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Home My WebLink AboutItem 1 - TTM 73324DATE: March 10, 2015 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Tim Schwehr, Associate Planner SUBJECT: RESOLUTION NO. 1935 – APPROVING TENTATIVE TRACT MAP NO. TTM 73324; MODIFICATION NO. MP 14-22; AND MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 14-21 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A 13-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 907 – 915 ARCADIA AVENUE Recommendation: Adopt Resolution No. 1935 SUMMARY The applicant, Meilinium Investments, LLC, is requesting approval of a Multiple-Family Architectural Design Review Application; a Modification Application; and a Tentative Tract Map for a 13-unit residential condominium project at 907 – 915 Arcadia Avenue. The proposed development and subdivision are consistent with the City’s General Plan and Subdivision Code. The application is requesting a Zoning Modification to allow a 25’-0” front yard setback in lieu of the 30’-0” special setback on Arcadia Avenue. The project is consistent with all other zoning regulations. As an infill development, the proposed development qualifies for a Categorical Exemption under the California Environmental Quality Act (CEQA). It is recommended that the Planning Commission adopt Resolution No. 1935 (Attachment No. 1) to approve Tentative Tract Map No. TTM 73324; Modification No. MP 14-22; and Design Review No. MFADR 14-22 with a CEQA exemption, subject to the conditions listed in this staff report. BACKGROUND The subject site consists of two lots that have a combined lot area of 27,010 square- feet. Both lots are zoned R-3, High Density Multiple-Family Residential. The lot at 915 Arcadia Avenue is 18,912 square-feet in area, and is currently developed with four detached residential units constructed between 1947 and 1961. The lot at 907 Arcadia Avenue is 8,098 square-feet in area, and is currently developed with two single-family residences built in 1924 and 1938. Refer to Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the Subject Property and Surrounding Properties. TTM 73324, MP 14-22, & MFADR 14-21 907-915 Arcadia Avenue March 10, 2015 – Page 2 of 8 An evaluation of the existing buildings was performed by an Architectural Historian in accordance with the City’s Certificate of Demolition requirements to demolish structures 50 years or older. The evaluation found that based on their architecture, none of the existing structures are historically significant. A Certificate of Demolition was approved by staff on January 12, 2015 for each of the two properties. PROPOSAL The applicant is proposing to demolish the existing structures and construct a 13-unit residential condominium development with a subterranean parking garage – see Attachments 3 & 4 for the Tentative Tract Map & Architectural Plans. The proposed development consists of five, two-story residential buildings. Each unit is a two-story unit with an exterior entrance accessed from a pedestrian walkway, and a subterranean two-car garage with direct access to the unit. In addition, there are seven guest parking spaces within the subterranean garage in compliance with the zoning requirement of one guest parking space for every two residential units. ANALYSIS The R-3 zone has a minimum density of one unit per 2,200 square-feet of land area, and a maximum density of one unit per 1,450 square feet of land area. This calculates to a minimum of 12 units and a maximum of 18 units for the subject property. The proposed 13-unit development is in compliance with the density requirements. The proposed development is a well-thought out design with pedestrian walkways that provide good connectivity among the units and to the street. The use of a subterranean parking garage with placement of the driveway along the east edge of the property minimizes the visual impact of the vehicular accessway. And, private outdoor open spaces are incorporated into the design for each unit, as well as landscaped common open space areas within the courtyards and along the pedestrian walkways. A Modification is requested to encroach into the 30’-0” special setback on Arcadia Avenue, but it will meet the minimum front yard setback of 25’-0” as required in this zone proposed. The City Engineer has reviewed this request and has no objection to encroaching into this special setback as there are no plans to widen Arcadia Avenue. The proposed setback is within range of the adjacent setbacks and because the City has no intention to widen this street the newer developments would be built at the same setback as the proposed project, which is the minimum requirement. Approval of this Modification will secure an appropriate improvement of the lots. Concurrent with the subdivision and modification applications, the Planning Commission is to approve, conditionally approve, or deny the architectural design of the proposed project. The architectural style of the development is described as Mediterranean – see Attachment No. 4 (Architectural Plans). The massing, scale, and quality of design of the proposed buildings and landscaping match or exceed the character of the other multiple-family developments in the vicinity. The proposed development will be consistent with the City’s General Plan, Multiple- Family Residential Design Guidelines, Subdivision Code, the State Subdivision Map TTM 73324, MP 14-22, & MFADR 14-21 907-915 Arcadia Avenue March 10, 2015 – Page 3 of 8 Act, and with the exception of the requested Modification for the front yard setback, is consistent with the City’s Zoning Code. The proposed plans have been reviewed by the various City Departments, and all City requirements shall be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director, or their respective designees. FINDINGS Tentative Tract Map The proposal for 13 residential condominium units requires that they be subdivided through the Tentative Tract Map process – see Attachment No. 3 for the Tentative Tract Map. The proposed subdivision complies with the subdivision regulations of the Arcadia Municipal Code and the State Subdivision Map Act, and will not violate any requirements of a California Regional Water Quality Control Board. The following two findings are required for approval of a Tentative Tract Map: A.1. That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the City’s General Plan. The proposed project will replace the existing single-family and multiple-family residential buildings with a new, 13-unit, residential development that is consistent in character with the High Density Multiple-Family Residential designation as described in the City’s General Plan. A.2. That the discharge of waste from the proposed subdivision into the community sewer system will comply with existing requirements prescribed by a California Regional Water Quality Control Board. The Arcadia Public Works Services Department confirmed that the proposed development will be adequately served by the existing sewer infrastructure and the requirements of the California Regional Water Quality Control Board will be satisfied. The proposed subdivision should not be approved if the Planning Commission finds that any of the findings for denial listed at the end of this staff report are applicable. Modification Section 9292.1.4 of the Arcadia Municipal Code states that the purpose of the Modification procedures is for the following: 1. Secure an appropriate improvement of a lot; 2. Prevent an unreasonable hardship; or 3. Promote uniformity of development. The requested Modification to allow a 25’-0” front yard setback in lieu of the 30’-0” special setback on Arcadia Avenue will secure an appropriate improvement of the TTM 73324, MP 14-22, & MFADR 14-21 907-915 Arcadia Avenue March 10, 2015 – Page 4 of 8 subject lots. The purpose of special setbacks is to allow for future street widening. In this case, the City Engineer has reviewed the proposal and has no objection to the encroachment as the City does not foresee a need to widen Arcadia Avenue. There are also a number of the existing multiple-family buildings along Arcadia Avenue that encroach into the special setback. Architectural Design Review The proposed Mediterranean style architecture of the design is compatible with other developments in the area and is consistent with the City’s Multiple-Family Residential Design Guidelines. All City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, parking, landscaping, and site design shall be complied with by the property owner/applicant to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director, or their respective designees. ENVIRONMENTAL ANALYSIS Pursuant to the provisions of the California Environmental Quality Act (CEQA) the Development Services Department has determined that the proposed project qualifies as infill development, and is therefore categorically exempt from further environmental review per Section 15332 of the CEQA Guidelines. See Attachment No. 5 for the Preliminary Exemption Assessment. PUBLIC NOTICE The public hearing notice for this item was published in the local newspaper and mailed to the owners and tenants of those properties that are located within 300 feet of the subject property on February 26, 2015. As of March 4, 2015, no comments were received regarding this project. RECOMMENDATION It is recommended that the Planning Commission approve Tentative Tract Map No. TTM 73324; Modification No. MP 14-22; and Multiple-Family Architectural Design Review No. MFADR 14-21, subject to the following conditions, and find that the project is Categorically Exempt from the California Environmental Quality Act (CEQA), and adopt Resolution No. 1935: 1. The project shall be developed and maintained by the applicant/property owner in a manner that is consistent with the plans submitted and conditionally approved for TTM 73324; MP 14-22; and MFADR 14-21, subject to the approval of the Community Development Administrator or designee. 2. The applicant/property owner shall construct at their expense, and/or enter into a subdivision improvement agreement with the City, and post security for all the public improvements shown on the Tentative Tract Map prior to approval of the TTM 73324, MP 14-22, & MFADR 14-21 907-915 Arcadia Avenue March 10, 2015 – Page 5 of 8 Final Map, including the following items, to the satisfaction of the City Engineer, or designee: a. Construction of a new driveway approach per City of Arcadia Standard Plans. b. Remove and replace the curb, gutter, and sidewalk along the entire frontage of the site. c. Remove the existing street trees and install three new 48-inch box Camphor trees per the City of Arcadia Street Tree Master Plan. d. Prior to approval of the Tract Map or issuance of a grading permit, the applicant/property owner shall submit to the City Engineer for approval a separate demolition and erosion control plan prepared by a registered civil engineer, and all existing structures shall be demolished prior to approval of the final Map. e. The proposed development is subject to a Standard Urban Stormwater Mitigation Plan (SUSMP). The applicant/property owner shall prepare the SUSMP as prescribed by Los Angeles County Department of Public Works SUSMP Manual. 3. The project shall comply with the 2013 California Building Code, including Chapter 11-A (residential accessibility) and with the Arcadia Multi-Family Standards. The applicant/property owner shall prepare and submit a detailed shoring plan concurrently with Building Plan-Check submittal, subject to the review and approval of the Building Official, or designee. 4. The applicant/property owner shall provide calculations to determine the maximum domestic demand and maximum fire demand in order to verify the water service size required. The calculations shall be submitted to the Public Works Services Department prior to issuance of any building permits. 5. The proposed project shall be served by a common domestic water meter and service capable of supplying sufficient water to meet all domestic and fire suppression needs of the total number of units. 6. A separate fire service with Double Check Detector Assembly shall be required as directed by the Fire Marshal if fire suppression is common to the complex. 7. The applicant/property owner shall separate the fire service from domestic water service at each unit with an approved back flow prevention device if a common water service is to be used to supply both domestic water and fire sprinklers for each unit. 8. The proposed project shall require a separate water service and meter for common area landscape irrigation. 9. The applicant/property owner shall submit a Water Meter Clearance Application to the Public Works Services Department prior to issuance of building permits. New TTM 73324, MP 14-22, & MFADR 14-21 907-915 Arcadia Avenue March 10, 2015 – Page 6 of 8 water service, if necessary, shall be installed by the applicant/property owner. Installation shall be to the specifications of the Public Works Services Department, Engineering Division. Abandonment of the existing water service, if necessary, shall be completed by the applicant/property owner, according to Public Works Services Department specifications. 10. The applicant/property owner shall utilize the existing sewer lateral if possible. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover, an approved backwater valve is required. 11. The applicant/property owner shall install an automatic sprinkler system per the City of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standard for residential areas and the Commercial Standard for the parking garage areas prior to obtaining final occupancy. The sprinkler system shall be fully monitored, and audible/visual devices shall be provided on the first and second floors and within the basement parking garage. 12. The applicant/property owner shall provide Class 1 standpipe outlets at the top and bottom of the basement garage stairways, prior to obtaining final occupancy. Standpipes shall be combined with the automatic fire sprinkler system. 13. The applicant/property owner shall provide a new fire hydrant on the street frontage at a location approved by the Arcadia Fire Department. 14. The applicant/property owner shall provide illuminated exit signage and emergency lighting in the basement garage area prior to obtaining final occupancy. 15. The applicant/property owner shall provide a Knox box with keys for access to restricted areas, and automatic gates shall be provided with a Knox switch prior to obtaining final occupancy. 16. Minimum 2A:10BC type fire extinguishers shall be provided by the applicant/property owner in the basement level and on the first floor prior to obtaining final occupancy. 17. 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. 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. 18. The applicant/property owner shall defend, indemnify, and hold harmless the City of Arcadia and its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officials, officers, employees or agents to attack, set aside, void, or annul any approval or conditional TTM 73324, MP 14-22, & MFADR 14-21 907-915 Arcadia Avenue March 10, 2015 – Page 7 of 8 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. 19. Approval of TTM 73324; MP 14-22; and MFADR 14-21 shall not take effect unless on or before 30 calendar days after the Planning Commission adoption of the Resolution, the applicant and property owner have executed and filed with the Community Development Administrator or designee an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should approve a motion to approve Tentative Tract Map No. TTM 73324; Modification No. MP 14-22; and Multiple-Family Architectural Design Review No. MFADR 14-21, state that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 1935 that incorporates the conditions of approval set forth above, or as may be modified by the Commission. Denial If the Planning Commission intends to deny this project, the Commission should state the specific findings that the proposal does not satisfy based on the evidence presented with specific reasons for denial, and approve a motion to deny Tentative Tract Map No. TTM 73324; Modification No. MP 14-22; and/or Multiple-Family Architectural Design Review No. MFADR 14-21, and direct staff to prepare a resolution for adoption at the next meeting that incorporates the Commission’s decision and specific findings. The Planning Commission may wish to consider the following findings, which must be expanded upon with specific reasons for denial: D.1. That the proposed map is not consistent with the applicable general and specific plans as specified in Section 66451 of the Subdivision Map Act. D.2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans and/or the City’s Multiple-Family Residential Design Guidelines. D.3. That the site is not physically suitable for the type of development. D.4. That the site is not physically suitable for the density of development. TTM 73324, MP 14-22, & MFADR 14-21 907-915 Arcadia Avenue March 10, 2015 – Page 8 of 8 D.5. That the design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. D.6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems. D.7. That the requested subdivision injuriously affects the neighborhood wherein said lot is located. D.8. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the legislative body may approve a map if it finds that alternate easements for access or for use, will be provided and that these will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision. D.9. That the proposed waste discharge would result in or add to violation of requirements of a California Regional Water Quality Control Board. D.10 That the requested Modification would not secure an appropriate improvement of a lot; would not prevent an unreasonable hardship; and would not promote uniformity of development. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the March 10, 2015, public hearing, please contact Associate Planner, Tim Schwehr at (626) 574-5422, or tschwehr@ArcadiaCA.gov. Attachment No. 1: Resolution No. 1935 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property & Surrounding Properties Attachment No. 3: Tentative Tract Map. No. TTM 73324 Attachment No. 4: Proposed Architectural Plans Attachment No. 5: Preliminary Exemption Assessment Attachment No. 6: 300-foot Radius Map Attachment No. 1 Attachment No.1 Resolution No. 1935 5 RESOLUTION NO. 1935 Conditions of Approval 1. The project shall be developed and maintained by the applicant/property owner in a manner that is consistent with the plans submitted and conditionally approved for TTM 73324; MP 14-22; and MFADR 14-21,subject to the approval of the Community Development Administrator or designee. 2. The applicant/property owner shall construct at their expense, and/or enter into a subdivision improvement agreement with the City, and post security for all the public improvements shown on the Tentative Tract Map prior to approval of the Final Map, including the following items, to the satisfaction of the City Engineer, or designee: a. Construction of a new driveway approach per City of Arcadia Standard Plans. b. Remove and replace the curb, gutter, and sidewalk along the entire frontage of the site. c. Remove the existing street trees and install three new 48-inch box Camphor trees per the City of Arcadia Street Tree Master Plan. d. Prior to approval of the Tract Map or issuance of a grading permit, the applicant/property owner shall submit to the City Engineer for approval a separate demolition and erosion control plan prepared by a registered civil engineer, and all existing structures shall be demolished prior to approval of the final Map. e. The proposed development is subject to a Standard Urban Stormwater Mitigation Plan (SUSMP). The applicant/property owner shall prepare the SUSMP as prescribed by Los Angeles County Department of Public Works SUSMP Manual. 3. The project shall comply with the 2013 California Building Code, including Chapter 11-A (residential accessibility) and with the Arcadia Multi-Family Standards. The applicant/property owner shall prepare and submit a detailed shoring plan concurrently with Building Plan-Check submittal, subject to the review and approval of the Building Official, or designee. 4. The applicant/property owner shall provide calculations to determine the maximum domestic demand and maximum fire demand in order to verify the water service size required. The calculations shall be submitted to the Public Works Services Department prior to issuance of any building permits. 6 5. The proposed project shall be served by a common domestic water meter and service capable of supplying sufficient water to meet all domestic and fire suppression needs of the total number of units. 6. A separate fire service with Double Check Detector Assembly shall be required as directed by the Fire Marshal if fire suppression is common to the complex. 7. The applicant/property owner shall separate the fire service from domestic water service at each unit with an approved back flow prevention device if a common water service is to be used to supply both domestic water and fire sprinklers for each unit. 8. The proposed project shall require a separate water service and meter for common area landscape irrigation. 9. The applicant/property owner shall submit a Water Meter Clearance Application to the Public Works Services Department prior to issuance of building permits. New water service, if necessary, shall be installed by the applicant/property owner. Installation shall be to the specifications of the Public Works Services Department, Engineering Division. Abandonment of the existing water service, if necessary, shall be completed by the applicant/property owner, according to Public Works Services Department specifications. 10. The applicant/property owner shall utilize the existing sewer lateral if possible. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover, an approved backwater valve is required. 11. The applicant/property owner shall install an automatic sprinkler system per the City of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standard for residential areas and the Commercial Standard for the parking garage areas prior toobtaining final occupancy. The sprinkler system shall be fully monitored, and audible/visual devices shall be provided on the first and second floors and within the basement parking garage. 12. The applicant/property owner shall provide Class 1 standpipe outlets at the top and bottom of the basement garage stairways, prior to obtaining final occupancy. Standpipes shall be combined with the automatic fire sprinkler system. 13. The applicant/property owner shall provide a new fire hydrant on the street frontage at a location approved by the Arcadia Fire Department. 14. The applicant/property owner shall provide illuminated exit signage and emergency lighting in the basement garage area prior to obtaining final occupancy. 15. The applicant/property owner shall provide a Knox box with keys for access to restricted areas, and automatic gates shall be provided with a Knox switch prior to obtaining final occupancy. 7 16. Minimum 2A:10BC type fire extinguishers shall be provided by the applicant/property owner in the basement level and on the first floor prior to obtaining final occupancy. 17. 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. 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. 18. The applicant/property owner shall defend, indemnify, and hold harmless the City of Arcadia and its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officials, officers, employees or agents to attack, set aside, void, or annul any approval or conditional approval of the City of Arcadia concerning this project and/or land use decision, including but not limited to any approval or conditional approval of the City Council, Planning Commission, or City Staff, which action is brought within the time period provided for in Government Code Section 66499.37 or other provision of law applicable to this project or decision. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and/or land use decision and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officials, officers, employees, and agents in the defense of the matter. 19. Approval of TTM 73324; MP 14-22; and MFADR 14-21 shall not take effect unless on or before 30 calendar days after the Planning Commission adoption of the Resolution, the applicant and property owner 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. - - - Attachment No. 2 Attachment No.2 Aerial & Photos Attachment No. 3 Attachment No.3 Tentative Tract Map No. TTM 73324 Attachment No. 4 Attachment No.4Proposed Architectural Plans Unit Type Area First Floor: 8QLW 7\SH $ 934.5 8QLW 7\SH % 625.6 8QLW 7\SH & 895.5 8QLW 7\SH ' 833.4 Unit Type E: 949 Unit Type F:891 Second Floor: 8QLW 7\SH $ 1021 8QLW 7\SH % 905 8QLW 7\SH & 909 8QLW 7\SH ' 900 Unit Type E: 903 Unit Type F:902 Project No.Date Reviewed Architect of Record Drawn By Issue Dates No. Description Date Use of Architect's Drawings Sheet No.Description Do not scale drawings. Contractor shall verify and be responsible for all dimensions and conditions on the site and Tyler Gonzalez Architects, Inc., shall be notified immediately of any variations from the dimensions and conditions indicated on these drawings. Drawings, specifications, and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. Visual contact with these documents constitute prima facia acceptance of these conditions. 139 South Hudson Ave., Suite 300 Pasadena, California 91101 626.396.9599 www.TGArchitects.netTitle Sheet, Site Plan, General Notes T-1 New 13-Unit Multi-Family Project for Meilinium Investment, LLC 907-915 Arcadia Ave., Arcadia, CA 91007 Project Summary T-1 Title Sheet, Drawing Index, General Notes, Plot Plan, Code Summary ARCHITECTURALPR-1 Survey PR-2 Site Plan PR-3 Basement Level PR-4 First Floor PR-5 Second Floor PR-6 Roof Plan PR-7 to PR-12 (Not used) PR-13 SD Exterior Elevations PR-14 SD Exterior Elevations PR-15 SD Concept Renderings PR-16 SD Concept Renderings L-1 Concept Landscape Plan Vicinity Map 907-915 Arcadia Avenue Arcadia, CA 91007 Sheet Index Owner:Joyce ChenMeilinium Investment, LLC 2398 Bateman Ave. Irwindale, CA 91010 (626) 898-2900Project Contacts:B A-5 1 NorthArrowSectionMarkerDetailMarker Door Marker See Schedule Location on page Page NumberIndicates North Direction 1 A-1 Location on page Page Number A Window Marker See Schedule A-3.11 F-B-C InteriorElevationMarkerLocation on page Page NumberFinish Box F = Floors B = Base C = Crown See FinishSchedule 2 Drawing Symbols Assesor's Map Architect:Tyler Gonzalez Architects, Inc. 139 South Hudson Avenue. Suite 300 Pasadena, CA 91101 (626) 396-9599 x662 915 Arcadia Avenue APN: 5783-004-017 907 Arcadia Avenue APN: 5783-004-016 R3 Zoning SummaryTotal Lot Area: 27,009.7 sf Max Density = 1450 sf Lot Area/ Unit = 18.6 Min Density = 2200 sf Lot Area/ Unit = 12.27 Proposed Density = 13 Setbacks: Front-25', Side/ Rear - 10' Height Limit: 2 Stories/ 30 ft (14' entry height limit) Open Space: 100 sf/ Unit Parking Required: 2.5/ Unit Proposed: 13 Units, 33 Parking spaces Project No.Date Reviewed Architect of Record Drawn By Issue Dates No. Description Date Use of Architect's Drawings Sheet No.Description Do not scale drawings. Contractor shall verify and be responsible for all dimensions and conditions on the site and Tyler Gonzalez Architects, Inc., shall be notified immediately of any variations from the dimensions and conditions indicated on these drawings. Drawings, specifications, and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. Visual contact with these documents constitute prima facia acceptance of these conditions. 139 South Hudson Ave., Suite 300 Pasadena, California 91101 626.396.9599 www.TGArchitects.net915 Arcadia Avenue Arcadia, CA 91007 Site SurveyPR-1 W/M (511.72)(511.67)(511.53)(511.78) (511.66) (511.32)(511.68)(511.67) (511.68) (510.70) (511.23) (510.84)(510.42)(510.06) (510.27) (510.09) (509.70) (511.57) (510.93)(510.90) (511.57) (510.67)(510.59)(510.42)(510.68) (510.53)(511.01)(510.36) (510.26) (510.22)(510.05)(510.21)(510.36)(510.28) (507.00) (508.38) (508.29) (508.62) (508.85)(508.94) (509.11)(509.19)(509.22) (509.40) (510.00) (510.04) (509.75) (510.59) (509.33) (509.41)(509.42) (509.96) (509.91)(509.89)(509.82)(509.80) (509.44)(509.45)(509.88) (509.45) (509.61) (509.47) (509.62)(509.71) (508.44) (508.45)(508.55) (507.83)(507.78)(508.66) (508.11) (508.48) (508.33)(508.57) (508.57) (508.57)(508.64) (508.63) (508.37) (508.43) (508.38)(509.58)(508.12) (507.70)(507.57) (507.67) (506.85)(506.73) (506.59)(506.31)(506.21) TC(506.09)FL(505.41)(505.43)(505.72) (507.19) (510.31) (507.75) (509.89) (507.75) (507.91) (507.90) (508.23)(507.97) (507.97)(507.70) (507.48) (509.02) (509.06) (507.24) TC(507.01)FL(506.58)(506.66) (507.00)(507.18) (506.86) TC(506.86)FL(506.30)(506.97) (507.10) TC(506.70)FL(506.03) TC(506.49)FL(505.82) (506.67)(506.47) TC(505.94)FL(505.30) (505.40) 1" IP LS 5189 L&T LS 5189 W/M (506.88) L&T LANDSCAPE LANDSCAPE LANDSCAPE CONCPATIO CONCPATIO A/C D/W A/C D/WA/C D/W A/C D/W A/C D/W A/C D/W A/C D/W D/W EX. GARAGE EX. HOUSEFF EX. HOUSEFF EX. HOUSE FF EX. HOUSEFF EX. HOUSE EX. HOUSE 4' H C FENCE N 86¡10'25" E 115.00' N 86¡10'13" E 70.00' N 03¡48'43" W 180.00 N 03¡48'43" W 270.22' 4' H C FENCE 4' H C FENCE 4' H CBW 4' H CBW 10' H CBW 10' H CBW 6' H CBW 6' H CBW 6' H CBW 6' H CBW 1' H CBW PP POWER LINE UTILITY LINE POWER LINEUTILITY LINESTORAGE STORAGE WALKWAY WALKWAY A/C D/W FD 1" IP LS 5189 FD L&T LS 5189 ST. SIGN (510.28) (510.19) (510.33)(510.28) (510.01) (510.18) (510.51) (510.39) (509.46) (509.55) (509.31) (509.23) (509.15)(509.18) (508.50)(508.65) (508.70)(509.66) (509.46)(509.22) (509.11)(508.98)(509.00) (508.93)(508.62) (508.65)(508.66) (508.64)(508.54) (508.38) (508.11)(508.11) (508.26)(508.29) (508.35)(508.10)(508.00) (507.97) (507.57) (507.49) (507.46)(507.43) (512.35) (507.51) (507.58)(507.48)(507.44)(507.53) (507.45) (507.12) (507.26)(506.78) (506.97) (506.60) (506.00)(506.06)(506.24) TC(505.83)FL(505.14)(505.05)(504.90)TC(505.42)FL(504.90)(504.89) (505.61)(505.40) (504.70)TC(505.21)FL(504.69) (505.19) (505.16) FL(504.51) (507.53)(507.55) (508.08) (506.96) W/M (509.70)FFEX. GARAGE EX. GARAGE EX. HOUSE FF LANDSCAPE A/C D/W A/C D/W A/C D/W A/C D/WD/W26"¯24"¯18"¯ 6"¯ 6"¯ 6"¯ 15"¯ 6"¯ 10' H CBW 10' H CBW 5' H C FENCE 6' H W FENCE 5' H C FENCE 5' H C FENCE EX. HOUSE WALKWAY WALKWAY LANDSCAPE BUSH BUSH BUSH BUSH BUSH BUSH BUSH POWER LINE POWER LINEUTILITY LINE SIDEWALKST. SIGN FD L&T LS 5189 N 03¡48'43" W 90.22' N 86¡10'25" E 45.00' N 03¡48'43" W 180.00 (505.28)(505.59) 6' H CBW Project No.Date Reviewed Architect of Record Drawn By Issue Dates No. Description Date Use of Architect's Drawings Sheet No.Description Do not scale drawings. Contractor shall verify and be responsible for all dimensions and conditions on the site and Tyler Gonzalez Architects, Inc., shall be notified immediately of any variations from the dimensions and conditions indicated on these drawings. Drawings, specifications, and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. Visual contact with these documents constitute prima facia acceptance of these conditions. 139 South Hudson Ave., Suite 300 Pasadena, California 91101 626.396.9599 www.tgarch.net907-915 Arcadia Avenue Arcadia, CA 91007 W/M (511.72)(511.67)(511.53)(511.78) (511.66) (511.32)(511.68)(511.67) (511.68) (510.70) (511.23) (510.84)(510.42)(510.06) (510.27) (510.09) (509.70) (511.57) (510.93)(510.90) (511.57) (510.67)(510.59)(510.42)(510.68) (510.53)(511.01)(510.36) (510.26) (510.22)(510.05)(510.21)(510.36)(510.28) (507.00) (508.38) (508.29) (508.62) (508.85)(508.94) (509.11)(509.19)(509.22) (509.40) (510.00) (510.04) (509.75) (510.59) (509.33) (509.41)(509.42) (509.96) (509.91)(509.89)(509.82)(509.80) (509.44)(509.45)(509.88) (509.45) (509.61) (509.47) (509.62)(509.71) (508.44) (508.45)(508.55) (507.83)(507.78)(508.66) (508.11) (508.48) (508.33)(508.57) (508.57) (508.57)(508.64) (508.63) (508.37) (508.43) (508.38)(509.58)(508.12) (507.70)(507.57) (507.67) (506.85)(506.73) (506.59)(506.31)(506.21) TF(50 5 (50 5 (507.19) (510.31) (507.75) (509.89) (507.75) (507.91) (507.90) (508.23)(507.97) (507.97)(507.70) (507.48) (509.02) (509.06) (507.24) T FL( 5 (507.00)(507.18) TF (507.10) TFTF (506.67)(506.47) TF (505.40) 1" IP LS 5189 L&T LS 5189 W/M (506.88) LANDSCAPE LANDSCAPE LANDSCAPE CONCPATIO CONCPATIO A/C D/W A/C D/WA/C D/W A/C D/W A/C D/W A/C D/W A/C D/W D/W EX. GARAGE EX. HOUSEFF EX. HOUSEFF EX. HOUSE FF EX. HOUSEFF EX. HOUSE EX. HOUSE 4' H C FENCE N 86¡10'25" E 115.00' N 86¡10'13" E 70.00' N 03¡48'43" W 180.00 N 03¡48'43" W 270.22' 4' H C FENCE 4' H C FENCE 4' H CBW 4' H CBW 10' H CBW 10' H CBW 6' H CBW 6' H CBW 6' H CBW 6' H CBW 1' H CBW PP POWER LINE UTILITY LINE POWER LINE UTILITY LINESTORAGE STORAGE WALKWAY WALKWAY A/C D/W FD 1" IP LS 5189 FD L&T LS 5189 (510.28) (510.19) (510.33)(510.28) (510.01) (510.18) (510.51) (510.39) (509.46) (509.55) (509.31) (509.23) (509.15)(509.18) (508.50)(508.65) (508.70)(509.66) (509.46)(509.22) (509.11)(508.98)(509.00) (508.93)(508.62) (508.65)(508.66) (508.64)(508.54) (508.38) (508.11)(508.11) (508.26)(508.29) (508.35)(508.10)(508.00) (507.97) (507.57) (507.49) (507.46)(507.43) (512.35) (507.51) (507.58)(507.48)(507.44)(507.53) (507.45) (507.12) (507.26)(506.78) (506.97) (506.60) (506.00)(506.06)(506.24) TF(50 5(504T C F L(504 (505.61)(505.40) (50 4F (507.55) (508.08) (506.96) W/M (509.70)FFEX. GARAGE EX. GARAGE EX. HOUSE FF LANDSCAPE A/C D/W A/C D/W A/C D/W A/C D/WD/W26"¯24"¯18"¯ 6"¯ 6"¯6"¯ 15"¯ 6"¯ 10' H CBW 10' H CBW 5' H C FENCE 6' H W FENCE 5' H C FENCE 5' H C FENCE EX. HOUSE WALKWAY WALKWAY LANDSCAPE BUSH BUSH BUSH BUSH BUSH BUSH BUSH POWER LINE POWER LINE UTILITY LINE FD L&T LS 5189 N 03¡48'43" W 90.22' N 86¡10'25" E 45.00' N 03¡48'43" W 180.00 (505.28)(505.59) 6' H CBW D-13D-2 D-3 D-2 D-11 D-10 D-1 D-3 D-2 D-11 D-10 D-1 D-6 D-3 D-3 D-9 D-12 D-6 D-3 D-9 D-12 D-6 D-3 D-3 D-9 D-12 D-6 D-9 W-1 D-5 D-2 D-6 D-9 W-1 D-5 D-2 D-6 D-9 W-1 D-5 D-2 D-6 D-9 W-1 D-5 D-2 D-6 D-9 W-1 D-5 D-2 D-6 D-9 W-1 D-5 D-2 FP (51042) (5 5 ) (51059) 5 (51031) (508.11) 8'43 0 W 31) I (51033) 6 H CBWC 5 FF 88 N ) 50 5 D S )(508.57)(50857)) 0) C 1 0(50 743) (50697) (50660) 0 9 55 6666 6¯ 8'43"8'43" 8N8 07.70) CCC 00 ( ) E EE EE 766 77 ( ) 0.2 ( 5 PP1 (( ( 863)W (51033 505(5 000(5000 743)7 0743)00 ((55 0 555 ((( 07707 9 777777 00 979977 ) 77 99999 99 (506.(506.97 0)) 0 ) (50660 77 )) 7) (50660) 7 ) 7 (5070500 .9 )) 7)7)0) 88 W/MM 06.88))) 07505 ((5(((( ( 5) 85) 5 73737 85 0 00 )W ) .19) 719)9)7.19)) 99 11 ) 7..19)19 .19)9 1 55 7 4 W 5¯ . 444848)4844 .47.40747 4 7444 7.97.990790 4) ) 7))7))7) 09) (5( 4242444244 0.4442444 ( 1 55 . 6666666)6)6 1 . 1 .6666666)66)666)66 (5(5 )))) (5515 ( 510 H EXEX . 4 .411 ) 1 ) C A/C/ C A/CA C ( 090505 ( WW 09. 0 . 0888 9(( 505 ( 8 50 .9(( 08. ( 5 9(( 8.080 . 8 (5(5((5 8 88 .8 (5(5( 5 ((( 8 0(50(50 888 0000 5151895 ) 8 IP L I 5 )))510.31)5103131 10 55 ))) 5(5(5( 55555 10.59)1059)11 2 4 0 10 5 5151151 ( 111 S U H BUS H 666 HHHHHHH 66 HHHHHHHHHH 6'6 CB W CC WCBWC W CC WWWWWWWWWWWW HHHHHHHHHHHHHHH C 6 ' HHHHHHHHHHHHH(5( 0 101100 10101111 33)) 33 )3)) 3333 ((5((( EE CCCCC F C PPPPPPPP 0510 (51 01) 1 00 51O WW (51 01 (51 01 EEEEE WW NO PP EE PO WE R WWW COWO C BWW NN 0000000000 500888 (55088 WWWWWWWWWWWWWWWWWWWWWW 333343 WWWWW 3 WW 33"3 """ 333 W 44 '4''' LAN444LAN 8 ) 8 23 505 ) (508235 ( 909 (5( 5 79 ( 3 505 / WWW / WW 11 (50811)((508.11)(508.11) 55 . 0 0)) 0 0))) 000 0)0) (( FFF FFFFFFF WWW (( 5S OS EENEN LANL NLAN (5(( '2 (506.21)((5 E 26) 6.00) (509.46) (509.55)(509.15)(509.18) (508.98)(509.00) (508.6(508.6 (512.35) EX. HOUSE FF LANDSCAPE 6"¯ WALKWAYD -3 D-2-2 D-11DD11DD 11 D11 D-10D 101 D10 EEEEEEEEE (509.42) (509.89)(509.82)(509.80) (509.4 LANDSCAPE FF WALKWAY9) 8888 ) 9 (507.78)(508.66) CONCPATIOO EX. HOUSE 4' H C FENCE(507.51) (507.58)((507.44)(507.53) (509.70)FF 6"¯(( BUSHBUSHBBB UUU SSS HHHH 180.00 D - 3 D - 9 D-12D-D12D12 (5007.78000 (5(5((50(5000 )) 08.29)(508.11)8.33) (507.70)(507.57) (507.67)(507.75) (50 FF WALKWAY D - 3 D-9D9 D-12D-D12 0 (50 800 22) (508.44) ( A/C D/W 4' H C FENCE (509.31) BUSHBUSHBBB UUU SSS HHHH D-6D-6 D -9 D-5D5 D -2 (( EE 7) ((508.64 (5 EX. HOUSE F D-13--- 1113113D1DDD13DD 113131 D-13 0 4 4F 4 4F 7) (509.89) (507.75) ( EX. HOUSEFF D - 9 D-12D- 7 ( FF ( FF FF (509.2 (509.75)(509.62)(509.71) A/C D/W POWER LINE UTILITY LINE (509.23) D-6D-6 D-99 D-5D5 DPP EEEE ITY LIN E 2 EE ITY LIN E 2 (510.67) (510.53) (510.36) (510.26) (51(510 FF POWER LINE UTILITY LINE D-6D-6 D - 9 D-5D5 D - 2 (508.93)(508.62) 65)66) (508.64)(508.54) (508.38) (508.26)(508.29) EX. GARAGEW POWER LINE UTILITY LINE D- 3 D-2D D-11DD11D11D 1 D11 D-10- D10D10 ) 6666 (510.90) A/C D/W X. GARAGE D-6D-6 D - 9 D-5D5 D-2 X (511.01) EX. HOUSEFF D-6D-6 D-9D D-5D5 D - 2 FFFF (511.57) (510.93) CONCPATIO A/C D/WD-6D-6 D - 9 D-5D5 TITI H G F 1 E D 6 109 5 C B A 2 3 143 7 10 8 NorthUnit 1 Type AUnit 2 Type AUnit 3Type B Unit 4 Type C Unit 5 Type C Unit 6 Type D Unit 7 Type D Unit 8 Type F Unit 9Type E Unit 10Type D Unit 11Type D Unit 12Type D Unit 13Type D Unit 6Open Space Unit 7Open Space Unit 4Open Space Unit 5Open Space Unit 1Open Space Unit 2Open SpaceUnit 3Open Space Unit 9Open Space Unit 8Open Space Unit 13OpenSpace Unit 11Open Space Unit 10Open SpaceUnit 12OpenSpace .72) ) (511.78) (511.5 W - 1 8W1 ( .5 1 88 51 8888)888 5511. ( 5555 7 )55 55 1 11'-0"24'-0"24'-0"11'-0" 39'-11 1/2" 39'-11 1/2" 18'-1 1/2" 39'-11" 39'-11" 17'-1" 40'-0" 25'-1 1/4" 10'-1" 10'-2"12'-11"12'-0 1/4"11'-1 1/4"11'-9 1/2"19'-1 1/2"23'-4"10'-1" 2 story, 3BR residence Approx 1,795 sq. ft 2 story, 3BR residence Approx 1,795 sq. ft 2 story, 3BR residence Approx 1,795 sq. ft 2 story, 3BR residence Approx 1,795 sq. ft 2 story, 3BR residence Approx 1,795 sq. ft 2 story, 3BR residence Approx 1,795 sq. ft 2 story, 3BR residence Approx 1,870 sq. ft 2 story, 3BR residence Approx 1,870 sq. ft 2 story, 3BR residence Approx 1,983 sq. ft 2 story, 3BR residence Approx 1,983 sq. ft 2 story, 3BR residence Approx 1,856 sq. ft 2 story, 3BR residence Approx 1,840 sq. ft 2 story, 3BR residence Approx 1,840 sq. ft 380 sq. ft. (10 ft. min. dimension) 3'-0"18'-0" 6'-0" 4'-0" 4'-0"4'-0" Mailboxesmounted on wall 15'-11 7/8" 17'-11" 12'-6" (511.32)(511.68)511.67) (511.2 FD L&T LS 5189W-1 LS 5189 51167)(51 FLL 676 .66 LS 51 LS 5 121222 5555 10.22)0.05) (510.04 A/C D/W W- 1 AAAAAA 44444 0.00)0 00 27) W- 1 ) 22 10'-0" 13'-11" 10'-0" 293 sq. ft. (10 ft. min. dimension) 380 sq. ft. (10 ft. min. dimension) 13'-11" 125 sq. ft. (10 ft. min. dimension) 236 sq. ft. (10 ft. min. dimension) (508.62) C D/W /C/C/C 125 sq. ft. (10 ft. min. dimension) 08.50) (508.11)(508.10)(508.00) (507.97) A/C D/W A/C D/W (50800) 5 (50800)(50800)08 (5 0800 55555050 ) 55 08. 0 (50800)( 080 (50800)(50800) 7)7)9797 7.7. 5050(5(5 0)0)0000 88 00 10'-1" 12'-1" 10'-0" 10'-0" (510.28) (510.19) (508.70) (509.22) (509.11)15"¯ 5 77 ))))) .777 9. 9) ((( 0 10.28)) 1 ) 2 10 .2 0.28))) 1 8)) 2 00 8 0 28.2 0 8 .2.28.2.28. 8 .22) 9 8.77 .777 ( (( 622 sq. ft. (10 ft. min. dimension) 12'-1" 610 sq. ft. (10 ft. min. dimension) (507 (507.45) D - 3 (50744(50744(50747 0000 (((( 50000 (5((( 0 ( 5 07000 (((((50505050(5((( 00000 5) 77777 00 777777 10'-0" 10'-11 3/8" 406 sq. ft. (10 ft. min. dimension) 509.70) (509.44)(50945) (509.45) (509.61)STORAGEO 50970) T ) 6 ) 9 1 50950 70)0) ST (( E 5)5454 9499 00 55 (5 EE 5)5 44 990905050(55 (( 55555555 454 sq. ft. (10 ft. min. dimension) (508.37) D-2 8 - ( 454 sq. ft. (10 ft. min. dimension) 15'-11 7/8" (508.38) (5 (508.48) (50 D/W ( 38) (5 5 D 888 8)5 (50(( 8) W888 ((( 888 555 (( 38) / WWWW //W (5(50( ( WWWW D/D //D/D // DD 10'-10 5/8" 12'-6 7/8" 373 sq. ft. (10 ft. min. dimension) LANDSCAPED-3 EPEP EPEPE LANDDSCA (508.57 08.63) NDSCAPETORAGEE D -3 8D OR 080 0 NT (50 63)R 0808 863)NN SCAPE NNN 8578885788 080080 86866363 )) NNNNNNNNNNNNTTTT0000 10'-0" 12'-6 1/4" 480 sq. ft. (10 ft. min. dimension) W.I. GateW.I. GateW.I. GateW.I. Gate W.I. Gate Elec. Meter, typ. Elec. Meter, typ. Elec. Meter, typ. Elec. Meter, typ. Elec. Meter, typ. Elec. Meter, typ. Elec. Meter, typ. Elec. Meter, typ. Elec. Meter, typ. Elec. Meter, typ. Elec. Meter, typ. Ramp Down - See Civil Engineer DrawingsPlanterPlanter Fountain Fountain Equipment (Screened) Exit Stair From Basement Raised planter 18" high - Typical Raised planter 18" high - Typical Raised planter 18" high - Typical Raised planter 18" high - Typical CMU perimeter wall with plaster finish 6 ft. high CMU perimeter wall with plaster finish 6 ft. high CMU perimeter wall with plaster finish 6 ft. high CMU perimeter wall with plaster finish 6 ft. high Concrete walks -Integral colorwashed finish Concrete walks -Integral colorwashed finish Concrete walks -Integral colorwashed finish Concrete walks -Integral colorwashed finish Concrete walks -Integral colorwashed finish Concrete walks -Integral colorwashed finish ACAC ACAC AC AC AC AC ACAC Site Plan Scale: 1/8" = 1'-0" AC 2'-0" 17'-10 5/8" 8" 10'-8" Site Plan PR-2 08-13-201408-13-201414-10 UP UP UP UPUP UP UP 3'-6 3/8"UP UP UP UP UP UP UP H G F 1 E D 6 109 5 C B A 2 3 143 7 10 8 Schematic Design - Garage Plan Scale: 1/8" = 1'-0" North Unit 1Type A Unit 2Type A Unit 3Type B Unit 4 Type C Unit 5 Type C Unit 6 Type D Unit 7 Type D Unit 8Type E Unit 9Type E Unit 10 Type C Unit 11 Type D Unit 12 Type C Unit 13 Type D 32'-11 1/2" 23'-10 3/4" 24'-7 3/4" 31'-4 3/4" 20'-11 1/2" 18'-11 5/8"25'-3 1/2"9'-11 1/2"7'-5 7/8"16'-4 1/2"22'-11 3/4"11'-1 1/4" 45'-0 3/8" 45'-0 1/8"16'-6" 25'-5 7/8" 23'-7 5/8" 24'-7 5/8" 17'-8 3/8"16'-3 1/4"21'-7 5/8"12'-4 3/8" Wheel Stop, typ.Guest Parking Guest Parking Guest Parking Guest Parking ADA Parking (Guest Parking) Elevator 9'-0" 8'-0" 19'-0" Elevator Lobby 18'-0" Guest Parking 16'-8 3/4" Fan Room ElevatorEquipmentRoom Trash Recycle Mechanical/ Electrical Ramp Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ.10'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. 10'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. 25'-0" Backup Clearance 10'-0" x 19'-0", typ. 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. Parking Space 9'-0" x 19'-0", typ. 26'-0" Backup Clearance 25'-6" Backup Clearance 31'-7 3/4" Backup Clearance 27'-9" Backup Clearance 26'-1" Backup Clearance 10'-0" x 19'-0", typ. 10'-0" x 19'-0", typ. 11'-5 1/2" C A-5.3 B A-5.3 A A-5.3 Wheel Stop, typ. Guest Parking10'-0" x 19'-0", typ. Wheel Stop, typ. Project No.Date Reviewed Architect of Record Drawn By Issue Dates No. Description Date Use of Architect's Drawings Sheet No.Description Do not scale drawings. Contractor shall verify and be responsible for all dimensions and conditions on the site and Tyler Gonzalez Architects, Inc., shall be notified immediately of any variations from the dimensions and conditions indicated on these drawings. Drawings, specifications, and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. Visual contact with these documents constitute prima facia acceptance of these conditions. 139 South Hudson Ave., Suite 300 Pasadena, California 91101 626.396.9599 www.TGArchitects.net915 Arcadia Avenue Arcadia, CA 91007 Basement Level PR-3 08-13-201414-10 Project No.Date Reviewed Architect of Record Drawn By Issue Dates No. Description Date Use of Architect's Drawings Sheet No.Description Do not scale drawings. Contractor shall verify and be responsible for all dimensions and conditions on the site and Tyler Gonzalez Architects, Inc., shall be notified immediately of any variations from the dimensions and conditions indicated on these drawings. Drawings, specifications, and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. Visual contact with these documents constitute prima facia acceptance of these conditions. 139 South Hudson Ave., Suite 300 Pasadena, California 91101 626.396.9599 www.TGArchitects.net915 Arcadia Avenue Arcadia, CA 91007 First Floor Plans PR-4 08-13-201414-10 D-3 D-2 D-11 D-10 D-1 D-3 D-2 D-11 D-10 D-1 D-6 D-3 D-3 D-12 D-3 D-12 D-6 D-3 D-3 D-12 D-6 D-9 W-1 D-5 D-2 D-6 D-9 W-1 D-5 D-2 D-6 D-9 W-1 D-5 D-2 D-6 D-9 W-1 D-5 D-2 D-6 D-9 W-1 D-5 D-2 D-13 D-2 D-6 D-9 W-1 D-5 D-2 H G F 1 E D 6 109 5 C B A 2 3 143 7 10 8 Schematic Design - First Floor Plan Scale: 1/8" = 1'-0" North Unit 1 Type AUnit 2 Type AUnit 3Type B Unit 4 Type C Unit 5 Type C Unit 6 Type D Unit 7 Type D Unit 8 Type F Unit 9Type E Unit 10Type C Unit 11Type C Unit 12Type C Unit 13Type C 39'-11" 39'-11" 18'-1 1/2" 17'-1" 40'-0" 25'-1 1/4" 23'-1 5/8"23'-1"11'-9 1/2"22'-11"24'-0"10'-1" 39'-11 1/2" 39'-11 1/2" 23'-0 3/8"24'-11 5/8" 20'-11 1/2"25'-0" 17'-1 1/2" 19'-3" 15'-10 1/2" 115'-2 1/2" Typical Porch & Entry AlcoveDimensions10'-1 3/4" 12'-1 3/4" 4'-0" 48'-10" See sheet PR-9 for Unit Plan See sheet PR-9 for Unit Plan See sheet PR-9 for Unit Plan See sheet PR-9 for Unit Plan See sheet PR-12 for Unit Plan See sheet PR-11 for Unit Plan See sheet PR-10 for Unit Plan See sheet PR-10 for Unit PlanSee sheet PR-9 for Unit Plan See sheet PR-9 for Unit Plan See sheet PR-7 for Unit Plan See sheet PR-7 for Unit Plan See sheet PR-8 for Unit Plan D A-5.3 C A-5.3 B A-5.3 10'-1" 2'-0" 2'-0 1/2" A A-5.3 Project No.Date Reviewed Architect of Record Drawn By Issue Dates No. Description Date Use of Architect's Drawings Sheet No.Description Do not scale drawings. Contractor shall verify and be responsible for all dimensions and conditions on the site and Tyler Gonzalez Architects, Inc., shall be notified immediately of any variations from the dimensions and conditions indicated on these drawings. Drawings, specifications, and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. Visual contact with these documents constitute prima facia acceptance of these conditions. 139 South Hudson Ave., Suite 300 Pasadena, California 91101 626.396.9599 www.TGArchitects.net915 Arcadia Avenue Arcadia, CA 91007 H G F 1 E D 6 109 5 C B A 2 3 143 7 10 8 Schematic Design - Second Floor Plan Scale: 1/8" = 1'-0" North 39'-11" 39'-10 1/2" 16'-2 7/8" 41'-10 5/8" 41'-10 5/8" 56'-11 7/8" 28'-11"29'-0"23'-10 7/8"12'-9 7/8" 24'-10 1/2"24'-10 1/2" 114'-10 7/8" 18'-3" 12'-10 7/8" 19'-8" 13'-0 3/8" Unit 1 Type AUnit 2 Type AUnit 3Type B Unit 4 Type C Unit 5 Type C Unit 6 Type D Unit 7 Type D Unit 8 Type F Unit 9Type E Unit 10Type C Unit 11Type C Unit 12Type C Unit 13Type C See sheet PR-9 for Unit Plan See sheet PR-9 for Unit Plan See sheet PR-9 for Unit Plan See sheet PR-9 for Unit Plan See sheet PR-12 for Unit Plan See sheet PR-11 for Unit Plan See sheet PR-10 for Unit Plan See sheet PR-10 for Unit PlanSee sheet PR-9 for Unit Plan See sheet PR-9 for Unit Plan See sheet PR-7 for Unit Plan See sheet PR-7 for Unit Plan See sheet PR-8 for Unit Plan C A-5.3 B A-5.3 A A-5.3 15'-11" Second Floor Plans PR-5 08-13-201414-10 3 1/8"3 1/8" Project No.Date Reviewed Architect of Record Drawn By Issue Dates No. Description Date Use of Architect's Drawings Sheet No.Description Do not scale drawings. Contractor shall verify and be responsible for all dimensions and conditions on the site and Tyler Gonzalez Architects, Inc., shall be notified immediately of any variations from the dimensions and conditions indicated on these drawings. Drawings, specifications, and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. Visual contact with these documents constitute prima facia acceptance of these conditions. 139 South Hudson Ave., Suite 300 Pasadena, California 91101 626.396.9599 www.TGArchitects.net907-915 Arcadia Avenue Arcadia, CA 91007 Roof Plan PR-6 08-13-201414-10 H G F 1 E D 6 109 5 C B A 2 3 143 7 10 8 Schematic Design - Second Floor Plan Scale: 1/8" = 1'-0" North 39'-11" 39'-10 1/2" 16'-2 7/8" 41'-10 5/8" 41'-10 5/8" 56'-11 7/8" 28'-11"29'-0"23'-10 7/8"12'-9 7/8" 24'-10 1/2"24'-10 1/2" 114'-0 3/8" 18'-3" 13'-0 1/4" 19'-8" 13'-3 3/8" Unit 1 Type AUnit 2 Type AUnit 3Type B Unit 4 Type C Unit 5 Type C Unit 6 Type D Unit 7 Type D Unit 8 Type F Unit 9Type E Unit 10Type C Unit 11Type C Unit 12Type C Unit 13Type C See sheet PR-9 for Unit Plan See sheet PR-9 for Unit Plan See sheet PR-9 for Unit Plan See sheet PR-9 for Unit Plan See sheet PR-12 for Unit Plan See sheet PR-11 for Unit Plan See sheet PR-10 for Unit Plan See sheet PR-10 for Unit PlanSee sheet PR-9 for Unit Plan See sheet PR-9 for Unit Plan See sheet PR-7 for Unit Plan See sheet PR-7 for Unit Plan See sheet PR-8 for Unit Plan C A-5.3 B A-5.3 A A-5.3 Project No.Date Reviewed Architect of Record Drawn By Issue Dates No. Description Date Use of Architect's Drawings Sheet No.Description 139 South Hudson Ave., Suite 300 Pasadena, California 91101 626.396.9599 www.tgarch.net Do not scale drawings. Contractor shall verify and be responsible for all dimensions and conditions on the site and Tyler Gonzalez Architects, Inc., shall be notified immediately of any variations from the dimensions and conditions indicated on these drawings. Drawings, specifications, and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. Visual contact with these documents constitute prima facia acceptance of these conditions. 907-915 Arcadia Avenue Arcadia, CA 91007 14-10 09-15-14RT JG x North Elevation - at Grid Line A Scale: 1/8" = 1'-0" 1st Floor0.00 2nd Floor0.00Top Plate00.00 Typical Roof Slope 4 12 8 10 5 10'-0"9'-0" 27'-5 1/4" Unit 10 Unit 12 1 3 10 2 West Elevation - at Grid Line 10 Scale: 1/8" = 1'-0" 1st Floor0.00 2nd Floor0.00Top Plate00.00 Typical Roof Slope 4 12 Unit 12 Unit 13 Unit 8 Unit 9 Unit 3 A B C D E F G H 10'-0"9'-0" 26'-2 1/8" 1 3 2 54 11 1 32 12 10 11 1 2 3 5 10 10'-0"9'-0" 1'-0" 10'-0"9'-0" Natural Grade506.6' Natural Grade511.66' East Elevation - at Grid Line 1 Scale: 1/8" = 1'-0" 1st Floor0.002nd Floor0.00 Top Plate00.00 Typical Roof Slope 4 12Unit 5 Unit 11 Unit 10 1 1 F E D C B A 10'-0"9'-0" 27'-3 1/8" 25'-8 1/8" Unit 1 1 10 3 2 10 1 10 3 2 5 5 1 10 3 2 54 11 10'-0"9'-0"1'-0" 1'-0" Unit 4 11 South (Front) Elevation - at Grid Line H Scale: 1/8" = 1'-0" 1st Floor2nd FloorMain Top Plate Typical Roof Slope 4 12 Unit 3 Unit 2 Unit 1 10 9 6 2 1 10'-0"9'-0" 26'-3 1/8" 10 3 4 10 9 1 4 10'-0" 1'-0" High top plate 2 Exterior ElevationsPR-13 Typical Class A, Concrete Tile Roof: Eagle RoofingColor: #2690 "Pewter", Capistrano Bronze Blend Typ. Exterior Walls:Exterior Plaster, Sand Finish - Integral Color: La Habra #X-81 585 "Charleston" Windows:Eagle Andersen, Vinyl Casement Windows Color: Stormy Blue Windows shall be recessed minimum 2" from face of exterior walls. Typical. Exterior Entry Doors: Jeld-Wen Arch, Fiberglass Group #1321, 1-Panel, Plank in Walnut Decorative Metal Balconies and Railings: Chapala Iron Co. Painted Black Low Walls 48" Max Height, Concrete Block with Plaster Finish with Decorative Wall Cap Architectural FoamstoneMerlex Color #P-5600 "Cargo" Ornamental Metal Gates: Chapala Iron Co. Painted BlackOrnamental Exterior Lights: Type 1 - Wall-Mounted FixtureHinkley Bolla #26340B-GU24 Type 2 - Ceiling FixtureHinkley Bolla #26330B-GU24Decorative Stonework at Exterior Windows and Entry Doors: Architectural FoamstoneMerlex Color #P-5600 "Cargo" Decorative Wood at Eaves, Rafters, and Trellis: Olympic Elite Semi-Transparent Color: #708 Walnut Decorative Plaster Band: Color same as exterior wall Decorative Metal Work at Window: Painted Black 123456789 101112 Elevation - Keynotes Typical All Elevations Project No.Date Reviewed Architect of Record Drawn By Issue Dates No. Description Date Use of Architect's Drawings Sheet No.Description 139 South Hudson Ave., Suite 300 Pasadena, California 91101 626.396.9599 www.tgarch.net Do not scale drawings. Contractor shall verify and be responsible for all dimensions and conditions on the site and Tyler Gonzalez Architects, Inc., shall be notified immediately of any variations from the dimensions and conditions indicated on these drawings. Drawings, specifications, and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. Visual contact with these documents constitute prima facia acceptance of these conditions. 907-915 Arcadia Avenue Arcadia, CA 91007 14-10 09-15-14RT JG x 10 3 1 9'-0" 5 1 3 5 1 3 6 9 Unit 9 Unit 7 Unit 5 10'-0" 24'-11 1/8" 2 4 2 4 27'-4 1/2" South Elevation - at Grid Line F Scale: 1/8" = 1'-0" 1st Floor0.002nd Floor0.00Top Plate00.00 Typical Roof Slope 4 12 F D E 10'-0"9'-0" 27'-5" 1 5 11 12 Unit 6 Unit 7 West Elevation - at Grid Line 7 Scale: 1/8" = 1'-0" 1st Floor0.00 2nd Floor0.00 Top Plate00.00 Typical Roof Slope 4 12 North Elevation - at Grid Line D Scale: 1/8" = 1'-0" 1st Floor0.002nd Floor0.00Top Plate00.00 Typical Roof Slope 4 12 Elevator 1 3 10 Unit 4 Unit 6 Unit 8 1 2 3 4 5 9 1 3 2 4 5 10 10'-0"9'-0" 5 9 East Elevation - at Grid Line 7 Scale: 1/8" = 1'-0" 1st Floor0.002nd Floor0.00 Top Plate00.00 26'-1 7/8" H G F E D 10'-0"9'-0" 24'-8 3/4" Unit 2 Unit 9Unit 81 2 3 5 9 8'-11" Elevator 10 7 5 10'-0"10'-0" 27'-6" 1 2 3 1110 Unit 11 25'-0" South Elevation - at Grid Line C Scale: 1/8" = 1'-0" 1st Floor0.002nd Floor0.00Top Plate00.00 Typical Roof Slope 4 12 2 4 6 8 10 10'-0"9'-0" 24'-7 1/2" 22'-5 5/8" 1 23 9 Unit 1 Unit 2 Unit 3 North Elevation - at Grid Line G Scale: 1/8" = 1'-0" 1st Floor0.002nd Floor0.00Top Plate00.00 Typical Roof Slope 4 12 Typical Class A, Concrete Tile Roof: Eagle RoofingColor: #2690 "Pewter", Capistrano Bronze Blend Typ. Exterior Walls:Exterior Plaster, Sand Finish - Integral Color: La Habra #X-81 585 "Charleston" Windows:Eagle Andersen, Vinyl Casement Windows Color: Stormy Blue Windows shall be recessed minimum 2" from face of exterior walls. Typical. Exterior Entry Doors: Jeld-Wen Arch, Fiberglass Group #1321, 1-Panel, Plank in Walnut Decorative Metal Balconies and Railings: Chapala Iron Co. Painted Black Low Walls 48" Max Height, Concrete Block with Plaster Finish with Decorative Wall Cap Architectural FoamstoneMerlex Color #P-5600 "Cargo" Ornamental Metal Gates: Chapala Iron Co. Painted BlackOrnamental Exterior Lights: Type 1 - Wall-Mounted FixtureHinkley Bolla #26340B-GU24 Type 2 - Ceiling FixtureHinkley Bolla #26330B-GU24Decorative Stonework at Exterior Windows and Entry Doors: Architectural FoamstoneMerlex Color #P-5600 "Cargo" Decorative Wood at Eaves, Rafters, and Trellis: Olympic Elite Semi-Transparent Color: #708 Walnut Decorative Plaster Band: Color same as exterior wall Decorative Metal Work at Window: Painted Black 123456789 101112 Elevation - Keynotes Typical All Elevations Exterior ElevationsPR-14 Project No.Date Reviewed Architect of Record Drawn By Issue Dates No. Description Date Use of Architect's Drawings Sheet No.Description 139 South Hudson Ave., Suite 300 Pasadena, California 91101 626.396.9599 www.tgarch.net Do not scale drawings. Contractor shall verify and be responsible for all dimensions and conditions on the site and Tyler Gonzalez Architects, Inc., shall be notified immediately of any variations from the dimensions and conditions indicated on these drawings. Drawings, specifications, and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. Visual contact with these documents constitute prima facia acceptance of these conditions. 907-915 Arcadia Avenue Arcadia, CA 91007 14-10 09-15-14RT JG x Front View Looking East Front View Looking West View along Main Garden View Along Entry SD Concept RenderingsPR-15 Street View Along Arcadia Avenue View of Garden Along Entry Project No.Date Reviewed Architect of Record Drawn By Issue Dates No. Description Date Use of Architect's Drawings Sheet No.Description 139 South Hudson Ave., Suite 300 Pasadena, California 91101 626.396.9599 www.tgarch.net Do not scale drawings. Contractor shall verify and be responsible for all dimensions and conditions on the site and Tyler Gonzalez Architects, Inc., shall be notified immediately of any variations from the dimensions and conditions indicated on these drawings. Drawings, specifications, and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. Visual contact with these documents constitute prima facia acceptance of these conditions. 907-915 Arcadia Avenue Arcadia, CA 91007 14-10 09-15-14RT JG x Aerial View from the East Aerial View looking SE Aerial View looking NW SD Concept RenderingsPR-16 Aerial View from the West Project No.Date Reviewed Architect of Record Drawn By Issue Dates No. Description Date Use of Architect's Drawings Sheet No.Description 139 South Hudson Ave., Suite 300 Pasadena, California 91101 626.396.9599 www.TGArchitects.net Robert C. Martin No. 1992 Exp. 7-31-15SD N A L D E SNECI L CETIHCRAEPAC T S T AT E OF C A L I F O R NIA Do not scale drawings. Contractor shall verify and be responsible for all dimensions and conditions on the site and Tyler Gonzalez Architects, Inc., shall be notified immediately of any variations from the dimensions and conditions indicated on these drawings. Drawings, specifications, and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. Visual contact with these documents constitute prima facia acceptance of these conditions. 907-915 Arcadia Avenue Arcadia, CA 91007 Plant Palette TreesX - 24" Box Giejera parviflora Australian Willow X - 24 " Box Lagerstroemia 'Muskogee' Lavender Flowering Crape Myrtle X - 24" BoxParkinsonia aculeata 'Desert Museum' Mexican Palo Verde X - 24" Box Podocarpus macrophylla (Natural Standard) Yew Pine ShrubsX - 5 Gallon Lantana 'Lemon Swirl'Variegated Lantana X - 5 Gallon Nandina domestica compacta Compact Heavenly Bamboo X - 5 Gallon Phormium 'Margaret Jones'New Zealand Flax X - 15 Gallon Strelitzia reginae Bird of Paradise X - 5 Gallon Pittosporum tenuifolium 'Silver Sheen' Kohuhu X - 15 Gallon Podocarpus gracilior elongata (Espaliered)Fern Pine X - 15 Gallon Podocarpus macrophylla (Columnar)Yew Pine PerennialsX - 5 Gallon Agave attenuata Variegata Variegated Fox Tail Agave X - 5 Gallon Aloe vera 'Yellow'Medicinal Aloe X - 5 Gallon Nassella tenuissima Mexican Feather Grass X - 5 Gallon Pennisetum setaceum 'Rubrum' Purple Fountain Grass Ground CoversFlatted Aptenia cordifolia 'Red Apple' Baby Sun Rose (Plant at 9" On Center) Flatted Gazania 'Copper King' Copper King Gazania Sodded Festuca arundinacea 'Marathon III' Tall Fescue Lawn/Turf D-3 D-2 D-11 D-10 D-1 D-3 D-2 D-11 D-10 D-1 D-6 D-3 D-3 D-12 D-3 D-12 D-6 D-3 D-3 D-12 D-6 D-9 W-1 D-5 D-2 D-6 D-9 W-1 D-5 D-2 D-6 D-9 W-1 D-5 D-2 D-6 D-9 W-1 D-5 D-2 D-6 D-9 W-1 D-5 D-2 D-13 D-2 D-6 D-9 W-1 D-5 D-2 D - 3 D -2 D-11DD-DD 111111111-1D-DD-DD-DDD11D 1 DD 11111 11 D-11 D-101 D101 D-10 DDDDDDDDDDDDDD D -3 D-12D-D12D-12 D -3 D -12 D -9 D -2 D-6D-6 D-5D5 D -1 3 D -12 D-5D5 D-6D-6 D -9 D -2 D-5D-5 D-6D6 D -9 D -2 111D-11DDDDDD---1-1111111111111 111D-11D11DDDDDD D -3 D -2 D-10- D10D-10 D-5D-5 D -2 D-6D6 D -9 D- D -2 D-6D-6 - 9 D-5D5 D-6D-6 D -9 D -2 D-5D5 (511.72)(511.67)(511.53)(511.78) (511.66) (511.32)(511.68)(511.67) (511.68) (510.70) (511.23) (510.84)(510.42)(510.06) (510.27) (510.09) (509.70) (511.57) (510.93)(510.90) (511.57) (510.67)(510.59)(510.42)(510.68) (510.53)(511.01)(510.36) (510.26) (510.22)(510.05)(510.21)(510.36)(510.28) (507.00) (508.38) (508.29) (508.62) (508.85)(508.94) (509.11)(509.19)(509.22) (509.40) (510.00) (510.04) (509.75) (510.59) (509.33) (509.41)(509.42) (509.96) (509.91)(509.89)(509.82)(509.80) (509.44)(509.45)(509.88) (509.45) (509.61) (509.47) (509.62)(509.71) (508.44) (508.45)(508.55) (507.83)(507.78)(508.66) (508.11) (508.48) (508.33)(508.57) (508.57) (508.57)(508.64) (508.63) (508.37) (508.43) (508.38)(509.58)(508.12) (507.70)(507.57) (507.67) (506.85)(506.73) (506.59)(506.31)(506.21) TC(506.09)FL(505.41)(505.43)(505.72) (507.19) (510.31) (507.75) (509.89) (507.75) (507.91) (507.90) (508.23)(507.97) (507.97)(507.70) (507.48) (509.02) (507.18) (506.86) TC(506.86)FL(506.30) (507.10) TC(506.70)FL(506.03) TC(506.49)FL(505.82) (506.67)(506.47) TC(505.94)FL(505.30) (505.40) 1" IP LS 5189 L&T LS 5189 W/M (506.88) L&T LANDSCAPE LANDSCAPE LANDSCAPE CONCPATIO CONCPATIO A/C D/W A/C D/WA/C D/W A/C D/W A/C D/W A/C D/W A/C D/W D/W EX. GARAGE EX. HOUSEFF EX. HOUSEFF EX. HOUSE FF EX. HOUSEFF EX. HOUSE 4' H C FENCE N 86¡10'25" E 115.00' N 86¡10'13" E 70.00' N 03¡48'43" W 180.00 N 03¡48'43" W 270.22' 4' H C FENCE 4' H C FENCE 4' H CBW 4' H CBW 10' H CBW 10' H CBW 6' H CBW 6' H CBW 6' H CBW 6' H CBW 1' H CBW PP POWER LINEUTILITY LINE POWER LINEUTILITY LINESTORAGE STORAGE WALKWAY WALKWAY A/C D/W FD 1" IP LS 5189 FD L&T LS 5189 (510.28) (510.19) (510.33)(510.28) (510.01) (510.18) (510.51) (510.39) (509.46) (509.55) (509.31) (509.23) (509.15)(509.18) (508.50)(508.65) (508.70)(509.66) (509.46)(509.22) (509.11)(508.98)(509.00) (508.93)(508.62) (508.65)(508.66) (508.64)(508.54) (508.38) (508.11)(508.11) (508.26)(508.29) (508.35)(508.10)(508.00) (507.97) (507.57) (507.49) (507.46)(507.43) (512.35) (507.51) (507.58)(507.48)(507.44)(507.53) (507.45) (507.12) (507.26)(506.78) (506.97) (506.60) (506.00)(506.06)(506.24) TC(505.83)FL(505.14)(505.05)(504.90)TC(505.42)FL(504.90)(504.89) (505.61) (507.55) (508.08) (506.96) W/M (509.70)FFEX . GARAGE EX. GARAGE EX. HOUSE FF LANDSCAPE A/C D/W A/C D/W A/C D/W A/C D/WD/W26"¯24"¯18"¯ 6"¯ 6"¯6"¯ 15"¯ 6"¯ 10' H CBW10' H CBW 5' H C FENCE 6' H W FENCE 5' H C FENCE 5' H C FENCE WALKWAY WALKWAY LANDSCAPE BUSH BUSH BUSH BUSH BUSH BUSH BUSH POWER LINE POWER LINEUTILITY LINE FD L&T LS 5189 N 03¡48'43" W 90.22' N 86¡10'25" E 45.00' N 03¡48'43" W 180.00 (505.28)(505.59) 6' H CBW )5) . 509(5509(5 ) 55509(55 .. .000 ))) 211 22 0 . 10 )) 2211 2 0 10 HSHUSBUB USHBUB HSHUSBUB )) 8)) 180.100000 1 18) 0010000 1 E CENCENEF CC HH 44 ) 8)18 0 1 000 1 00 . 000022211 888 )))) 4 H BBCUU SS HHENCE 18) 0 1 000 1 0 1 8 ) 018)000 1 0 1 8 ) USHBUBB U S HBUSHBB U S H )) 2 1 2 0 100 2 1 4 H 1 H 4444 HH 1 HH X H EEX.X . 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FS 509.06 FS 509.06 FS 507.65 FS 507.65 FS507.65 FS 507.53 FS 2.4 % down 507.31 FS 1.5 % down 4.0 % down +/- 506.19 ETC 506.39 FS 2.0 % down 507.65FS 4.3 % down +/- 506.59 ETC +/- 506.79 506.70 ETC 506.03 EFL506.86 ETC 506.30 EFL 507.06 FS 509.06 FS509.06 FS 2.5 % down 18.8% CBW EEEEEEEEEEEEEEEEEEEEEE ) 91) TYLLLLL UTTIILLI TIILLI UTILIUTILI LL I TYLL UTILI LL I TILITY LII UTIUTIL Y LINLLL NE TILL Y N TYLL UTILI LL I TYLL UTILI LL I UU LILLLLILLL TY LII TY LII UTILUTILLLLL NENN ENENN (508(550(550(5500(50(50(5050 ((((((5((( 5 (( 57777 8 5 8 55 8 55785858585757 8888888888888 OROROR 088(( 88((( 8(( ST5D S5 n LANLLLANLL EXEEEEXEEXEXEEEEEEEEXEEEEXEE ) (507.18) (506.86)TC(506.8TC(506.70)FL(506.03) ) L&T 97 77 7) 7 77 ) 23 0 )) W50W/MM )) W/MW M WWW/W/W 06.88)) 8 50688))0688)) 8)) 8 00 ))))))) 0 )0)) 000¯0)5 WW )) 5 ) 5¯5 507. 0)0)0))0)00 )) W/M.88)) W 06.880W.88 )))))) 8888 )) W/M8)) W 06.88)W )) 7)77 97).9797 7.7.97 .97.7. 999 7 (5 3 (5(5(5 7 8.23508.28.2 ) (5(5(( 7(507(507(50500 5 0 9 7707707007 506.706 50 ETCETTC ETC 506.036 550 EFL 06.866 50 ETC 506.306 55 EFL 507.0 6 FS 506.8 (((( 506.8 (5((((( 3)(505.7TC(506.49)FL(505.82) 8) (5007.488) (507077( 5) 85)73) ( 06 (506.773) 00 3)5) 07 8) 47))))) 7 )7)7 7))) 9)9)W 9)447W )) 7)) 7)))7))))7))) (550(5500 ( 07505(5((( (506506 6(5050 6(50606.85) ( 06.73(50 ( 0 06 3 506650 ( 5) 85) ( 7373733 7 85 WW .447.448 7.4877777 487477 44444848)4844 .47.40747 0 7 4 7477 44(((( SSSSSS FSSSSS FSS FSFFFFFFSSS FSSSSFS +/ - 506.19 ETC 506. 39 .. 00 FS 2. 0000 % doo wn o 4.34.3 %% wnoww 9 ETC +/- 79 506.. +/ - 506.59 ET5 9 59 ET 79 59 ET 79 FFFFFFF 44 ow FFFFFFFF 44 ow TC(506.09)FL(505.41)3) TC(505.94)FL(505.30) TC(505.83)FL(505.14)(505.05) ( 5 (( 5 ( 5555555 )))))))))))) (((((((( +/-+/-+/- . 23 F S 506... 505.835 50 ETC 505.145 550 EFL 506. 0 6 .. FS .66 FS 505.945 5 ETC 505.305 5 FL 506.096 550 ETC 505.415 50 EFL +/ - 506.03 ETC5 4 .9 % down (505.43)3)3)) .6. 43)) .6. 43)506.49 ETC 505.82 EFL Design Concept Site Plan Scale: 1/8" = 1'-0" North Street Tree CinnamomumcamphoraCamphor Tree Shall Remain Street Tree CinnamomumcamphoraCamphor Tree Shall RemainStreet Tree CinnamomumcamphoraCamphor Tree Remove & Replace Off-SiteExistingEucalyptusTree AC AC AC AC AC ACAC 18" High CMUGarden Planter Wall 24" High CMUGarden Planter Wall 18" High CMUGarden Planter Wall 42" High CMUGarden Wall 24" High CMUGarden Planter Wall 60" High CMUGarden Planter Wall 24" High CMUGarden Planter Wall 18" High CMUGarden Planter Wall 18" High CMUGarden Planter Wall 18" High CMUGarden Planter Wall 24" High CMUGarden Planter Wall 24" High CMUGarden Planter Wall 18" High CMUGarden Planter Wall 24" High CMUGarden Planter Wall 18" High CMUGarden Planter Wall 18" High CMUGarden Planter Wall 18" High CMUGarden Planter Wall 24" High CMUGarden Planter Wall 18" High CMUGarden Planter Wall 42" High CMUGarden Wall 42" High CMUGarden Planter Wall 24" High CMUGarden Planter Wall Bench 42" High CMUGarden Wall 24" High CMUGarden Planter Wall42" High CMUGarden Wall Mow Curb Mow Curb LawnLawn Lawn Lawn Lawn Lawn Bench Bench 42" High CMUGarden Planter Wall42" High CMUGarden Planter Wall Patio Entry EntryPatio PatioPatio 42" High CMUGarden Planter Wall PatioEntry 42" High CMUGarden Planter Wall Patio Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry Patio Patio PatioPatio PatioPatio Patio Patio Patio Patio 2'-0"18'-0"3'-0" 60" High CMUGarden Planter Wall 60" High CMUGarden Planter Wall 18" High CMUGarden Planter Wall 24" High CMUGarden Planter Wall 24" High CMUGarden Planter Wall 42" High CMUGarden Planter Wall 42" High CMUGarden Planter Wall 42" High CMUGarden Planter Wall AC AC 509.08 FF 509.08 FF 509.08 FF 509.08 FF 509.08 FF 509.08 FF 509.08 FF 509.08 FF 509.08 FF 509.08 FF 507.67 FF507.67 FF 507.67 FF Patio Patio Patio Patio Patio 60" High CMUGarden PlaXnter Wall 42" High CMUGarden Planter Wall 60" High CMUProperty Line Wall Plaster Finish. 48" High CMUProperty Line Wall. Plaster Finish. 60" High CMUProperty Line Wall. Plaster Finish.60" High CMUProperty Line Wall. Plaster Finish. 60" High CMUProperty Line Wall. Plaster Finish. 60" High CMUProperty Line Wall. Plaster Finish. 60" High CMUProperty Line Wall. Plaster Finish. 36" High CMUProperty Line Wall. Plaster Finish. 60" High CMUProperty Line Wall. Plaster Finish. 42" High CMUProperty Line Wall. Plaster Finish. 24" High CMUGarden Planter Wall 1'-6" IrrigationReducedPressureBackflowPreventerIrrigationReducedPressureBackflowPreventer DomesticWaterReducedPressureBackflowPreventer 42" High CMUGarden Planter Wall 60" High CMUGarden Planter Wall 24" High CMUGarden Planter Wall 24" High CMUGarden Planter Wall 60" High CMUGarden Planter Wall AC Design Concept Site Plan L-1 Attachment No. 5 Attachment No.5 Preliminary Exemption Assessment FORM “A”– Preliminary Exemption Assessment CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT 1.Name or description of project:TTM 73324; MP 14-22; & MFADR 14-21 2.Project Location –Identify street address and cross streets or attach a map showing project site (preferably a USGS 15’ or 7 1/2’ topographical map identified by quadrangle name): 907-915 Arcadia Avenue (Cross streets– Sunset Blvd and Golden West Ave) 3.Entity or person undertaking project: A. B. Other (Private) (1)Name Meilinium Investment, LLC (2)Address 2398 Bateman Ave. Irwindale, CA 91010 4.Staff Determination: The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)" has concluded that this project does not require further environmental assessment because: a.The proposed action does not constitute a project under CEQA. b.The project is a Ministerial Project. c.The project is an Emergency Project. d.The project constitutes a feasibility or planning study. e.The project is categorically exempt. Applicable Exemption Class: 15332 - Class 32 (Infill Development). f.The project is statutorily exempt. Applicable Exemption: g.The project is otherwise exempt on the following basis: h.The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: Date: February 10, 2015 Staff: Tim Schwehr, Associate Planner Attachment No. 6 Attachment No.6 300-foot Radius Map