. (Pub. Res. Code § §21080(e)(2),
21082'.2(c).) Indeed, some of Appellant's contentions are illogical on their face, such as the
allegation that a home constructed in compliance with current California Building Code
standards, which contain stringent energy efficiency requirements, would result in a substantial
increase in energy usage as compared to the environmental baseline -- a home constructed in
1955, prior to the modern -era of energy efficient utilities, water efficient landscaping
requirements and building construction methods. As well, Appellant's claim that the Project
would "accommodate multiple families" with six bedrooms, multiple kitchens, multiple
entrances and four air conditioning condensers is false. The plans approved for the Project by
the Planning Commission reflect that it will have four bedrooms, one kitchen, three air
condensers and one main entrance.
Further, simply listing other new single family homes in the Arcadia Highlands area
(which is over 800 acres in size) that Appellant thinks might cause significant cumulative
impacts is not evidence that the Project will have adverse impacts or that the impacts are
cumulatively considerable. (Hines v California Coastal Comm'n (2010) 186 Cal.AppAth 830,
857.) Ultimately, Appellant's assertion that significant cumulative impacts will occur simply
because other new homes have been approved within Arcadia Highlands does not trigger the
cumulative impacts exception in State CEQA Guidelines section 15301.2(b).
Unusual Circumstances
Appellant argues that because the Project proposes a single - family home over 5,000
square feet in size, a size larger than the average size of homes in the Arcadia Highlands area,
24347.0060019520742.1
I IDA W
BEST BEST & KRI[EGER
ATTORNEYS AT LAW
Dominic Lazzaretto, City Manager
January 28, 2015
Page 4
State CEQA Guideline section 15300.2(c) precludes the use of a CEQA exemption such as the
single- family home exemption found in State CEQA Guideline section 15303. Section
15300.3(c) provides that an activity that would otherwise be subject to a categorical exemption is
excluded from the exemption if "there is a reasonable possibility that the activity will have a
significant effect on the environment due to unusual circumstances." Application of this test
involves two distinct inquiries: (1) whether the project presents unusual circumstances and (2)
whether there is a reasonable possibility that a significant environmental impact will result from
those unusual circumstances. (Voices for Rural Living v El Dorado Irrig. Dist. (2012) 209
CalApp.4th 1096; Banker's Hill, Hillcrest, Park W. Community Preservation Group v City of
San Diego (2006) 139 Cal.App.4th 249, 261. "A negative answer to either question means the
exception does not apply." (Santa Monica Chamber of Commerce v City of Santa Monica
(2002) 101 CaI.AppAth 786, 800. For example, in Wollmer v City of Berkeley (2011) 193
Cal.AppAth 1329, 1351, the court rejected claims that the location of an infill project at a
crowded intersection was an unusual circumstance, noting that this type of circumstance is
precisely what is expected in the infill development context.
Here, Appellant is arguing that a single - family home that is consistent with the City's
planning and zoning laws is "unusual" only because it is larger than other homes in Arcadia
Highlands. But the square footage, height and size of the Project comply with the City's Zoning
Code — Codes which apply to the whole of the Arcadia Highlands Area. Thus, by definition, the
Project is not out of the normal or "unusual" for the City. The Project is typical of the type of
development the single- family home exemption was designed for: a single family home.
Accordingly, the "unusual circumstance" exception is not triggered.
Based on the foregoing, we again confirm that it is appropriate to exempt the Project
from CEQA pursuant to State CEQA Guidelines section 15303.
Sincerely,
Stephen P. Deitsch
of BEST BEST & KRIEGER LLP
cc: Jason Kruckeberg, Assistant City Manager /Development Services Director
Michelle Ouellette, Best Best & Krieger LLP
24347.0060019520742.1
CHATTEN -BROWN & CARSTENS LLP
2200 PACIFIC COAST HIGHWAY
TELEPHONE:(310) 798 -2400 SUITE 318
FACSIMILE: (310) 798 -2402 HERMOSA BEACH, CALIFORNIA 90254
www.cbecarthlaw.com
January 14, 2014
City Council
City of Arcadia
240 W. Huntington Drive
Arcadia, CA 91006
E -mail:
MNBCCBCPARTHLAW.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.
L 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 Assn 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 fiu Cher
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 parks 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
(198 6) 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,
Michelle Blac , on behalf of appellant
April A. Verlato
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(g) 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:
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 facade 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 -35: 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. 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.
4
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.
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.
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 pap /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 10,004 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. 5 -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,
.1 y
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 l'ornia that the foregoing is
true and correct.
Dated: January, 2015
3
JOHN UNIACK
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
T
• 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
LIST OF DEVELOPER OWNED PROPERTIES IN ARCADIA
MUR -SOL
Address
Year
Area
Title
1427 San Carlos
2014
Santa Anita Oaks
Mur Sol Development LLC
1404 San Carlos
2014
Santa Anita Oaks
S G V Property Fund LLC
265 Hacienda
2014
Santa Anita Oaks
S G V Property Fund II LLC & Dexter 265 Hacienda LLC
641 Gloria
2014
Santa Anita Oaks
S G V Property Fund Il LLC
1131 Oak Meadow
2014
Santa Anita Oaks
450 Arbolada
2014
Santa Anita Oaks
S G V Property Fund LLC
325 S. Old Ranch Rd
2013
Village
HCD Investments LLC
1635 Perkins Dr
2014
Non -HOA
S G V Property Fund LLC
1410 Santa Margarita Dr
2014
Upper Rancho
S G V Property Fund LLC
1042 Don Ricardo Dr
2014
Non -HOA
5 G V Property Fund LLC
1225 Ramona Rd
2014
Santa Anita Oaks
S G V Property Fund LLC & Dexter Ramona LLC
1523 Highland Oaks Dr
2014
Tract 15073
S G V Property Fund 11 LLC
112 San Miguel Dr
2014
Nan -HOA
5 G V Property Fund LLC
148 El Dorado St
2014
Non -HOA
S G V Property Fund LLC
1414 Carmelita PI
2013
Santa Anita Oaks
S G V Property Fund LLC
405 San Antonio Rd
2012
Nan -HOA
Mur Sol Development LLC
46 W Sycamore Ave
2013
Santa Anita Oaks
S G V Property Fund LLC
1805 $ Santa Anita Ave
2013
Non -HOA
S G V Property Fund LLC
1000 Panorama Dr
2014
lower Rancho
S G V Property Fund LLC
1101 Singing Wood Dr
2014
Upper Rancho
Mur Sol Development LLC
729 Anoakia Ln
2014
Non -HOA
Mur Sol Development LLC
155 W Naomi Ave
2014
Non -HOA
Mur Sot Development LLC
1742 Claridge St
2013
Village
Mur Sol Development LLC
EXHIBIT F
Z
r
BOWDEN
Address
Year
Area
Title
1800 Wilson Ave
2014
Highlands
Bowden Development Inc.
1600 Highland Oaks Dr
2014
Highlands
Bowden Development Inc.
153 W Magna Vista Ave
2014
Non -HOA
Bowden Development Inc.
429 W Lemon Ave
2014
Non -HOA
Bowden Development Inc.
2215 5 Santa Anita Ave
2014
Non -HOA
Bowden Development Inc.
2411 Doolittle Ave
2014
Non -HOA
Bowden Development Inc.
1837 Stone house Rd
2014
Non -HOA
Bowden Development Inc.
ELDORADO
Address
Year
Area
Title
428 Cambridge Dr
2013
Upper Rancho
428 Cambridge Drive Homes LLC
216 W Palm Dr
2013
Non -HOA
216 Palm Development LLC
1716 Alta Oaks
2013
Highlands
1716 Alta Oaks Development LLC
1760 Wilson
2013
Highlands
1760 Wilson Development LLC
164 Elkins
2014
Highlands
164 Elkins Development LLC
DEXTER
Address
Year
Area
Title
428 Los Altos Ave
2014
Dexter Los Altos LLC
209 Hacienda Dr
2014
Santa Anita Oaks
Cerk Hacienda LLC
265 Hacienda
2014
Santa Anita Oaks
S G V Property Fund II LLC & Dexter 265 Hacienda LLC
1225 Ramona Rd
2014
Santa Anita Oaks
S G V Property Fund II LLC & Dexter Ramona LLC
1e
Highlands Home Size Distribution (n= 839)
EXHiBIT A
2006
Typical M me
2,600 sg ft!
14,700 sq ft lot
--
��
i
EXHiBIT A
2006
R VERROF 51ZF 141614LAND5 1401PE
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%1
32,364 1
5,025
36.2%
# > 5000 sf = 6
## > 5400 sf = 4
#>6000sf= 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
0.911
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 sqft
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,
6C
Carolyn Papp
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 Oalnvood
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:
EXHIBIT
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
ApEroved by City
1838 Santa Anita
3,868
1,736
2,132
Contimued
164 Elkins
4,506
2,166
2,340
Approved by HOA
1717 Alta Oaks
5,064
2,644
2,420
Approved by 110A, appeal denied
69 E. Grandview
5,172
2,818
2,354
Approved by I 10
1701 Oakwood
5,458
2,299
3,159
Aj2erovcd bX HOA, 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, a eal denied
1600 Highland Oaks
6,149
2,624
3,525
Denied by I -10A, 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
A y roved b Ci , appeal denied
211 Monte Place
6,967
2,876 p
401
Denied, a cal denied
1203 Highland Oaks
7,096
1,716
5,380
Aperoved by G ., appeal denied
1835 Wilson
2,266 1
1
Abandoned
Total Sq. Ft Increase: 46,504
In addition 4 remodels:
276 Monte Place
6,201
4,325
1,876
Continued
2146 Can on Road
4,946
2,529
2,417
A proved by 110A
2207 Canyon Road
3,795
2,115
1,680
Approved by i [OA
2029 Hi hland Oaks
2,838
2,633
205
Approved by HOA
1806 Oakwood
4,247
3,827
420
Approved by 1 -10A
Total Sq. Ft Increase: 6,598
*1523 Highland Oaks 6,087 1,826 4,261 Approved b 'fracr, Not in 1-10A
AFTER Tulv 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. Ft Increase: 11,748
IN 2011
0 New Homes
IN 2010
1 New Home 2222 Highland Oaks Dr. 4,740 sq. ft. Two story
IN 200
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
BYRNE & ASSOCIATES
A professional law corporation
139 E. Olive Avenue
Suite 100
Monrovia, California 91016 -3407
Telephone (626) 357 -7700
Facsimile (626) 357 -7706
E Mail steve@sbyrnelaw.com
Stephen P. Deitsch, Esq.
City Attorney
City of Arcadia
240 W. Huntington Dr.
Arcadia, CA 91006
Re: Appeal pending before the Arcadia City Council
1600 Highland Oaks Dr.
Arcadia, Ca 91006
Dear Mr. Deitsch:
January 23, 2015
RECEIVED
JAN 26 2015
Planning Services
City of Arcadia
Byrne & Associates is counsel to Bowden Development Company, real pasty in interest in the
Appeal filed by the Highlands Homeowners Association Architectural Review Board CAW') of the
unanimous approval by the Planning Commission of the development proposal for the above
described property. In particular, this letter addresses the erroneous arguments raised in the January
14, 2015 letter from Michelle Black of Chatten -Brown & Carstens, purportedly in support of the
ARB Appeal. As discussed herein, the letter seriously misstates applicable law and authorities in an
attempt to create an issue related to compliance with the California Environmental Quality Act
(CEQA).
In a hearing conducted on December 9, 2014, the Arcadia Planning Commission determined that the
property is categorically exempt as a single family residence. Appellant has presented no facts or
law which contradicts that finding. As related to CEQA, Appellant's position is effectively that the
property is too large (i.e. a house of 6,149 square feet) to be a single family residence or that, if it is a
single family residence, the square footage alone creates an issue under CEQA. Both arguments are
absurd and without factual or legal support.
The specific CEQA arguments raised by Appellant are contained in Section 11, pages 3 — 7 of the
January 14, 2015 letter from Ms. Black are:
1. When substantial evidence supports a fair argument that a project may have a significant
impact on the environment, and environmental impact report is required. - Page 4 line 8
This argument completely ignores the fact that certain types of properties are specifically exempt
from CEQA, if the subject property is categorically exempt, then the provisions of CEQA, including
the requirement of an environmental report, do not apply.
Stephen P. Deitsch, Esq.
Arcadia City Attorney
January 23, 2015
Page 2
The primary legal authority cited by the ARB is the case of Laurel Heights Improvement Assn of
San Francisco v Regents of the University of California (1988) 47 Cal 3d 376, 393. That case did
not even involve CEQA exemption. The property involved was not residential. Rather, the property
was a science f research facility in a large commercial building used by the University. The
discussion focused on the possibility that the University may, at some time in the future, expend the
facility to adjacent land and whether the Environmental Impact report would be required to consider
that possibility. The case does not discuss categorical exemptions and has no relation whatsoever to a
categorically exempt residential property
2. The City must prove that the property qualifies for the exemption under CEQA.
The ARB cites the case of California Farm Bureau Fed'n vs. California Wildlife Conservation Bd.
(2006) 143 Cal App 4`h 173, 186 for the proposition that the City must prove that the property is
eligible for the categorical exemption. Incredibly, the cited case does not even involve residential
property. The cited case involved conversion of agricultural land into a wildlife habitat. 'No one is
arguing the language or requirements of CEQA. In fact, the cited case actually supports the decision
of the Planning Commission. The case states:
".-the Legislature has directed the Secretary ofthe Resource Agency to promulgate a
list of classes of projects that have no significant effect on the environment. A project
falling within such a categorical exemption is not subject to CEQA. (emphasis
added)"
The ARB does not dispute the existence of categorical exemption under CEQA or that single family
residences are exempt as a class. Further the ARB does not contend and offers no evidence that the
subject property is anything other than single family residential. The area in which the subject
property is located is zoned strictly for single family residential use. The single family categorical
exemption is apparent on its face.
3. The City must consider future development is determining an exemption under CEQA
The letter from Ms. Black on behalf of the ARB misapplies CEQA guidelines in saying "A
categorical exemption is "inapplicable when the cumulative impact of successive projects of the
same type in the same place, over time is significant." (Page 4, P paragraph, at tine 3).
The ARB appears to contend that this language requires that, in determining a categorical exemption,
the City must consider not only the single project which is the subject of the application, but
apparently any other application which is also pending (even by unrelated developers) or which may
be proposed in the future. It isn't clear, but it appears that the ARB contends that the City is also
required to consider any development which may have been approved in the past so that the total
cumulative effect of all development is considered.
Stephen P. Deitsch, Esq.
Arcadia City Attorney
January 23, 2015
Page 3
It would be impossible for the City to comply with such an illusory standard. There is no way that
the City, or the Applicant, could possibly know what projects may, or may not be proposed in the
future. Even as to project that have already been approved, it is impossible to know with certainty
which projects will actually be completed,
The unreasonableness of the ARB's contention is further evident from the fact that Resolution 6770
requires that each project be evaluated on its own merit as a separate project.
The case cited as legal authority for this proposition is Kings County Fat-in Bureau vs. City of
Hanford (1990) 221 Cal App 3d 692, 720, Like the other cases cited by the ARB, this case did not
involve a categorically exempt property. The property involved in the cited was a 26.4 megawatt
commercial cogeneration plant. The decision in that case was essentially saying that the governing
entity could not look at the project piecemeal, and must look at the project in its entirety to determine
whether there is a potential environmental issue. No one disagrees with that proposition. However it
is completely inapplicable to the project now being considered.
Declaration in Support of ARB
The foregoing arguments are purportedly supported by the declaration of John Uniack. It is not clear
whether or not the declaration is offered as factual support for the appeal or as an expert opitrion.
Either way, the declaration is insufficient and improper. Mr. Uniack is the Chairman of the
Highlands ARB. As such, he is a party to the proceeding. It is grossly improper to offer the
statements of a party as expert testimony. Ms. Black, as an attorney, as well as Apri l Verlato, who is
also an attorney, should know better.
Evert if the Council considers the declaration of Mr. Uniack, the declaration is replete with opinion
and innuendo purportedly presented as fact.
Paragraphs 9, 10 — Mr. Uniack contends that an increase in the square footage necessarily
imputes an increase in the number of bedrooms, and hence the number of persons living in
the property. This is pure speculation and flies in the face of the actual building plans. The
plans for the property at BDI property at 1600 Highland Oaks is for a 4 bedroom house.
There is no evidence offered to the contrary. Four bedroom homes are common in the
Highlands.
Further, the City of Arcadia has laws that regulate the number of people who can live in a
single family residence. If the property were occupied by an excessive number of unrelated
persons, Areadia's Code Enforcement could, and would, take action. Mr. Uniack's concerns,
therefore, are unfounded.
Stephen P. Deitsch, Esq.
Arcadia City Attorney
January 23, 2015
Page 4
Paragraph 11— The declaration, without factual support, contends that more square footage
means higher utility consumption. This assertion fails to consider the fact that the property
being replaced was built nearly 60 yeas ago. Modern utilities, including low flow plumbing,
better insulation, energy efficient windows, high efficiency heaters and air conditioners will
actually reduce the environmental footprint of the property.
Paragraphs 13, 14, 15, 16 — These paragraphs discuss the architectural style of the property
and lend no legal or factual support to the CEQA argument. It is almost comical that one of
the major objections of the ARB to the proposed plan is that it is in a Craftsman style, not the
Ranch style prevalent in the area. The property to be demolished is acknowledged by the
ARB to be "Mid- Century Modern" architecture, so it, too is not the Ranch style.
Mr. Uniack and the ARB contend that the project is not acceptable because the Craftsman
style is not consistent with the neighborhood. However, Resolution 6770, at Section 4
provides as follows:
To promote harmony and compatibility is not to promote sameness,
uniformity, a specific architectural style, or a certain time period. It is
acknowledged that architecture (and neighborhoods in general) evolve and
change over time this will be considered through the review process."
The declaration states that the property was designed by a renowned architect and speculates
that the property may have value as a historic site. However, there is no evidence that any
action whatsoever has ever been taken to pursue such a designation. In fact, comments by
Planning Commission staff indicated that a consultant looked into the matter and determined
that historic designation was unlikely.
This letter does not address the issues raised by the Appellant in regard to compliance with Arcadia
City Council Resolution No. 6770 (the "Resolution ") and the Arcadia General Plan. It was obvious
from the very arguments raised by Appellant in the City Council hearing on January 20, 2015, that
the project complies with Resolution 6770 and the Arcadia General Plan.
Stephen P. Deitsch, Esq.
Arcadia City Attorney
January 23, 2015
Page 5
The Appeal by the Arcadia Highlands Homeowners Association Architectural Review Board should
be denied and the decision of the Arcadia Planning Commission approving the plans upheld. This
project has been in review for virtually a full year. It is time to end this discussion and let the project
proceed.
Very Truly Yours,
Byrne & Associates, PLC
cc: Johns Wuo, Mayor
Gary Kovacic, Mayor Pro Tem
Tom Beck, Council Member
Roger Chandler, Council Member
Sho Tay, Council Member
Planning Commission
City of
A rcadia
June 23, 2014
Mr. Robert Tong
Sanyao International Inc.
255 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
Development existing 2,624- square -foot single - family residence at 1600 Highland Oaks
Set"V1CCS Avenue.
Department • No trees shall be removed under this permit
DEVELOPMENT SERVICES DEPARTMENT
Community Development Division /Planning Services
Thomas Li
Associate Planner
Attachments
c: Bowden Development, Inc., Property Owner
2s est a Box Drive John Uniack, ARB Chairman of the Highlands Homeowners' Association
Post Arcadia, C Bux 066-6 April Verlato, Resident at 1614 Highland Oaks Drive
Arcadia, CA 9]D66 -6021 p g
(626) 574 -5415 Jason Kruckeberg, Assistance City Manager /Development Services Director
(626) 447 -3309 Fax
"wwArcadiaCA.gov
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 Kruckcberg
historically significant. However, new information was submitted b Ms.
� y A ril p
Assistant City Manctgct/
Verlato, adjacent neighbor at 1614 Highland Oaks Drive, indicating that the
Dn,chp tent Services
existing residence is associated with a notable architect, Mr. John F. Galbraith,
Direcrnr
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
2s est a Box Drive John Uniack, ARB Chairman of the Highlands Homeowners' Association
Post Arcadia, C Bux 066-6 April Verlato, Resident at 1614 Highland Oaks Drive
Arcadia, CA 9]D66 -6021 p g
(626) 574 -5415 Jason Kruckeberg, Assistance City Manager /Development Services Director
(626) 447 -3309 Fax
"wwArcadiaCA.gov
#60D t4 -l4
p y CERTIFICATE • • •
# * R.t4
PLEASE COMPLETE THE FOLLOWING INFORMATION:
PROJECT ADDRESS I L OO HIAAL If D C*i;�S IX.
DATE STRUCTURE BUILT 19 55- ZONE CLASSIFICATION iZ " I
APPLICANT '9M YAK i a1''e" k rl Dt4A-i- w L' .
ADDRESS Z55 E5 • SA -fJTA CA-40 ST. # ZOO p
CITY A-F- C> (A4 STATE CA ZIP
TELEPHONE NO. G7-(0- 44b-0046 E- MAILADDRESS SA14 AOBBS"' n AOL. COH
PROPERTY OWNER'S NAME �1N D �7EVEL a4�iLtr, l G
PROPERTY OWNER'S MAILING ADDRESS 2-12- VV• T 9 TRILL. lU1 i7
CITY Ma+J 12 OVI A
STATE (A ZIP t (O l (b
TELEPHONE NO.67 -6 -145-0&44 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.
( Std Arr-AOit-b)
Applicants Signature
St-c- A-1- T AC-" Eb
Property Owner's Signature
Date
Date
For Office Use Only
ACTION: ❑ Approved
0Conditionally Approved N� 7 ���5 �ALt. �� K�MG4`� LAND+ T74415 Ir.
❑ Referred to Planning Commission
By: ---- Date: (-/ 2S 14 —
fSo �o¢? $So
Date filed L111 11q Amount paid i 4 s.—' Receipt No. Received By �--
Ik6Jf 9QMVV'b Z /GPI f &Y Jo"4 4
-1- 7111
BOWDEN DEVELOPMENT INC ROBERT TONG JOHN UNIACK
212 W FOOTHILL BLVD 255 E SANTA CLARA ST #1200 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
Paqe 1
Primary #
HRI #
Trinomial
NRHP Status Code 6L
Resource Name or
P1. Other Identifier:
*P2. Location: ❑ Not for Publication © 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: 1600 Highland Oaks Drive City: Arcadia Zip: 91006
d. UTM: Zone: 11; mE/ mN (G.P.S.) parcel e. Other Locational Data: (e.g., #, 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 fagade 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- Sinale - family property
*P4. Resources Present: ©Building ❑Structure [Object ❑Site ❑District OElement of District [Other (isolates, etc.)
P5a. Photo or Drawing (Photo required for buildings, structures, and objects.)
P5b. Description of Photo: (View,
date, accession #) FaWde, 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
*P6. 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 ®Location Map ❑Sketch Map ❑Continuation Sheet OBuilding, Structure, and Object Record
❑Archaeological Record ❑District Record ❑Linear Feature Record [Milling Station Record []Rock Art Record
[Artifact Record ❑Photograph Record O 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 Highland Oaks Drive
B1. Historic Name:
B2. Common Name:
B3. Original Use: Single - family Residence B4. Present Use: Single - family Residence
*65. Architectural Style: Contemporary
*136. 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.
*87. Moved? x❑No ❑Yes ❑Unknown Date: Original Location:
*B8. Related Features:
Swimming pool
89a. 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 5238 (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 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 CRFIR 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 11 planned suburban development and growth because it was constructed in 1955, but there is no specific association of this house with
significant events.
Under 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 1984, Hams 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
(McAlester and 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 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
,rncommon. 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, Cyrii 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 American Houses. Alfred A
New York.
DPR 523L (1/95) *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
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CERTIFICATE OF DEMOLITION
PLEASE COMPLETE THE FOLLOWING INFORMATION:
PROJECT ADDRESS �AL
DATE STRUCTURE BUILT ��5 ZONE CLASSIFI ATION
APPLICANT
ADDRESS
CITY �%/G��L>�iD� STATE eoqt Z I P
TELEPHONE N�. 06 / 4� �Kr E -MAIL ADDRESS
PROPERTY OWNER'S NAME /P�'� �i. lie-
PROPERTY OWNER'S MAILING ADDRESS .212— 1/4J.
CITY STATE ZIP q0
TELEPHONE �- �5—`rJ3 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 rect.
2-f
Applicant's Signature Date
P op y Xn er' Sig re Date
For Office Use Only
ACTION: Approved ,...0
❑ Referred to Planning Commission
By:
Date: Z f ° r
Date filed Y(! / /t / / /tl_ Amount $ IC15 JCJ Receipt No. i L 11 1 Received By _ kc
-1- 7/5/11
State of California —The Resources Agency
DEPARTMENT OF PARKS AND RECREATION
PRIMARY RECORD
Other Listings
Review Code
Page 1 of 2
Primary #
HRI #
Trinomial
NRHP Status Code
rce Name or #:
Date
P1. Other Identifier:
'P2. Location: ❑ Not for Publication O 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: 1600 Highland Oaks Drive City: Arcadia Zip: 91446
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: ©Building ❑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: [R]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
"P14. 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 OLinear Feature Record ❑Milling Station Record ❑Rock Art Record
❑Artifact Record ❑Photograph Record ❑ Other (List)
DPR 523A (1/95) 'Required information
State of Calirornia - Resource Agency Primary #
DEPARTMENT OF PARKS AND RECREATION "RI #
LOCATION MAP Trinomial
rage L 0! L *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
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HOME OF THE
By MARGARET STOVALL
zt'
G•`t .
OUTDOOR LIVING was given full consideration in de-
sign of Mr, and Mrs. Richard R. Woodards' Flintridge
residence. 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
-ne roof.
Mr, and Mrs. Richard R. Woodard are a couple
-o whom this statement is a conviction because
-i.eir new Flintridge home does exactly that.
Architect John Galbraith, AIA, designed the
a :e -zone residence with its specific areas for
'.'ck, 1.1, Terri, 12, and Carol, 9, as well as their
-arents and all the family's friends.
The spacious site is privately below the street
WEEK
�4
opens up to serve the formal living room on one side
and the family room on the other. A row of mechon-
icol musical toys odds interest on 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 enelost,u'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
fig• NIAIiGARET STOVALL
WEEK
LIVING AREA of the C. A. Stanley residence is a glass- to kitchen for outdoor dining and is viewed from both
-oiled 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 llrs. C. A. Stanley and their
John Galbraith, AIA. visited the
r <::e of the Pasadena foothill propetl'
-ight and I)v dark to be gin the diSCUs_
-'.
-he residence plan.
.V, -ad been gathering ideas for •cars,,,
.aid. "It was Mr. Galbraith
teeing the view under various
in -rder to decide on the best
_• r. The result is a delightful out-
_. ever• room. with evervthine, in-
h-oni room to room- Combining toncs in the
living room follow the nature scheme but
the master bedroom is gav]v unusual with
the use of just two bright pinks against the
neutral ground.
A soft iv lighted room for formal dining
WaS it mutual request and the effect was
achieved in the original planning. A soft
li ht gloWs through a Wall of plastic in sha,ji
pattern while another gleams clown from
the ceiling, the bulb inset in a tiny' hole in
HOME OF THE WEEK
By MARGARET STOVALL
THE APPROACH to Mr. and Mrs. W. P. Sechler's Pasa- front door offers a glimpse into the garden. The court
dena 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 housc 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 think of everything we wanted
�r were going to want when we planned this
aouse," 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 bi
squared supporting pillars, for the tall chimne
and enormous triangular living room fireplacl:
The fireplace and indoor barbecue serving fare_:.
-- = mammr
HOME OF THE WEEK
�a
By MARGARET STOVALL
r � ;
sY�
,1
A STAIRWAY approach to a high front patio as well
as the entry hall is the delightful introduction to the
David A. Thomas residence in the Arcadio foothills.
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
stairway approach and a second floor plan. The
architect, John Galbraith, AIA, made the front
patio both the center of interest and center of
outdoor living use for much of the indoor area.
It is here that the most magnificent of the views
of mountains and valley is enjoyed. It also serves
as the Garden entrance introduced by the stairs
The architect was John Galbraith, AIA. Plan places
formal and informal living areas to the left, kitchen
work area in center, and bedrooms on the right.
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 be
closed off and a formal area that wouldn't be 'r
the every day line of march."
f 1 - — 2 N
1WVT
By MARGARET STOVALL
� r ,
MRS. CHARLES SNIDER and her French poodle relax on
the pool deck of the Snider's Arcadia home. The moun-
tainside site brings a panoromic 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 -
�ay, the tickets for each tour being separately
sold. Mrs. Karem J. Monsour, SYcamore 5 -2408,
:s tour chairman, or information may be obtained
°rom Daphne Sanders, SYcamore 6 -7539, or ticket
r,�nirm nn 1%X( Tl ;. l 1]1.....- .,.... T __ A-- - -1
z,
a C t a
for casual living and large scale entertaining. The resi-
dente 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 arr -1
also accessible from the pool, two bedrooms ar.
two baths near the entry, one on each side f_r
doubling as powder and drnccinv rnnma
40
HOITE OF THE EEK
3= MABG.iRM 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
I'lle Lester residence
vision for juvenile, dult,andfamily activities to
Well planned zones.
Architect
the Arcadia
foothill ho easorthat there isdnotfeel-
ing
of division between the areas yet each is defi-
nitely set apart in the circulation plan.
gold. An area rug marks the conversation seoio.1 ci
the room and lowered ceiling set sections apo" so.
coziness. The circulation plan makes the family roo-
the mast conveniently reached portion 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 -
1LISCent plastic. This material it corrugated and
flexible and may be rolled up and removed for
cleaning, particularly convenient in the bath and
kitchen.
"We're quite proud of the fact that we are the
only family in the block with a living room view
of the mountains," Virginia Lester pointed out.
"Everyone else sees them only from their back
,yard but our architect provided burs inside, ton
with fenced -in privacy."
The nearby foothills were made a scenic par:
of both formal and famill, r- ,,....,.
"K
HOME OF THE W EE
By ,MARGARET 5TOVAL1.
• w .''
•
J
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
be able to see and he got 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 ever.• -
thing.
John Galbraith, AIA, was architect for tf-,e
home which the family still loves after five %-ea-z
occupancy. It is, as the homeowners also r
quested, a modern house with warmth.
The approach is at one side from a- ` -'•
street parking area, while the swimmia_
a front location made feasible by the hiz _ _
site. The living room enjoys the same :w
BY MARGARET STON'ALL
LOCATED on an off - street Altadena property, the Rob- in the bedroom hal way for added interest as well us
ert Sharp residence presents an 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
John F. Galbraith, AIA, designed the home in a varia- bedroom suite which doubles as home office and quiet
tion of the T- shape. Mitred V- shaped windows are set sitting room which con be used for 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
e\panses of glass through which line and design
detail flow without interrution. The architect,
john 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
HOME OF THE WEEK
B--- MARGARET STOVALL
-A LS cnd broad stairs open the Altadena
'---e zz and Mrs. Rand Lewis to spacious rear
6� " =- : -,- -le house was designed by Architect
for complete enjoyment of family
ti
7F
and friends, as demonstrated here by Randie, 9, left,
Frank, 13, right, and friend, Cort Former, on flout. The
residence will be included in benefit home tour Wednes-
day of Altaclena Guild of Huntington Memorial Hospital.
-A4 4M tw
(I
C
.1 C
HOME OF THE WEEK
By MARGARET STOVALL
f
THE PWUP Johnstons' San Marino home gave impor- dente located well back from the street to allov
-an- co-nsideration to the present and future needs of circular drive and off- street parking. The large r
.a,-r acughters. "We wanted something both elegant yard is slated for development with a pool and
:;r,d indestructable," Mrs. Johnston explained. The bana when the girls reach or near their teens, is r
oe is a lorge tree - shaded property with the resi- occupied by a tree house and play equipm.
, =ter architect a large order," Mrs.
:: sz-:d **We asked for something
rue table.
vas with particu-
-_ f. r _-- when their four
- - _ young ladies.
"Ww zr . -:�-. - _<_ <.r:_ are ::'.l boy as
ter aw Ammer aoas tisr...- — .hus :he
their teens, the Johnstons plan to develop
yard as an outdoor entertaining area, with siv
ming pool, cabana, and terrazo terrace for par
and dancing.
The home already provides an invisi-o
lion between adult and junior zones. The ° -: -r-
room is located so that it is never in t' e :r_
flow. It opens to a secluded terrace. al_:� c
pletely separate from the remainer of *he
"This is an area which father and me:i er
::crate having to use more and more _ •.
'-:ers grow up," Grace Johnston adder.
to plan it so that it could be h,-
:._- -s - rnain for formal growing up esenw
:... -o :pink of everything but w• ^a:
a , ome that would take care o
M
I-
NOME OF THE WEE-K
9y MARGMU71' STOVALL
it
APPROACH to the Robert Culp residence in La Canada lot on a three-level plan. Gloss sections compl3tely
is invitingly secluded. Architect John Galbraith, AIA, surround the solid front door and allow a glimpse
c+es:gned the contemporary home to fit among giant through the house it) the rear patio. Garages are in
= eodars, following the sloping terrain of the foothill structure at left, and bedroom wing is at right.
CLI113 family home fits in alllong
a property that dips into its own
xe hunted a 10119 time to
"We have every cle-
f % ithin a fete minutes
that provides every
__once. :;lass - walled to
untain view, tt as
-- r AtA
Slate stairs lea(! front a slate- floored entry
to introduce the living - dining section. The fir-e-
hlace is set in the center of an extrernely long
divider with the metal screen and hearill ex-
tending the complete length. Sections on each
side of the fireplace were planned to hold and
camr�uila,ire hi fi, Slel,eo. and television units.
The arc•hiteet c•ar•ried the sculptured center—
')f the ret, lining teall 1111.OLI it the house. frnm
the approach to the patio. In the
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Cover and Feature Photography: Martin Fine
Portrait Photography: Michael Taylor
Art Direction: Lombardi Design, Inc.
Printing: Navigator Press °
Advertising sales: Cole Publications
_q,�r
�: s
o use History
- - atop a gentle knoll at the base of
-abriel Mountains, the 1991
: =-a Showcase House of Design is
s,jare feet of modern styling
c over more than six acres of
- :_• -d lawns and gardens set in a
natural landscape. This home
_ ~ gned by architect John Galbraith,
r r - --structed between 1972 and 1981.
Z s to on the alluvial plain, framed by
-. _ aTatc backdrop of mountains, has
overs of nature and beauty for more
a century. The boundary of Rancho
:_- = asqual which comprises most of
=s_nt day Pasadena was located just to
:. %est: to the south was the border of
^o Santa Anita, which is now modern
_,rcadia. This lot shares its history with
- :)f the Sierra Madre Villa Hotel, which
-: _ led in 1877 and was the first hotel in
-= Pasadena area. Located just south of
House 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
..,them California. were planted with
-:nards and vineyards and landscaped
„ n rose gardens and ornamental trees. A
::al social center, the hotel was famous for
-s iovely setting and fine cuisine as well as
-e activities of horseback riding, hunting
and fishing in the nearby canyons. Guests
-�joying these daytime activities and
.venings of dancing parties and musicales
ncluded Ulysses S. Grant, Collis P.
Huntington, 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, file 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,
although 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
BOB CHERRY OF BOB CHERRY INC.
15
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ARCHITECTURAL WESTERN COST DATA FILE
FEBRUARY. 1969
C�
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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 sun glare (facing
front, inside).
The large narthex integrated the new
building with 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 BID: SEPTEMBER, 1966
TOTAL SQUARE FEET: 8,882
OF
COST PER
ITEM
COST
TOTAL COST
SQ. FT.
1. STRUCTURE
Shei; $118.740
56.8
13.37
Finished 43.985
20.4
4.94
2. PLUMBING
7.202
3.4
.81
3. HEATING
13.950
6.7
1.57
AIR CONDITIONING
8.035
3.8
.95
4. ELECTRICAL
18.888
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 architect's influence. All chancel furnishings designed by Architect.
First Christian Church of Pasade::a. Cali-
fornia, which was originates ?--- _.
chitect now deceased.
The c l i e n t specmcatinr, a s for a
building seating 3110 Clue of the proh-
ilems was to minimize the d:srance of all
seating from the .`rent and to enhance
the candid involvement of the - worship-
pers -with an unobstructed view, This «vas
accomplished with .ill seats positioned on
an axis inside of the buttress from the
side aisles. The columns further empha-
sized the side aisles. The narthex is
braced with an unustrall'v pleasing choir
loft stairwell: the lines of which suggest
the curving plane of the main entry from
the exterior. The curvature results in
various i n t e r e s t i n g light • shadows
throughout the tear,
0
The exterior finish IS unusual ill tex-
ture, carefully worked out by the com-
bined effort of the architect, La Habra
Stucco and Boone Plastering Contractors.
The symmetry of the plain curved front
gall is extra pleasing when close enough
to view the texture.
The unusual design is the resin:
"intellectualizing the problem" and r. --.-
izing the composite structure and
tecture simultaneously: The
practical, heautifu) :1nd (�ri;-inal.
Original
designed
tile —a heritage
of originality
since 1929
SOLD ONLY THROUGH
ARCH TECT SPEMCATIONS
k'> 1502 EAST OPP ST,
WILMINGTON, CALIF.
213- 835 -8208
_ 31
ARCHITECT'—= =— _E_
GE!+ER4 DESCRIPTION
A- S'ZE: First floor 8.020
Loft 792
8,812
_DING HEIGHT: 46 feet
G CAPACITY: 313
GS. Reinforced concrete
ATION: Concrete
JUCTION: Wood
CONSTRUCTION: Concrete
: ONSTRUCTION: Wood
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MECHANICAL ENGINEER
Wil am J. Yang
10807 Magnciia Siva,
No- Hollywood. Cal•i-
STR --CT Lr;Z& ` E*W &'1E—EV
RC:*.--
SZ _c-S
Pasaa ° ^a Ca `
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
IIIlG1 �, •• '
WINDOWS: Stained glass; hollow metal and wood.
DECORATION: Paint and paper
PLUMBING: Baptistry (no information reported)
HEATING AND COOLING: Forced air; DX
ELECTRICAL: Conduit.
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PALCO SOLID REMNOOD INTERIOR PANELING
Add these advantages to the richness of redwood:
• Stable. • Economical. n 3 .. s-- Z;r _
ano engtrs -TaKes sass c •ea.,:oCa ::armtr ar-c oea.
less costly. (Omer ;h cknesses available.)
• Versatile. Palco Reawood 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.
• Easy to Apply-
Finishes Well.
�A L C4 0
THE R4CIFIC LUMBER COMPANY
PO Box 7406 San Francisco. CA 94120 (415) 771 -4700 421 -3000
vnks "-ell -01C4 11 r/er"
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FIexi614y i5 alt too rare in houses coda "d Prr csan.rncr
was traded for first -cost economy rrm&n. __r ago. pty -rnP,a
Pacifica has returned these t%-.o ter—s -o a -cpe -,
respected niche. families cha—.e ct - tom, ,
go to school, they grow up and r;+c -.4
they leave. Tastes and needs and de< -t-, ame or, ,4
also change. To meet this problem C' . -rq a P -
a house which can have non -load bearing v" a z -_
here or here without regard to roof support. 1 _a - -•- 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 bee-
in. Pure white concrete and stainless steel provide a per-
fect fusion between structural strength and architectura
form. And because the construction is ageless, the desigr
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.
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 —is 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.
!7
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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 tons 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
with 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
'£^'*fin A• ' T .... 'Si- «w. ,f , a'o ' .�S(r��'M „pb� ......Y 3' a9'f �.:
provide for an eliciting gt±rrwss des;gr_ Tie use of
stainless steel not or, % ^ :. G. t a� a- a,-„a bu;Pd:ng
material provides a sound a.cf- -ec-_-a a- ae to the
problems of durabdits a ^c e a- -G c - : a«
doors of stainless steel "ill be -z r..•
from now as they do today and ., 5<' as ve'k
From roof facia to windo%% ira^tf- _-
railings to counter tops, sinks and a a- - ' � .o3=
and hardware to table settings a.%6 a— r# ,* �a
Pacifica gleams with stainless stee • , _ . nz
through copper tubing in the living rr..
decks and fan coil units in all other roo--r; c_, -
perature control for maximum comfort The e
system not only provides heat to these two
plies unending amounts of hot water for de -cs -.
and pool heating. Other details include: i-,-
for both fixed and sliding units; all irrigation is :. ° : --
cally controlled; low voltage outside light pro -,:xs --
plete safety regardless of the weather conditions - r-.v
acrylic skylights; integrally colored precast ,cc
for sorne interior and exterior flooring; and a ^ c•r
fast, non -skid material for all wet -area co-)c.e-z teAr'
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 the 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.
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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.
iNom
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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 will appre-
ciate sufficiently in time to cover the initial cost of house
and lot together. Olympia Pacifica is a house which will
be worth as much twenty or thirty years from r.c.r as it is
today. Plus, the maintenance costs of white concrete and
stainless steel are so low as to save a minimum of 518
thousand dollars over a thirty year period. Another unusual
concept is bathroom design. Even though the trend seems
to be toward huge, lavish baths (doesn't amooc} :emerj-
ber what happened to the Roman Empire ?. Olympia
Pacifica relies on a compact room for personal hygiene. The
baths are "one- piece" fiberglass and polyester cis -ruc-
tion, factory built and delivered to the job complete. Tne
kitchen as a place of drudgery is a thing of tie pas -. To
work in Olympia Pacifica is enjoyment. � %Nether ii s a to >.e-
a -fete supper or a sit -down dinner. Ews`4 rna'-:-a --ed steei
casework is planned around t -e per;or .: ,_ _- D., her or
his kitchen. A�' noght ;here s !e of a lumi-
ro.:4 ;e '+Z. a ^O ar'e %'xe sus,- e e r.:
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.Au, i`.C.
Ca~ =o-ma 1 Partitions and Metal Studs
- -D < ..E.RS'-IITHS
Zxl*, 1 ork; flatware
_A? DRATORIES, INC.
-ft es. California/ Concrete Testing
"Sy gr PLATE GLASS CO.
^, ?ennsylvania /lleat Absorbing Glass
=. AC COMPANY
California/ Vacuum System
& LAMBERT, INC.
aru Ana, California/ Paints
READY MIX, INC.
C -r. of Industry, California /Portable Batch Plant
'k. \BIRD SPRINKLER MFG. CORP.
G'endora, California /Automatic Sprinkler System
C10?AK COMPANY, INC.
South EI ,Monte, Cal iforn ia/ Hydronic-Boiler System
KE\ ERE DESIGNERS GROUP
Revere Copper and Brass, Inc., Rome Mfg. Co. Division,
Rome, New York/ Utensils
RIGIDIZED METAL CORP.
Buffalo, New York / Rigidized Stainless Steel
RIVERSIDE CEMENT COMPANY
Division of American Cement Corporation
Los Angeles, California/ White Portland Cement
STREECH ELECTRIC COMPANY
Fullerton, California/ Electrical Systerns
SWEDLOW, INC.
Los Angeles, California /Skylights
SWINIQUIP, INC.
El Monte, California /Swimming Pool Equipment
THE MASTER BUILDERS COMPANY
Division American - Manetta, Cleveland, Ohio l Admixtures
WASHINGTON ORNAMENTAL IRON WORKS
Los Angeles, California/ Railings
WASTE KING UNIVERSAL
Vernon, California/ Appliances
\VE-SrERN MOULDINGS, INC.
Upland, California /Roll formed Stainless
WILSON ELECTRALU,ME- STANLINE, INC.
Vernon, California /Suspended Luminous Ceilings
YOUNGSTOWN SHEET & TUBE COMPANY
Los Angeles, California / flectrical Conduit
PROFESSIONAL
J. H. BIGGAR
Santa Ana, California /Interiors
W. BENNETT COVERT
Pasadena, California/ Landscape Architect
DAVID CRESSEY
Los Angeles, California /Architectural Potter
ROBERT L. CULP
Pasadena, California /Structural Engineer
JAN DE SWART
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 Madre, California /Terracotta Sculpture
1
reegc; ^res the absolute
services, products and
companies and peoples are
{ eke T!(Sta Pacifica.
-'k:- <t CONTRACTORS
AIL DIVISION —ROHR CORPORATION
.. Ca dorniarfi6erglass Modular Bathrooms
- COL`. AN COMPANY
= Ncrt York/ Tempera lure Coritrols
. `tTEf I COMPANY
'v an N-u�s. Californial Reinforcing
t'; S LANDSCAPING
Garden Grove, California/ Landscaping Contractor
Cr1RMEL STEEL PRODUCTS
Downe}, California /Sliding Glass Doors
CHNLLENGE -COOK BROS. INC.
Los Angeles, California/ Concrete Pump
CLARK & WARE, INC.
Monrovia, California/Millwork & Cases
CONCRETE SPECIALTIES COMPANY
Azusa, California /Sculptural Concrete Facing
CONCRETE TIE
Compton, California /Patented Forms
COROLITE BY CORNADO
Long Beach, California/ Exterior Lighting
CRESTLITE DIVISION — Susquehanna- Western Inc.
San Clemente, California /Lightweight Aggregates
CRYSTAL SILICA COMPANY
Oceanside, California /Sand
CUSTOM KITCHENS BY SF. CHARLES
Los Angeles, California /St. Charles Kitchen
EMICO /CAL GATE MPG. CO.
Long Beach, California /Precast Concrete Tile
FILON CORP.
Hawthorne, California /Form Liming
FIESTA POOLS
South Gate, California /Swimming Pool
FRANT7_ NIANUFACTURING CO.
Huntington Park, California/ Garage Door
GENERAL LOCK INC.
Pontiac, Michigan /Hardivare
GREAT WESTERN 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 EI :+4onte, California /Distributor— RainBird Mfg. Corp.
JOHNS - MANVILLE
Flooring Division, Long Beach, California/ Floor Covering
JONES & LAUGHLIN STEEL CORP.
Stainless and Strip Division, Detroit, Michigan /Stainless Steel
KRALOYICHEMTROL COXIPANY
Santa Ana, Cali forniaMastic Pipe & Fittings
LANCO- LANPHERE MFG. CO., INC.
Gardena, California /Fan Coils
LIVINGSTONE GRAHAM BROS, INC.
San Juan Capistrano, California /Ready hlix Concrete
LYON, INC.
Huntland, Tennessee /Sinks
M-IOEN FAUCET
Division Standard Screw Co., Cleveland, Ohio/ Valves
,MiORTEX AND COMPANY
Tucson, Arizona/ Concrete Deck Surfacing
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by personally designing all of the honhcs he builds in
Colorado.
This dual existence came about fi•om a simple, quality-
of -life choice on Galbraith's part. Like many born and
raised Angelenos, lie was ready to move on five years ago,
and to leave the stress, smog and increasingly frequent
natural disasters of greater Los Athgces behind. An avid
skier with two sons then approaching adolescence,
he chose Durango, an up- and - coming resort community
in southwestern Colorado, on the western slope of
the Rockies.
But because of his roots in Pasadena, his established
reputation there and the presence of his father, John
Galbraith, a highly regarded Pasadena architect with
whom Mark often collaborates, he decided to keep his
business in California going as long as it was feasible.
He now spends about three - fourths of his time in
Durango, shuttling back to Pasadena as needed, and he
sees no reason to doubt that will continue for the
indefinite future.
His success has been due ehietly to the highly skilled
assistance lie gets from his two associates in Pasadena.
Aharon Poringer has worked with Galbraith for 18 \,cars
_'? JULYIAUGUST 1995 CUSTOM BUILDER
Tbi.r car•lr binsc br Galbraith Builders (both pages),
built fir a retired Cal Tech irahnist, was dcsignrd br
JMar•!r Galbraith's father, John, to blend tuts the rockr
rennin. For example, a 14 -ton boulder was left in
place in the first J7oor, and the honsc was (milt
around it. The pair designcd and Guilt the cnrr_r doer
featuring a baud - carved redwood tree and leaded
glass li /Thts.
PMOTOOOAPMY BY HAL SMITH
and Peter Matthiessen for 13 years. "They are very
capable and honest," says Galbraith. "They run the day -
to -day operations. They call nhe with problems and with
questions about how 1 would handle certain situations. I
act more as an advisor to them on a daily basis."
Poringer and Marthiessen each runs his own crew and
each participates in a generous profit- sharing plan. "Arty
one as good as they are could easily go out tomorrow and
start their own business," Galbraith explains. "I believe
you should share the wealth with the people who help
produce it."
Another reason Galbraith is able to undertake this
divided existence has been the communications revolu-
r
tion of the past decade. "I don't think I could do this
without the fax machine." he says. "It is a big plus. We
fax everything. Every week the%- send ntc a computer
Printoutofeven'dting that is going on, Ir s a complete job
status report: `We ordered this. 11'cl•c wairing on this.
This was installed today. By \Iondav the mirrors will
all be installed.' That sort of chine. It has been an
enormous help.
"All the contracts, the stlbC(ntuactS and the proposals
are sent to me. I read them. I call It with questionsand,
when I'm ready to sian
them, I can fax them bark.
I'm also fairly well
computerized. But that
doesn't play a big part
in nix, long distance
operation. The fax ma-
chine does.'.
In Durango, Galbraith
is building tour houses a
)-ear, while in Pasadena he
builds .tb0111 two a year.
The two homes he is pres-
ently building: in Pasadena
are both for the same cli-
ent, both are on the same
street in one of city's more
stylish neighborhoods,
and both are designed by
Galbraith's father. One of
these projects is a 10,000 -
sq. ft. residence to be oc-
cupied by the client,,%vhile
the other is a 6,500 -sq. ft.
home the client is build-
ing on spec'.
The designs of both
homes reflect the client's
desire to spare no expense in creating contfiwable living
spaces. The larger of the two, for example, features an
elegant great roost whose double - height ceiling is sup-
ported byan elaborate structure ofcan•ed, arched wooden
trusses. The smaller also makes creatiAV use of idt lank
beams to open up ceiling spaces in the family room area
adjacent to the kitchen. Consrruction cost are expected
to end up well over 5200 per square four.
Durango, Colorado, where Galbraith is principally
based, is a fast - growing community of 1',000, with
another 20,000 in the surrounding countryside. not to
from the border of\ew �Nlcxico. Its principal industn- is
skiing, which is centered on the international resort of
Purgatory and supported by a half -dozen other ski areas
scattered around the nearby mountains. Its resort charac-
ter notwithstanding, Durango has managed to stay prin-
cipally a year -round community, tilling up with other
young professionals who, like Galbraith, are fleeing the
increasingly urbanized West Coast for something a little
more pristine and less pressured. Mane are looking for
new custom homes in 'which to lire out their new ex-
urban fantasies, which has pretn• much put Galbraith in
the right place at the light time.
Galbraith's work in Durango is centered on an upscale
subdivision called "The Ranch," where he is designing
and building a series of
Custoltt homes for new
buyers in the community.
The Ranch is a planned,
et rS•irr r nntentalh• conscious
contnutnin• .whose natu-
ral amcnities have been de -
signcd into its master plan
and are protected by strict
co%enants that each new
lot owner is required to
sign. The new homes
Galbraith builds conform
to the covenant as well
as the Spirit of the com-
nnrmt•.
"In my Durango busi-
ness.-' Saws Galbraith, "1
do designing and build-
ing:. Currently I will not
buiid from some one else's
plan. And I will not de-
siLn for another builder.
I've had people ask me to
design a home for them to
build, but I .won't do that
either. It's a package deal."
For clients who seek land-
scaping too, Galbrairh's wife, Debra, operates a landscape
design first fronh the same office. They have collaborated
on several houses.
"ley designing a house." Galbraith says, "I can more
closch• control the quality and the cost of the houses 1
build. It is good tar the client. It provides a quicker
design and building process and eliminates a lot of the
avtrlicts that arise between architects, designers and
builders, all oftyhr gnh have their own agendas. Thus I can
reliably quote prices and five clients a general list of
specifications even before the design process begins.
"Typically," he continues, "I will ask owners to give me
a wish list and ask them to show me photos they may have
seen in magazines of design features they may like.
I spend a lot of time building a level of compatibility with
CUSTOM BUILDER JULYIAUGUST 1995 23
P.
I
to 1 1 M --'
QS
-101111440
f� �VF
Create mirrored brightness
rhwing to achieve a stark, bright
look? Specify a vanity with mir-
rored (loors and drawers. phi.,
bath (2) was designed by architect
John Galbraith of Pasadena.
(rontindled Ml 59)
KITCHEN & BATH BUSINESz
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Rea:`V. Monarch Beach,
kLL t L
leer' about -_,je
:down and described
I
L
estate is ken a; 4-e :Ieraz- :-'a-ion
for invesimen-,
*,,:eak. She specializes in
"Even
O-L-V Sa_LLs.
if house doein, a777t.:•a-e
-71=Zt ZOUMN, all the way from
-
I
today, you can hoc on and -."it
Nt-O--,orz Beach to Sail Clemente
up and down waves
-We -.vere starting to recov-
f7 Tin tlne stock market crash and
I 'IL.
%%j�ncr,;t re:=r,
killed."
. %,e,,e hit by 9-11. It
Scott has observed a siTr.-"_-r.
really
-,he
t�, L5 LL,
r
nomenOn and says, "Those will-'I
%Znd out of our safls." But
*
C t: i,
heavy in the market lo.;- 2
i. after all, California—the
money and decided to turr, "er
ce of happy endings—and
e >an is re-emerging.
L.A c,e-
I
interests back to real estate.
Not surprisingly, ialld d riVC-� L! r'
�r
�5
,
jK
I+ 1
Cos AngeIer$ gimes
15 inches; 556 words SUNDAY, APRIL 19, 2009, BUSINESS, PART B, PAGE 12 000016521
COPYRIGHT?fMI LOS ANGELES TIMES FAX page #5
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 cc-
mcnt 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 gutted 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 wall, 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.
❑
real.eslate @ Iatimes.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.
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, Surtcrre 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 NUMBER200904I9ki7ylfnc
Photographer:
Type of Material
Infobox
ARCHIVES
THE
FTHE LO 1ANGELES TIMES. Dial 800-788-8804
TSet: 04.17.2009 18:12
B12 SUNDAY, APRIL 19. 2009 E05.3mades MUM'S LATIMES.COM /BUSINESS
REAL ESTATE
HOME OF THE W EEE
Above the Where a spy might let down his guard Lmaadt Danaib16.1 2s,
A Dana Point home
retains its high -tech
feel after a remodel.
Scorn Menu n—
It, mate, of a compound
than a house — something
tight out ofa James Bond nick
Om• hundred and fifty Was
of cement rests on eight ma-
sonry columns.
The concrete roof was
formed wlth cmtventlimal .Leal
over a Patented modular sys.
tea lined with fiberglass.
The useorstatilesssteel not
only In the decor, but also as a
building material, provides du-
,ability end ease, of mainte-
nance. Radiant floor heating in
the living roo and outside
decys offers temperature con
trot.
A structure built In 2009.
Perhaps? No This U how I""
dens nrehltett John Gal -
hrWth's Olympia Isec0lrn In
Darts Point was described In a
1964 sales brochure .
Galbraith's emph.L. w
on architectural freedom, pad
hr pursued it boldly — albeit
not cheaply
More than 50 contractors
and manufacturers had Libeler
fingerprints on the project. The
purchase price: $320,000.
The sprawling amgie -level
home, which has n four -car
subra
ternean garage of about
1,800 square feel, sat vacant for
12 years before fts current —.
am bought It in 2005 and began
the arduous task of updating it
In the gutted kitchen, cus.
Lam walnut cabinets and sualn-
Icss-steel appliances, including
an exhaust hood over the in-
door barbecue, were remolyd.
Two parallel islands topped
with gaudte Include both food
part, and bar areas that now
nowt N the space.
Since the roof is supported
by columns. a non- load -bear-
Lag well. which dlvided the
kitchen Rom the living and din-
ing amps. wits easor armosxl.
llR[hcul the wall. the. oPen
BUILT IN 1964: Pasadena, architect John Gnibrmth's grntls furthe singl,lic l hmnc wmrc per—en-and nmdbiDly
Both master states and
their connecting bathrooms
were completely remodel".
The suites have access to the
Pont through sHit g gloss
doors
Galbrid uA goalabmk in the
'80s were permanence and nex-
Ibully — so that 50 or 100 years
later the home would sU8 "sit
above the ocean "' a tribute to
an or of advanced technology
and architectural beauty.- ac-
cording to the original bro-
chum.
That permanence and nev-
Ibility remain Intaet
Range priced: $3500.00010
53,999876
Previausly said for.
$2,289.000 in 2005
Sire: There are four bedrooms
and five baths in
appmdnulely 4500 square
feel
Let afu. UAW square leet
Additional features: Dare,
Sub -Zero. G.E. and
fisher.Paykel kitchen
appliances, including double
dishwashers and warming
drawers under stove: birch
custom cabinetry: glass bowl
sinks: zoned healing system.
two Noritr tankless water
heaters; Panasonic projector
with 105.inch amen: new
salt -water pool and spa:
composite deck Lyn. gas
barb —,, bmnM- tinted
windows lot glare promchon .
pr—Y and encrgY
conservation: interior koi
pnnd
Around the neighborhood: In
2008. 176 sinfil,tamily
homes said in the 92629 ZIP
Code at a median prize of
$840,000. according to MDA
DataQulck. a price decrease
of 14% f". 2002 Last week.
177 single-family homes were
listed for sale in this ZIP
Code , ranging from $285.000
I. 524 million, .—ding to
Realtorcom.
Agents: Danielle Wilson (949)
584.6469 and Itaran Masters
(949) 33B -8818. Sunerre
Properties
Fatimes.com
/realeasite
Home of the Week
photo galleries
Check out more photos alibis
and previous homes
'[LSuDmILacendudute for
Home ofLh Week, send
high - resolution color photos
with caption and credit
PANORAMIC VIEW. The oversize great tom foatur 12.500 utryare fort of no -grout
information on a CD unda
travertine Quit not on a dingona]. A foaali wall nuJpture sits abavc tho fimplace.
detailed description ofUte
house to Lauren Ben e, Real
kltehen nowt into on oversize
Lim thessetonadlagunal Ttre
ledger stone, now covers the
202
Fs We, Los An geles TI 21r
great room where the sting car-
view looking Lowid the mean
marble that once narked the
W. 1St St., LA, CA90012
mL was replaced with 2500
became hutentlY rinaurwnlc.
Limit wall sculpture above the
Questions maybe sent to
squutc(mt, of no grout tm':cr
Tobm k upthe whl. ranee,
nreplm
homennheweekal latimes.co.n.
Range priced: $3500.00010
53,999876
Previausly said for.
$2,289.000 in 2005
Sire: There are four bedrooms
and five baths in
appmdnulely 4500 square
feel
Let afu. UAW square leet
Additional features: Dare,
Sub -Zero. G.E. and
fisher.Paykel kitchen
appliances, including double
dishwashers and warming
drawers under stove: birch
custom cabinetry: glass bowl
sinks: zoned healing system.
two Noritr tankless water
heaters; Panasonic projector
with 105.inch amen: new
salt -water pool and spa:
composite deck Lyn. gas
barb —,, bmnM- tinted
windows lot glare promchon .
pr—Y and encrgY
conservation: interior koi
pnnd
Around the neighborhood: In
2008. 176 sinfil,tamily
homes said in the 92629 ZIP
Code at a median prize of
$840,000. according to MDA
DataQulck. a price decrease
of 14% f". 2002 Last week.
177 single-family homes were
listed for sale in this ZIP
Code , ranging from $285.000
I. 524 million, .—ding to
Realtorcom.
Agents: Danielle Wilson (949)
584.6469 and Itaran Masters
(949) 33B -8818. Sunerre
Properties
Fatimes.com
/realeasite
Home of the Week
photo galleries
Check out more photos alibis
and previous homes
Jim Kasama
From: Tom Li
Sent: Wednesday, June 11, 2024 4.44 PM
To: Jason Kruckeberg; Jim Kasama; Lisa Flores
Subject: FW: 1600 Highland Oaks
Attachments: 1600 Highland Oaks Dr DPR.pdf
Good afternoon,
Please see the attached BS© survey and advise of the next steps. The survey states that the existing house does not
qualify as a historical resource under CEQA. Also, please note the consultant's message to Todd. Thanks.
Tom
From: Todd Bowden [ mailto :tbowderi@bowdendevelooment com]
Sent: Wednesday, June 11, 2014 4 :32 PM
To: Tom Li
Cc: 5ANYA088&C aol,com
Subject: 1600 Highland Oaks
Tom,
Historical "Phase 2" study is attached as requested which substantiates the lack of any Historic Value with regards to the
property. I also wanted you to see the correspondence from the historian below for the report.
Regards,
F. Todd Boyden
Bowden Development, Inc.
www.bowdendevelopment.com
(626) 303 -7917 Phone
(626) 358 -1930 Fax
From: Casey Tibbet [mailto:Casey.Tibbet(a lsa- assoc.comJ
Sent: Wednesday, June 11, 2014 4:20 PM
To: tbowden @bowdendevelopment.com
Cc: SANYA ©88$ @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 Cultural Resources Manager
State of California —The Resources Agency
DEPARTMENT OF PARKS AND RECREATfON
PRIMARY RECORD
Other Listings
Review Code
Page 1
P1. Other Identifier:
Primary #
HRI #
Trinomial
NRHP Status Code 6L
or
*P2. Location: D Not for Publication ® 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 J N, R 11W, S.B.B.M.
c. Address: 1600 Highland Oaks Drive City: Arcadia Zip: 91006
d. UTNI: Zone: 11; mE/ mN (G.P.S.)
e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) APN: 5771- 003 -01
*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 fagade 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: ©Building OStructure ❑Dbject ❑Site 00istrict ❑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: ©Historic
❑Prehistoric ❑Both
1955 (Las 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 ®Location Map ❑Sketch Map ❑Continuation Sheet 138uilding, 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 Highland Oaks Drive
81. Historic Name:
B2. Common Name:
B3. Original Use: Single-family Rpaidegce B4. Present Use: in le -famil Residence
*B5. Architectural Style: Contemporary
*86. 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.
*B7. Moved? IDNo ❑Yes GUnknown 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: Singie family Residence _Applicable Criteria: NA
Pscuss 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)
*872. References: See Continuation Sheet
813. Remarks:
*814. Evaluator: Eugene Heck, M.A. and Casey Tibbet, M.A., L5A Associates, Inc., 1500 Iowa Avenue, Suite 200, Riverside, GA
92507
*Date of Evaluation: June 2014
DPR 523B (1195) *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
B10. Significance: (continued from page 2)
John Franklin Galbraith (6.1923) 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 -Wor[d
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.
Under 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 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 Magazfne (April/May 1991),
Galbraith, Mark
Personal communication of June 10, 2014,
Harris, Cyril M.
2006. Dictionaq of Architecture and Construction. McGraw -Hill, New York.
Marshutz, Scott. "Where a Spy might let down his guard." Los Angeles Tfines, April 19, 2009_
McAlester, Virginia, and Lee McAlester
1984. A Field Guide to American Houses. Alfred A. Knopf, New York.
DPR 523L (1/95) *Required lnfonnation
State of Californ is - Resource Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRl #
LOCATION MAP Trinomial
Page 4 of 4 *Resource Name or # (Assigned by recorder ) 3600 Highland Oaks Drive
*Map Name: USGS 7.5' Quads, Mt_ Wilson *Scale: 1:24000 *Date of Map: 1988
1:1BOWMI \ReporislDPRlocation_5771003016 16QU HighiandOak- sDr.mxd (6113 12014)
DPR 523) (1/95) *Required Information
Honorable Mayor Wuo and Councilmen,
Mrs. Verlato made some allegations during her rebuttal last Tuesday night. As I did not have a chance to set the record
straight, I would like to give you the facts regarding her comments. She stated that I was responsible for the delays
associated with the ARB meeting as I was "on vacation" and that "they were ready ". Although this is not a major topic
or even a big issue, I feel that any attack on character or integrity should be brought to your attention, no matter how
small the lie may be.
Attached I am forwarding the e-mail correspondence which began October 1St with the subsequent meeting on
November 19th in which I agreed to in lieu of delaying the hearing another month with no guarantees that the same
Board would be available to hear the project. As you will see, aside from spending additional funds paying for a room so
we could have the meeting, I accommodated all of the "available" dates of the ARB.
I have also attached an e-mail that was delivered to my office from April re- capping the meeting to her constituents. As
a follow up to the issue of petitions, on November 19`h, April had 250 signatures at the ARB meeting against
"Development" in the Highlands. Subsequent to that meeting, she acquired approximately 150 additional signatures
over the next two and a half months. In the three weeks following Christmas, with just a few people we acquired over
110 signatures with little or no hesitation from the owners of properties in the Highlands. We also provided a complete
set of plans for each project as well as the streetscape and renderings of each so that everyone who looked at our
petition was fully informed of all details of both projects. Contrary to the e-mail, Jeff Bowen did acquire a few signatures
but in no way led the charge on the petitions; Robert Tong, Mur -Sol, and Bowden worked together on the coordination
of signed petitions.
Thank you again for your time and after the ethics lesson that we all had Tuesday night, both parties being heard should
act with upmost professionalism and integrity.
Sincerely,
F. Todd Bowden
Bowden Development, Inc.
www.bowdendevelopment.com
(626) 303 -7917 Phone
(626) 358-1930 Fax
RECEIVED
JAN 2 6 2015
Planning Services
City of Arcadia
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7
Appeal Hearings Continued
X
�eat7le
Apra vinlao !an 21 at 5 15 Fh9
'I'o April Verlato
BCC me
All,
Last night was very revealing. First of afl, the evening started with the
presentation of a Life Saving Award to an Arcadia police officer, Walter Ashby.
Very moving. Everyone should watch it.
The City Council decided to continue both hearings because of the issues I
raised in the letter to the City regarding the effects of the new development on
our environment.
We were still allowed the opportunity to present public comments and all of
our neighbors did a stunning job. We have so many thoughtful, insightful, and
eloquent speakers living among us. One of our neighbors, Roger Nemrava, is
now a N star! He made the news on Channel 4last night. Good job! (Please
see attached video clip)
Thank you to everyone who came and spoke last night in support of the
appeals. A special thank you to all of those who held up signs to show support!
It was very impressive.
We found out that those opposed to the appeal (namely Jeff Bowen, a realtor)
submitted a document signed by 125 neighbors. I'm anxious to see this
document that they waited to submit until just minutes before the hearing. I'm
not sure how many of those signatures represent the same household and how
many don't even live in the Highlands!
I'll let you know.
We submitted our signatures, over 425 representing over 377 homes in the
Highlands.
Because City Council continued the hearing until February 3, we still have time
to collect more signatures. If you know anyone who hasn't signed, please ask
them to considerjoining the majority and support the protection of our
property rights and the preservation of our property values. Also, make sure
they join the HOA. Those numbers reflect the interest the neighbors have been
supporting the HOA.
David Arvizu presented some compelling evidence of bias on the part of Mayor
Wuo and Council Member Roger Chandler. Mayor Wuo is President of Golden
Apple International, a real estate investment company. He is also a licensed real
estate broker with four agents working under his license. He "reassured" us he
does no business in Arcadia. But where does he do business? With whom does
he do business? Aren't we entitled to know when decisions are being made
that will affect real estate investors?
David let us know that Roger Chandler has received contributions from the
following developers:
Mur -Sol $2000
> "---
v
1/22/2015
From: Todd Bowden [mailto:tbowden bowdendevelo ment.com]
Sent: Monday, October 06, 2014 10:14 AM
To: 'HighlandsARB'
Cc: 'SANYA0888Co)aol.com'
Subject: RE: 1600 Highland Oaks Drive
John,
Robert submitted the revised plans to April on Wednesday October I". Please confirm that you received them along
with all of the required submittal items. I would like to know when the meeting can be noticed as we discussed it would
be scheduled in a timely manner.
Regards,
F. Todd Bowden
Bowden Development, Inc.
www.bowdendevelopment.com
(626) 303 -7917 Phone
(626) 358 -1930 Fax
On Oct 7, 2014, at 11:56 W Todd Bowden <rho\�denicrlho\i'dendevcli) )nieiu.cout> wrote:
Hi John,
I am following up with me e-mail from yesterday requesting an update on the pending application and scheduling of the
continued public hearing from September 24`4. The complete package was submitted to April Verlato on October
1" with all of the required changes per the boards recommendations.
yi
Sincerely,
F. Todd Bowden
Bowden Development, Inc.
www.bowdendevelopment.com
(626) 303 -7917 Phone
(626) 358 -1930 Fax
I
G
Todd Bowden I✓1 i
From: HighlandsARB [highlandsarb @gmai1.com] C� Ub r I
Sent: Thursday, October 09, 2014 11:02 AM / r
To: Todd Bowden `
Cc: Jason Kruckeberg; SANYA0888 @aol.com
Subject: Re: 1600 Highland Oaks Drive
Good morning Todd,[
I have reviewed submitted drawings for 1600 Highland Oaks. The architect style has changed considerably,
from French Provincial to Craftsman. I found the exterior finish schedule o the elevation sheet. Could you
please submit samples of each finish material and color on a board for re vi w and presentation at the hearing? A
color rendering of the front elevation and rear elevation (where stucco is esent) would be helpful to better
understand the project's color palette and composition.
A hearing for 1600 Highland Oaks is tentatively scheduled for November 12th. Ordinarily I would like the same
board members from the original hearing to be present at the second. One original member will be on vacation
that week. For a quorum, I can make a substitution or set the hearing on a different date. I will leave that
decision to you.
Please submit the requested information and substitution/date preference and I will send out a hearing
notification.
Sincerely,
John Uniack
Highlands Architectural Review Board Chair
From: HighlandsAR6 [highlandsarb @gmail.com]�41 �� lV
Sent: Friday, October 10, 2014 8:54 AM
To: sanyao888 @aol.com
Cc. tbowden@bowdendevelopment.com; jkruckeberg @ci.arcadia.ca.u60 Gl
Subject: Re: 1600 Highland Oaks Drive ��yr
Hi Robert,
I've been informed that an envelope with color and material samples was received. I haven't seen it yet but I
will need two more copies. The Brown Act requires that each board member review the submission
independently. I will let you know about the back elevation after I review the front illustration.
Thank you,
John Uniack
From: April Verlato Imailto :verlatoandroberts @amail.com]
Sent: Tuesday, October 14, 2014 4:15 PM
To: tbowden @bowdendeveloament.com
Cc: Jason Kruckeberg
Subject: Scheduling
Todd,
lig
City Council Chambers is not available Tuesday Nov. 4 or Wednesday Nov. 5. The ARB member who wasn't
available Tuesday Nov. 4 or Nov. 5 has rescheduled his work to be available on Tuesday Nov. 4. 1 can try to
reserve the Highland Oaks MPR for Tuesday Nov. 4 but there are costs associated with the use of the room. If
Bowden would be willing to pay the costs of $2501 will check the availability of the MPR. Please let me know
by 4 p.m: tomorrow. Thanks.
Law Offices of April A. Verlato
Tel (626) 445 - 241.1
Fax(626)445 -8501
CONFIDENTIALITY NOTICE: This message is protected by the Electronic Communications Act, 19 U.S.C. Sections 2510 -2521, and is confidential and subject to privilege,
including, without limitation, attorney - client privilege. The information contained in this message is intended for use by the above named recipient. If you are not the intended
recipient, you are hereby notified that any dissemination, disclosure or copying of this communication, including all attachments, is strictly prohibited. If you have received this
communication in error, please notify us by return a -mail and telephone at {626} 445-2411, Please destroy this original message.
It•TM �i+,T 6M,
From: Todd Bowden [tbowden @bowdendevelopment.comj j
Sent: Thursday, October 16, 2014 2:27 PM L,� 1
To: 'April Verlato'; 'HighlandsARB'; 'SANYA0888 @aol.com' fr
Cc: 'Jason Kruckeberg' V i
Subject: RE: Scheduling I Cm�� W i
John,
It looks like November 19th will be the date as the same members of the board will be available to review the project
revisions.
F. Todd Bowden
Bowden Development, Inc.
www.bowdendevelopment.com
(626) 303 -7917 Phone
(626) 358 -1930 Fax
From: John Uniack [mailto:highlandsarb qmail.com)
Sent: Monday, November 10, 2014 3:55 PM
To: Todd Bowden (tbowden(aabowdendevelo ment.com); san ao8880JaoLcom
Cc: Lisa Flores; Jason Kruckeberg
Subject: 1600 Highland Oaks Hearing
Robert and Todd,
�v
4 c, n
Ot
I just received an email from one of our board members that was on the panel for 1600 Highland Oaks that they
will not be able to make it to the Nov. 19th hearing. He has to go out of town next week for work.
Please advise as to whether you would like a continuance (next available date is Dec. 17) or substitute another
ARB member in order to keep the Nov. 19th hearing date.
Please let me know by Wednesday, Nov. 12 so that if I need to send out a notice of continuance I can promptly
advise those neighbors with the notification area.
Thank you.
Jahn 11111ack
ARB t.hcllr
Arcadia I-Iii i lands Homeowners' Assoc iatioil
Todd Bowden t
From: Todd Bowden [tbowden @bowdendevelopment.comj
Sent: Monday, November 10, 2014 5:06 PM
To: John Uniack , sanyao888 @aol.com , .rc� *�� Cc: 'Lisa Flores; 'Jason Kruckeberg' W k
Subject: RE: 1600 Highland Oaks Hearing � C��S � L 5 �1
John,
After the meeting on September 20', we made a concerted effort to make all of the recommended changes that were
proposed by the ARB and submit them expeditiously under the understanding that the ARS would work with us to
expedite the gearing. The completed package was hand delivered to April's office (based on your instruction) on
October 151. From the e-mail correspondence, you did not receive the package until October 91" and what you received
from April was incomplete; lacking all supporting documents to the plans including colored elevations, rendering,
streetscape, etc.).
I agreed to move the meeting from November 12'6 to November 19 "' so that we could have the same members
available. I cannot afford to wait any longer on this decision. We will need to keep the meeting for the scheduled date
of November 19`x', 2014.
F. Todd Bowden
Bowden Development, Inc.
www.bowdendevelooment.com
(626) 303 -7917 Phone
(626) 358 -1930 Fax
DATE:
TO:
January 20, 2015
Honorable Mayor and City Council
STAFF REPORT
Development Services Department
FROM: Jason Kruckeberg, Assistant City Manager /Development Services Director
By: Jim Kasama, Community Development Administrator
Thomas Li, Associate Planner
SUBJECT: APPEAL OF THE PLANNING COMMISSION DECISION TO OVERTURN
THE HIGHLANDS HOMEOWNERS' ASSOCIATION'S ARCHITECTURAL
REVIEW BOARD DENIAL AND APPROVE THE DESIGN PLANS AND
AN OAK TREE ENCROACHMENT PERMIT FOR A NEW TWO -STORY
RESIDENCE AT 1600 HIGHLAND OAKS DRIVE
Recommendation: Deny Appeal and Uphold the Planning
Commission Decision
SUMMARY
The subject applications were submitted by project designer, Mr. Robert Tong of
Sanyao International, Inc., to build a new 6,149 square -foot, two - story, single - family
residence at 1600 Highland Oaks Drive. On November 19, 2014, the Highlands
Homeowners' Association's Architectural Review Board (ARB) held a public hearing on
the subject design review and denied the proposed design concept plans.
The applicant filed an appeal of the ARB denial on November 20, 2014, and is
concurrently requesting approval of an Oak Tree Encroachment Permit for construction
within the protected area of two oak trees.
At its December 9, 2014, regular meeting, the Planning Commission voted to approve
the appeal and conditionally approve the design concept plans and oak tree
encroachments.
On December 17, 2014, the Highlands Homeowners' Association filed an appeal of the
Planning Commission decision to approve the subject applications — see Attachment
No. 1, Appeal Letter to the City Council. It is recommended that the City Council deny
the appeal and uphold the Planning Commission decision.
BACKGROUND
City Council Resolution No. 6665 sets forth the City's Single - Family Residential Design
Guidelines, and City Council Resolution No. 6770 establishes guidelines and design
review procedures for properties within the five, City- designated, Homeowners'
HOA 14 -07 & THE 14 -77
1600 Highland Oaks Drive
January 20, 2015
Page 2 of 7
Association areas. The Single - Family Residential Design Guidelines (City Council
Resolution No. 6665), and City Council Resolution No. 6770 are available at the City
Clerk's Office, and are on the City's website.
The design review was initially submitted on January 21, 2014, under the City's Single -
Family Architectural Design Review process as case no. SFADR 14 -08 — see
Attachment No. 2 for the Initial Front and Rear Elevations. This was during the time
when there was no ARB Chairperson to process applications for the Highlands
Homeowners' Association. The applicant made two revisions to the plans based on
staff's comments and public input. However, the ARB resumed processing cases and
this project was turned over to the ARB for their review in June 2014.
The ARB held a noticed public hearing on September 24, 2014, at the subject property.
The two adjacent neighbors to the south spoke in favor of the proposal and expressed
that the proposed residence would enhance the value of the homes in the Highlands.
The neighbor to the north spoke against the proposal. He stated that the mass of the
proposal does not fit in with the neighborhood, the second story would invade his
privacy, and that two mature sycamore trees should not be removed. During
deliberations, the ARB stated that the proposal was too massive for the neighborhood;
the top plates should be lowered to be more compatible with the neighboring homes,
which have eight -foot plate heights; the square- footage of the house was too large; and
the entry was too tall (a copy of the minutes for this meeting is attached as Attachment
No. 3). As a result, the applicant and the developer agreed to make revisions to the
plans and the ARB continued the meeting to a date uncertain. The revisions included:
1. Change of the architectural style from French Country to Craftsman;
2. Reduction of the plate heights on the first and second floors from 10' -0" and
9' -0 ", to 9' -6" and 8' -6 ", respectively;
3. Reduction of the roof pitch from 7:12 to 4:12 to eliminate flat areas of the roof;
4. Reduction of the full first story stone veneer to a stone wainscot base;
5. Removal of a dormer over the entry;
6. Arched windows were changed to rectangular;
7. The elevated roof over the entry was eliminated for a consistent height;
8. The second floor was moved four feet closer to the front;
9. The rear porch and kitchen were redesigned to preserve an additional
sycamore tree; and
10. An agreement to replace sycamore trees that may fail as a result of the
construction.
HOA 14 -07 & THE 14 -77
1600 Highland Oaks Drive
January 20, 2015
Page 3 of 7
The ARB held the continued public hearing on November 19, 2014, to review the
revised plans. These plans were denied by the ARB by a vote of 3 -0 with one member
absent, and one member abstaining since the subject property is adjacent to her
residence. A copy of these meeting minutes is attached as Attachment No. 4. The
minutes contain two exhibits: an opposition letter from Ms. April Verlato, who resides
adjacent to the subject property, and a petition signed by 313 neighbors representing
242 homes in the Highlands. Ms. Verlato stated that the proposal is not harmonious
and compatible; the Craftsman style looks awkward and out of place due to the unique
shape of the lot and is not consistent with the style of the other houses in the
neighborhood; the house is too large for the lot; and that it blocks the view and invades
privacy. The ARB received eight (8) letters of opposition to the project. These letters
were forwarded to the City and are included as Attachment No. 5. The ARB also
provided a Findings and Action Form (Attachment No. 6) citing the proposal to be
inconsistent with the following sections of the design guidelines: site planning, massing,
roofs, facade design, streetscape, and effect on adjacent properties and neighborhood.
On November 20, 2014, project designer Mr. Robert Tong of Sanyao International, Inc.
filed an appeal of the ARB denial; see Attachment No. 7 for the Appeal Letter to the
Planning Commission. He states that the proposal meets all applicable standards
outlined in Resolution No. 6770 and it exhibits a consistent and cohesive architectural
style, and it is compatible and harmonious with the neighboring homes. Property Owner
Todd Bowden of Bowden Development, Inc., also submitted a letter (Attachment No. 8)
outlining his efforts in working with the City and the ARB to address the design issues.
The Planning Commission, at its regular meeting on December 9, 2014, considered the
appeal at a public hearing and approved the appeal unanimously to overturn the ARB's
decision and approved the subject design review. The Commission found the design of
the proposal to be consistent with the City's Single - Family Residential Design
Guidelines and City Council Resolution No. 6770 — an excerpt of the minutes of the
December 9, 2014, Planning Commission meeting is provided as Attachment No. 9.
At the December 9, 2014 Planning Commission meeting, Ms. Verlato provided
additional signatures of opposition and a map (Attachment No. 10) identifying the
locations of the neighbors that signed the petition. The map indicates that there were
327 signatures representing 255 homes opposing the proposal. Also presented to the
Commission was a letter in support of the project from Mr. James Pontello, the adjacent
neighbor to the south of the subject property (Attachment No. 11).
On December 17, 2014, the Highlands Homeowners' Association filed an appeal of the
Planning Commission decision. The HOA disagrees with the Commission's finding that
the proposal is consistent with the established Guidelines. The Appeal Letter to the City
Council is included as Attachment No. 1. In the appeal letter, the appellants state that
the Planning Commission was misinformed that the ARB cannot deny plans because of
size and that the proposed plans are not compatible and harmonious under Resolution
6770 based on the ARB Findings. On December 19, 2014, Planning Services received
HOA 14 -07 & THE 14 -77
1600 Highland Oaks Drive
January 20, 2015
Page 4 of 7
an additional signature of opposition from Ms. Ivy B. Somerville (Attachment 12), who
resides at 1863 Elevado Street.
DISCUSSION
The subject property is an 18,765 square -foot, interior lot, zoned R -1- 10,000 &D. The
property is currently improved with a 2,624 square -foot, one -story residence built in
1956 — refer to Attachment No. 13 for an aerial photo of the area and photos of the
subject property and surrounding properties.
The proposal is to demolish the existing residence and build a new 6,149 square -foot,
two - story, single - family residence with an attached two -car garage — refer to Attachment
No. 14 for the Proposed Plans. The proposed architectural style is Craftsman, with
architectural features that include a smooth concrete tile roof, shingle -style fiber cement
siding, smooth stucco finish, and a natural river rock base wainscoting. The overall
building height is 25' -7" as measured from the average existing grade. A maximum
height of 30' -0" is permitted by Code. The proposed new residence will have an overall
lot coverage of 28 %, where a maximum of 35% is permitted by Code for a two -story
residence.
Oak Tree Encroachment
The proposed development will encroach into the protected areas of two oak trees,
which are located in the front yard area of the subject property. The encroachments into
the protected zones of the oak trees consist of landscaping and driveway pavement,
and the southwesterly corner of the new residence. A Certified Arborist, Mr. Michael
Crane, reviewed the latest version of the subject proposal and prepared the attached
Arborist Report (Attachment No. 15) for this project. Mr. Crane has determined that,
with protective measures, the proposed development will not adversely affect the health
of these two (2) oak trees. The recommended tree protection measures are included as
a condition of approval.
The ARB found the plans to be inconsistent with the established Design Guidelines. As
mentioned above, the Findings and Action Report (Attachment No. 6) states that the
design does not comply with the following sections of the design guidelines: site
planning, massing, roofs, facade design, streetscape, and effect on adjacent properties
and neighborhood.
City Council Resolution No. 6770 sets forth that any body hearing an appeal from the
ARB's decision shall be guided by the following principles:
• Control of architectural appearance and use of materials shall not be so
exercised that individual initiative is stifled in creating the appearance of
external features of any particular structure, building, fence, wall or roof,
except to the extent necessary to establish contemporary accepted standards
of harmony and compatibility acceptable to the ARB or the body hearing an
HOA 14 -07 & THE 14 -77
1600 Highland Oaks Drive
January 20, 2015
Page 5 of 7
appeal in order to avoid that which is excessive, garish, and substantially
unrelated to the neighborhood.
• Good architectural character is based upon the principles of harmony and
proportion in the elements of the structure as well as the relationship of such
principles to adjacent structures and other structures in the neighborhood.
• A poorly designed external appearance of a structure, wall, fence, or roof, can
be detrimental to the use and enjoyment and value of adjacent property and
neighborhood.
• A good relationship between adjacent front yards increases the value of
properties and makes the use of both properties more enjoyable.
The proposed design is of high aesthetic value, and is consistent with the City's Single -
Family Residential Design Guidelines and Resolution No. 6770. The proposal complies
with all zoning regulations, has strong horizontal features, a second floor that is deeply
recessed from the street, and maintains mature landscaping to preserve the character
of the site and its compatibility with the neighborhood. And, there are no side - facing
windows on the second floor, which helps to protect the privacy of the adjoining
neighbors. Therefore, the proposal meets the established design principles.
The Planning Commission determined and found that the proposed design is consistent
with the City's Single - Family Residential Design Guidelines, and the design standards in
City Council Resolution No. 6770, and approved the project, subject to the following
conditions:
1. The applicant shall comply with all recommended protective measures outlined
in the arborists' report dated November, 2014. A Certified Arborist shall provide
a written follow -up report to Planning Services to verify the fulfillment of the
protective measures prior to final inspection sign off of the project.
2. The proposed project shall be developed and maintained by the property owner
in a manner that is consistent with the design concept plans submitted and
conditionally approved for HOA 14 -07 and THE 14 -77.
3. The applicant/property owner shall comply with all City requirements regarding
building safety, fire prevention, detection, suppression, emergency access,
public right -of -way improvements, parking, water supply and water facilities,
sewer facilities, trash reduction and recycling requirements, and National
Pollutant Discharge Elimination System (NPDES) measures to the satisfaction
of the Building Official, Fire Marshal, Public Works Services Director and
Development Services Director, or their respective designees. Compliance with
these requirements is to be determined by having fully detailed construction
plans submitted for plan check review and approval by the foregoing City
officials and employees.
HOA 14 -07 & THE 14 -77
1600 Highland Oaks Drive
January 20, 2015
Page 6 of 7
4. The applicant shall defend, indemnify, and hold harmless the City of Arcadia
and its officials, officers, employees, and agents from and against any claim,
action, or proceeding against the City of Arcadia, its officials, officers,
employees or agents to attack, set aside, void, or annul any approval or
conditional approval of the City of Arcadia concerning this project and /or land
use decision, including but not limited to any approval or conditional approval of
the City Council, Planning Commission, or City Staff, which action is brought
within the time period provided for in Government Code Section 66499.37 or
other provision of law applicable to this project or decision. The City shall
promptly notify the applicant of any claim, action, or proceeding concerning the
project and /or land use decision and the City shall cooperate fully in the defense
of the matter. The City reserves the right, at its own option, to choose its own
attorney to represent the City, its officials, officers, employees, and agents in the
defense of the matter.
5. Approval of HOA 14 -07 and THE 14 -77 shall not take effect unless on or before
30 calendar days after City Council approval of the appeal, the property owner
and applicant have executed and filed with the Community Development
Administrator or designee an Acceptance Form available from the Development
Services Department to indicate awareness and acceptance of these conditions
of approval.
ENVIRONMENTAL ASSESSMENT
This project qualifies as a Class 3 Categorical Exemption per the provisions of the
California Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA
Guidelines as new construction of one single - family residence. Refer to Attachment No.
16 for the Preliminary Exemption Assessment.
PUBLIC COMMENTS /NOTICE
Public hearing notices for this appeal were mailed to the owners and tenants of those
properties within the design review notification area on January 8, 2015 — refer to
Attachment No. 17 for the Notification Area Map. The notice was also sent to the HOA
President and ARB Chairperson.
FISCAL IMPACT
The proposed project will have no significant fiscal impact on the City
HOA 14 -07 & THE 14 -77
1600 Highland Oaks Drive
January 20, 2015
Page 7 of 7
RECOMMENDED ACTION
It is recommended that the City Council deny the appeal and uphold the Planning
Commission's decision.
Approved:
Dominic Lazzar t
City Manager
Attachment No
Attachment No
Attachment No
Attachment No
Attachment No
Attachment No
Attachment No
Attachment No
Attachment No
Attachment No
Attachment No
Attachment No
Attachment No
Attachment No.
14
Attachment No.
15
Attachment No.
16
Attachment No.
17
Appeal Letter to the City Council
Initial Front and Rear Elevations
Minutes of the September 24, 2014 ARB Meeting
Minutes of the November 19, 2014 ARB Meeting and Exhibits
Letters of Opposition addressed to the ARB
ARB Findings and Action Report
Appeal Letter to the Planning Commission
Letter from the Property Owner
Excerpt of the December 9, 2014 Planning Commission Meeting
Map of Neighbors Who Signed Petition to Oppose the Project
Letter of Support from Adjacent Neighbor to the South
Additional Signature of Opposition
Aerial Photo of the Area and Photos of the Subject Property and
Surrounding Properties
Proposed Plans
Arborist Report Dated November 2014
Preliminary Exemption Assessment
Notification Area Map
The Single - Family Residential Design Guidelines (City Council Resolution No. 6665),
and City Council Resolution No. 6770 are available at the City Clerk's Office, and are on
the City's website.
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EX. DRIVEWAY TO BE REMOVED &
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