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HomeMy WebLinkAboutItem No. 3 - 1046 Fairview Ave. - Appeal
DATE: September 13, 2016
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Jordan Chamberlin, Assistant Planner
SUBJECT: APPEAL OF THE DENIAL OF MULTIPLE-FAMILY ARCHITECTURAL
DESIGN REVIEW NO. MFADR 15-19 AND MODIFICATION
APPLICATION NO. MP 16-05 WITH A CATEGORICAL EXEMPTION
FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
FOR A FIVE UNIT CONTEMPORARY STYLE MULTIPLE-FAMILY
DEVELOPMENT PROJECT AT 1046 FAIRVIEW AVENUE
Recommendation: Deny Appeal
SUMMARY
The applicant and architect, Mr. Norberto Nardi, is appealing the Development Services
Department’s denial of the architectural design review and a five unit, “California
Contemporary” style, multiple-family development, with a subterranean garage at 1046
Fairview Avenue. The project also includes a modification to allow a portion of the
building to encroach into the required street side yard setback, for an ADA chairlift and
basement parking stairwell to be located within the required front yard setback, and to
allow the air conditioning units to be located within the required interior side yard
setback. It is recommended that the Planning Commission deny the appeal.
BACKGROUND
The subject property is 10,298 square foot, reverse corner lot zoned R-3, High Density
Multiple-Family Residential. The site is currently developed with a 2,167 square foot,
one-story, Ranch style duplex with a detached two-car garage constructed in 1950. The
property is located at the southeast corner of Fairview Avenue and S. Sunset Boulevard
– see Attachment No. 1 for an Aerial Photo with Zoning Information & Photos of the
Subject Property and Vicinity. This portion of Fairview Avenue and S. Sunset Boulevard
is a mix of large and small scale multiple-family developments in a range of architectural
styles. The age of the structures ranges from the 1950’s to more recent construction in
2014.
A Certificate of Demolition was approved on June 14, 2016. The evaluation by an
Architectural Historian found that the existing structures are not historically significant
because the residences are a common in type and style that does not possess high
Appeal MFADR 15-19 & MP 16-05
1046 Fairview Avenue
June 14, 2016 – Page 2 of 7
artistic value and has not been associated with any significant events or persons. The
Historian’s report is included as Attachment No. 2.
The applicant, Mr. Norberto Nardi of Nardi Associates, LLP, on behalf of the property
owner, Mr. Tin-Jon Syiau of RAC Development, Inc., submitted Multiple-Family
Architectural Design Review No. MFADR 15-19 on August 14, 2015. The original
application submittal was for a five unit, “California Contemporary” style, multiple-family
development with subterranean parking – see Attachment No. 4 showing the First
Submittal of Architectural Plans. Planning Services found that this proposal did not meet
the City’s Multiple-Family Residential Design Guidelines ("Design Guidelines"), and
issued an incompletion letter on September 24, 2016. Among the items identified as
incompatible with the surrounding neighborhood and inconsistent with the Design
Guidelines were the architectural style and details, bulk, mass, and scale of the
proposed residence and neighborhood compatibility – see Attachment No. 5 for the
Incompletion & Denial Letters. One additional design submittal followed on February 8,
2016, in which modest improvements were made in regards to the architectural style,
bulk, mass, and scale of the proposal but staff did not find the revisions to the
architectural style to be substantial enough to be deemed consistent with the Design
Guidelines. Staff’s response to the submittal was that further revisions were needed to
the architectural style, details, and facade – see Attachment No. 4. A third design
submittal was received on June 2, 2016 (the latest proposal) - see Attachment No. 3.
Modification Application No. MP 16-05 to allow a portion of the building to encroach into
the required street side yard setback, for an ADA chairlift and basement parking
stairwell to be located within the required front yard setback, and to allow the air
conditioning units to be located within the required interior side yard setback was also
submitted at this time. Additional changes to the design were made from the previous
submittal to try and address staff’s comments, however staff did not find the changes to
be sufficient enough for the proposal to be consistent with the Design Guidelines.
On July 28, 2016, the Development Services Department issued a denial letter (see
Attachment No. 5) for the project, based on a determination that the architectural design
is inconsistent with the Design Guidelines because the scale and bulk of the proposed
building dominates the site and neighborhood and the style is not harmonious or
compatible with the characteristics of other buildings in this neighborhood. On August
4, 2016, the applicant filed an appeal of the Development Services Department’s
decision – see Attachment No. 6. Appeals of Multiple-Family Architectural Design
Review decisions by staff are heard before the Planning Commission. The Planning
Commission may approve, conditionally approve, or deny the appeal/proposed design.
PROPOSAL
The project is for a five unit, town-house development, which meets the minimum
density of 30 dwellings per acre. Each two story unit will have approximately 1,700 –
1,900 square feet of living area, three bedrooms, three bathrooms, and two garage
parking spaces with direct access to the unit from the subterranean parking garage. The
new building will have a maximum height of 26’-7”, where a maximum of 30’-0” is
allowed. All units will have a minimum of 350 square feet of private outdoor area in the
form of patios and balconies.
Appeal MFADR 15-19 & MP 16-05
1046 Fairview Avenue
June 14, 2016 – Page 3 of 7
Proposed front elevation facing Fairview Avenue
The architecture of the proposed design is “California Contemporary” and includes flat
concrete tile roofing and stucco walls; multiple neutral roof and wall colors are used to
differentiate each unit, wood louvers over the windows, wooden architectural features,
and reveal patterns added into the stucco add detail to the façade and overall design.
The building will be setback of 30’-0” from the front property line, which exceeds the
required 25’-0” front yard setback for the R-3 zone, and complies with the 30’-0” special
setback for this portion of Fairview Avenue. An 18’-8” rear yard setback, which is
greater than the required 10 foot rear yard setback, and a 10 foot interior side yard,
which meets the minimum required setback, are proposed.
The applicant is also requesting approval of the following Zoning Modifications:
1. A 21’-0” street side yard setback along South Sunset Boulevard where 25’-0” is
required to allow a portion of the interior building stairwell to encroach;
2. Allow an ADA Chairlift and basement parking stairwell to be located within the
required front yard setback; and
3. Allow the air conditioning units to be located 3’-0” from the easterly side property
line within the required 10’-0” interior side yard setback.
Proposed street side elevation facing S. Sunset Boulevard
Appeal MFADR 15-19 & MP 16-05
1046 Fairview Avenue
June 14, 2016 – Page 4 of 7
ANALYSIS
Architectural Design
Staff found the proposed architectural style to be inconsistent with the City’s Design
Guidelines. This portion of Fairview Avenue and S. Sunset Boulevard is a mix of large
and small scale multiple-family developments in a range of architectural styles. Although
Contemporary architectural style could work in this area due to the wide variety of
styles, staff found the proposed design to be inconsistent with the scale and bulk of the
surrounding neighborhood and not harmonious or compatible with the characteristics of
other buildings in the neighborhood.
On the north elevation, facing Fairview Avenue, staff commented during the design
review process that the elevation needed to be revised and redesigned to look like the
front of the building rather than the interior side of the building, especially given it is a
corner lot and has exposure on both sides of the streets. Staff suggested revisions to
the style, layout, massing, articulation, window and door placement, façade and
architectural details. Instead, only minor changes were made to the windows, roofline,
and architectural details. Staff did not find these revisions to be sufficient enough to be
consistent with the Design Guidelines.
On the west elevation, facing S. Sunset Boulevard, staff commented on the
repetitiveness, and lack of variation between the units, the massing and scale which
emphasized the second story due to the balconies and two story wall planes. With
regards to the architectural features, windows and doors, and front yard fencing, Staff
suggested eliminating the louvers, and incorporate breaks in the two story wall planes to
add visual interest at the building faces. Additionally, the roof needed to be redesigned
to avoid a disjointed appearance, and oversized balconies needed to be reduced to give
it a lighter appearance on the second floor. Furthermore, a different contemporary style
home was highly recommended since the placement and/or style of the architectural
features such as the louvers that looked like a ladder or caged-like appearance,
oversized windows and doors on the second floor on every unit gave the development a
monotonous appearance.
Although changes were made to the roofline, two story wall planes, minor changes to
the articulation were incorporated, the balconies were reduced in size, the fencing was
lowered, and each unit was given a different roof tile color and stucco color, Staff still
did not find these changes to be adequate to address the concerns stated throughout
the design review process. In fact, the changes that were made affected the overall
architectural style of the building that it did not have a cohesive appearance. The use of
five different colors for the stucco and roof tile is inconsistent with the Design Guidelines
which encourages simplicity and is not compatible with other buildings in the
neighborhood. The emphasis on the second story and mass of the building was still
emphasized by two story louvered wall planes, the style and sizes of windows and
doors, and . The combination of these elements contributes to the proposal appearing
massive and incompatible with the surrounding neighborhood.
Appeal MFADR 15-19 & MP 16-05
1046 Fairview Avenue
June 14, 2016 – Page 5 of 7
Modifications
Due to the subject property being a narrow, corner lot and the 30’-0” front yard setback
that is being provided to accommodate the special setback, the applicant is requesting
several Zoning Modifications. One of the modifications is to allow an handicap ADA
chairlift and basement parking stairwell to be located within the required front yard
setback. Setback modifications that are needed to accommodate persons with disability
are typically handled administratively but this request is included with the other
applications subject to the Commission’s review because it is part of the overall site
design. The proposed locations of the stairwell and ADA chair lift provide the most
convenient path of travel between the ADA accessible unit, the handicap guest parking
space, and the public rights-of-way. Landscaping and fencing around the stairwell and
chair lift landings will minimize the impacts to the streetscape.
There is a portion of the stairwell in each unit that encroaches into the required street
side yard setback of 25’-0” On S. Sunset Boulevard. . Due to the narrowness of the lot,
the required size of the parking stalls, and back up space, it may not possible to
relocate the stairwell outside the required setback area without redesigning the project.
An alternative would be to remove the stairwell and use a common stairwell. This would
result in the driveway also being used by pedestrians; for safety reasons this is
discouraged. Staff finds the encroachment to be minimal impact to the streetscape
since it will be screened from public view by fencing and landscaping.
The applicant is also requesting to locate the air conditioning units within the required
10’-0” interior side yard setback, 3’-0” from the property line. The air conditioning units
will be located adjacent to the private open space for the neighboring property, 1044
Fairview Avenue. It is staff’s opinion that the size of the first floor could be reduced to
accommodate the air conditioning units. Staff is not supportive of this modification
request.
FINDINGS
Architectural Design
The Design Guidelines do not impose an overriding style but does encourage
improvements to respect or improve the neighborhoods character, be sensitive to the
site and its surroundings, and be harmonious with the surrounding developments. It is
staff’s determination that the proposal would need to re-design for it to be deemed
compatible with the neighborhood and consistent with the City’s Multiple-Family
Residential Design Guidelines. Staff finds that the proposed project is inconsistent with
the following subsections of the design guidelines:
Site Planning (p.6):
The location, configuration, size, and design, of new buildings and structures, or
the alteration or enlargement of existing development shall be visually harmonious
with their sites and compatible with the character and quality of surrounding sites,
buildings, and structures.
Appeal MFADR 15-19 & MP 16-05
1046 Fairview Avenue
June 14, 2016 – Page 6 of 7
The height and bulk of proposed buildings and structures on the site should be in
scale and in proportion with the height and bulk of building and structures on
surrounding sites, and should not visually dominate their sites or the neighborhood.
Building Composition (p.9-12):
The architectural treatment of buildings and structures and their materials,
textures, and colors shall be visually harmonious with existing buildings and
structures, and surrounding development, and shall enhance the appearance of
the area.
New buildings should respond to or enhance the architectural elements of adjacent
buildings. By respecting the design details of existing structures such as rooflines
and building setbacks, transitional treatment between new and old will being to
develop.
The bulk and mass of new buildings should relate to the prevailing scale of existing
buildings.
The City’s Multiple-Family Residential Design Guidelines can be found at:
www.ArcadiaCa.gov/designguidelines
ENVIRONMENTAL ANALYSIS
The proposed project qualifies as a Class 32 Exemption from the requirements of the
California Environmental Quality Act (CEQA) as an in-fill development project under
Section 15332 of the CEQA Guidelines. Refer to Attachment No. 7 for the Preliminary
Exemption Assessment.
PUBLIC COMMENTS
Public hearing notices for this appeal were mailed by
August 30, 2016 to the property owners of those
properties within 100-feet of the subject property. As
of September 11, 2016, staff has not received any
additional public comments on this project.
RECOMMENDATION
It is recommended that the Planning Commission deny the Appeal to uphold the
decision of the Development Services Department to deny Multiple-Family Architectural
Design Review No. MFADR 15-19, deny Modification Application No. MP 16-05, and
find that the project is not consistent with the Multiple-Family Residential Design
Guidelines.
Appeal MFADR 15-19 & MP 16-05
1046 Fairview Avenue
June 14, 2016 – Page 7 of 7
PLANNING COMMISSION ACTION
Denial of Appeal and Denial of Modifications
If the Planning Commission intends to deny the Appeal and uphold the Development
Services Department’s denial of the application, and deny the Modification application,
the Commission should approve a motion to deny the Appeal, deny Multiple-Family
Architectural Design Review No. MFADR 15-19 and Modification Application No MP 16-
stating that the proposed design is not consistent with the City’s Multiple-Family
Residential Design Guidelines and the Modification findings.
Approval of Appeal and Approval of Modifications
If the Planning Commission intends to approve the Appeal and overturn the
Development Services Department denial, and approve the proposed design and
Zoning Modifications, the Commission should state the finding(s) that the proposal does
satisfy with reasons based on the record; and direct staff to prepare a resolution
incorporating the Commission’s decision, and specific findings for adoption at the next
meeting.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the September 13, 2016, Planning Commission meeting,
please contact Assistant Planner, Jordan Chamberlin by calling (626) 821-4334, or by
email to JChamberlin@ArcadiaCA.gov.
Attachment No. 1: Aerial Photo with Zoning Information & Photos of Subject Property
and Vicinity
Attachment No. 2: Historical Report
Attachment No. 3 Current Submittal Architectural Plans
Attachment No. 4: First Submittal Architectural Plans
Attachment No. 5: Incompletion & Denial Letters
Attachment No. 6: Appeal Letter
Attachment No. 7: Preliminary Exemption Assessment
Link to Multiple-Family Design Review Guidelines:
www.ArcadiaCA.gov/designguidelines
Attachment No. 1
Attachment No. 1
Aerial Photo with Zoning Information &
Photos of Subject Property and Vicinity
Property Characteristics
Zoning: R-3
General Plan: HDR
Lot Area (sq ft): 10,298
Main Structure / Unit (sq. ft.): 2,167
Year Built: 1950
Number of Units: 2
Overlays
Parking Overlay: n/a
Downtown Overlay: n/a
Special Height Overlay: n/a
Architectural Design Overlay: n/a
Site Address:
1046 FAIRVIEW AVE
Property Owner(s): Tin-Jon
Syiau
Selected parcel highlighted
Parcel location within City of Arcadia
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 09-Sep-2016
Page 1 of 1
PhotoAofAtheAsubjectAproperty,A1046AFairviewA venueAfromAFairviewA venue
PhotoAofAtheAsubjectAproperty,A1046AFairviewA venueAfromAS.ASunsetABoulevard
PhotoAofAtheApropertyAtoAtheAnorth,A1049AFairviewA venueAfromAFairviewA venue
PhotoAofAtheApropertyAtoAtheAnorth,A1049AFairviewA venueAfromAS.ASunsetABoulevard
PhotoAofAtheApropertyAtoAtheAeast,A1044AFairviewA venue
PhotoAofAtheApropertyAtoAtheAnorthwest,A1035AFairviewA venueA
PhotoAofAtheApropertyAtoAtheAeast,A1102AFairviewA venue
PhotoAofAtheApropertyAtoAtheAsouth,A1035AFairviewA venueA
PhotoAofAtheApropertyAtoAtheAnorthwest,A919ASASunsetABoulevard
Attachment No. 2
Attachment No. 2
Historical Report
Attachment No. 3
Attachment No. 3
Current Submittal Architectural Plans
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016
T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
©2010 NARDI ASSOCIATES LLPALL IDEAS, DESIGNS, ARRANGEMENTS, AND PLANS INDICATEDOR REPRESENTED BY THESE DRAWINGS ARE OWNED BY ANDARE THE PROPERTY OF NARDI ASSOCIATES LLP AND WERECREATED, EVOLVED, AND DEVELOPED FOR USE ON AND INCONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCHIDEAS, DESIGN, ARRANGEMENTS, OR PLANS SHALL BE USED BYOR DISCLOSED TO ANY PERSON, FIRM, OR CORPORATION,WITHOUT THE WRITTEN PERMISSION OF NARDI ASSOCIATES LLP.Project:Client:
05/31/2015
10156
ARCHITECTURAL DESIGN REVIEWADB
Fairview & Sunset 5-Unit Condominium
TITLE PAGEG100
SHEET INDEX
G100 - TITLE PAGES100 - SURVEYA000 - SITE PLANA001 - SETBACK PLANA002 - ROOF PLANA101 - FIRST FLOOR, PLAN +1'-0"
A102 - SECOND FLOOR, PLAN +10'-0"A103 - PARKING SUBLEVEL, PLAN -8'-0"A104 - PRELIMINARY GRADING PLANA105 - DRIVEWAY GRADING MODIFICAITONC1 - GRADING PLAN TITLE SHEETC2 - GRADING PLAN GROUND/1ST FLOORC3 - GRADING PLAN UNDERGROUND LEVELLD1 - LANDSCAPE PLANLD2 - TREE SURVEYA201 - SECTION A1 & B1A202 - ELEVATIONS NORTH & WESTA203 - ELEVATIONS SOUTH & EASTA204 - ARCHITECTURAL DETAILS
A205 - WINDOW & DOOR SCHEDULEA206 - DEMOLITION PLANA301 - MATERIALS BOARD
AREAS:TOTAL HEATED FLOOR AREA - SQ. FT.UNIT A: 1715UNIT B: 1749UNIT C: 1759
UNIT D: 1749UNIT E: 1910TOTAL: 88821ST FLOOR AREA - SQ. FT.UNIT A: 647UNIT B: 653
UNIT C: 669UNIT D: 653UNIT E: 7432ND FLOOR AREA - SQ. FT.UNIT A: 570UNIT B: 604
UNIT C: 598UNIT D: 604UNIT E: 669SUBLEVEL 1 FLOOR AREA (EXCL. GARAGE) - SQ. FT.UNIT A: 498UNIT B: 492
UNIT C: 492UNIT D: 492UNIT E: 498SUBLEVEL 1 UNHEATED GARAGE FLOOR AREA - SQ. FT.UNIT A: 390UNIT B: 385
UNIT C: 385UNIT D: 385UNIT E: 390TOTAL UNIT AREA (HEATED & UNHEATED) - SQ.FT.UNIT A: 2105UNIT B: 2134
UNIT C: 2144UNIT D: 2134UNIT E: 2300TOTAL: 10817
ELEVATIONS:GROUND: 0'-0"1ST FLOOR: (+) 1'-0"2ND FLOOR: (+) 10'-0"SUBLEVEL 1: (-) 8'-0"ROOF PEAK: 26'-7 21/32"PARKING-:PARKING SPACES REQUIRED:-TWO COVERED PARKING SPACES PER DWELLING.-ONE GUEST PARKING PER EVERY TWO DWELLINGS (ROUNDED UP).-ONE ADA VAN ACCESSIBLE PARKING SPACE PER 1 TO 25 TOTALPARKING SPACES PROVIDED.PARKING SPACES PROVIDED:SUBLEVEL 1:TOTAL PARKING SPACES: 13 U
NDERGROUND PARKING SPACESDWELLING UNIT PARKING SPACES: 10 (2 PER UNIT x5 UNITS)VISITOR PARKING SPACES: 3. 2 Regular, 1 ADA.(1 PER 2 DWELLINGS = 2.5 FOR 5 UNITS, ROUNDED UP TO 3)ADA PARKING SPACES: 1 ADA VAN PARKING WITH 8'-0" LOADING ZONE.
PROJECT DESCRIPTION1. THE PROJECT IS PROPOSED TO BE LOCATED AT THE CORNER OF SUNSET
AND FAIRVIEW IN A 0.24 ACRES PARCEL (EXCLUDING THE DEDICATEDPARKWAY) AND WITH AN ALLOWED DENSITY BETWEEN 1749 SF AND 1945 SF
PER UNIT.2. OUR PROPOSED 5
UNITS CONDO PROJECT ARE UNDER THE MAXIMUMALLOWED DENSITY ( SEE CHART).3. THE PROPOSED ARCHITECTURE AND LANDSCAPE STRATEGIES ARECELEBRATING THE NEIGHBORHOOD CHARACTER BY KEEPING IT WITHIN THEMAXIMUM HEIGHT ALLOWED, ARTICULATING THE IDENTITY OF EACH UNIT AND
MAXIMIZING THE USE OF LANDSCAPED OUTDOOR SPACES (PATIOS ANDENTRY BALCONIES).4. THE PARKING SPACES (A COMBINATION OF PRIVATE GARAGES FORRESIDENCES AND AVAILABLE SPACES FOR VISITORS COMPLYING WITH THEADA REQUIREMENTS) ARE LOCATED IN AN UNDERGROUND LEVEL, ACCESSED
FROM SUNSET .IN ORDER TO PROVIDE ACCESSIBILITY FROM THE PARKING TO
THE ENTRY LEVEL, IT IS PROPOSED THE INCORPORATION OF A CHAIR LIFT,
WHICH SURROUNDING WALLS DO NOT EXCEED THE HEIGHT OF ADJACENT
LOW BALCONY WALLS.5. EACH CONDO UNIT IS DEVELOPED IN THREE LEVELS, ONE UNDERGROUND
FOR GARAGE( UTILITY
ROOM AND STORAGE WITH NATURAL ILLUMINATIONTHROUGH A SKYLIGHT), AND TWO UPPER LEVELS HOUSING THE SOCIALSPACES AND SLEEPING QUARTERS.
BUILDING TYPE: CONDOMINIUMPROPERTY AREA (EXCLUDES CITY PARKWAY): 10,298 SQFT,0.24 ACRESPROPOSED DEVELOPMENT FOOTPRINT: 10,298 SQFTPROPOSED 1ST FLOOR FOOTPRINT: 3,367 SQFTNUMBER OF UNITS: 5NUMBER OF FLOORS: 3PROPOSED UNIT DENSITY: 1 UNIT/ 2059.6 SQFTMAXIMUM ALLOWED DENSITY: 1 UNIT/ 1450 SQFTMINIMUM ALLOWED DENSITY: 1 UNIT/ 2200 SQFTPROJECT INFORMATIONYARD SPACE PER UNIT - SQ. FT.UNIT A: FRONT 162, REAR 193UNIT B: FRONT 186, REAR 183UNIT C: FRONT 170, REAR 183UNIT D: FRONT 189, REAR 183UNIT E: FRONT 181, REAR 191REAR YARD PERCENTAGE LANDSCAPED:UNIT A: 105.1 SF @ 54.45% LANDSCAPEDUNIT B: 96.5 SF @ 52.73% LANDSCAPEDUNIT C: 96.5 SF @ 52.73% LANDSCAPEDUNIT D: 96.5 SF @ 52.73% LANDSCAPEDUNIT E: 104.7 SF @ 54.81% LANDSCAPEDFRONT YARD LANDSCAPING:TOTAL FRONT YARD AREA (FAIRVIEW): 2053 SFFRONT YARD LANDSCAPED AREA : 1248.39 SFPERCENTAGE LANDSCAPED: 60.78%
S100
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
©2010 NARDI ASSOCIATES LLP$//,'($6'(6,*16$55$1*(0(176$1'3/$16,1',&$7('255(35(6(17('%<7+(6('5$:,1*6$5(2:1('%<$1'$5(7+(3523(57<2)1$5',$662&,$7(6//3$1':(5(&5($7('(92/9('$1''(9(/23(')2586(21$1',1&211(&7,21:,7+7+(63(&,),('352-(&7121(2)68&+,'($6'(6,*1$55$1*(0(176253/$166+$//%(86('%<25',6&/26('72$1<3(5621),5025&25325$7,21:,7+2877+(:5,77(13(50,66,212)1$5',$662&,$7(6//3Project:Client:
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
©2010 NARDI ASSOCIATES LLP$//,'($6'(6,*16$55$1*(0(176$1'3/$16,1',&$7('255(35(6(17('%<7+(6('5$:,1*6$5(2:1('%<$1'$5(7+(3523(57<2)1$5',$662&,$7(6//3$1':(5(&5($7('(92/9('$1''(9(/23(')2586(21$1',1&211(&7,21:,7+7+(63(&,),('352-(&7121(2)68&+,'($6'(6,*1$55$1*(0(176253/$166+$//%(86('%<25',6&/26('72$1<3(5621),5025&25325$7,21:,7+2877+(:5,77(13(50,66,212)1$5',$662&,$7(6//3Project:Client:
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
©2010 NARDI ASSOCIATES LLP$//,'($6'(6,*16$55$1*(0(176$1'3/$16,1',&$7('255(35(6(17('%<7+(6('5$:,1*6$5(2:1('%<$1'$5(7+(3523(57<2)1$5',$662&,$7(6//3$1':(5(&5($7('(92/9('$1''(9(/23(')2586(21$1',1&211(&7,21:,7+7+(63(&,),('352-(&7121(2)68&+,'($6'(6,*1$55$1*(0(176253/$166+$//%(86('%<25',6&/26('72$1<3(5621),5025&25325$7,21:,7+2877+(:5,77(13(50,66,212)1$5',$662&,$7(6//3Project:Client:
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
©2010 NARDI ASSOCIATES LLP$//,'($6'(6,*16$55$1*(0(176$1'3/$16,1',&$7('255(35(6(17('%<7+(6('5$:,1*6$5(2:1('%<$1'$5(7+(3523(57<2)1$5',$662&,$7(6//3$1':(5(&5($7('(92/9('$1''(9(/23(')2586(21$1',1&211(&7,21:,7+7+(63(&,),('352-(&7121(2)68&+,'($6'(6,*1$55$1*(0(176253/$166+$//%(86('%<25',6&/26('72$1<3(5621),5025&25325$7,21:,7+2877+(:5,77(13(50,66,212)1$5',$662&,$7(6//3Project:Client:
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
©2010 NARDI ASSOCIATES LLP$//,'($6'(6,*16$55$1*(0(176$1'3/$16,1',&$7('255(35(6(17('%<7+(6('5$:,1*6$5(2:1('%<$1'$5(7+(3523(57<2)1$5',$662&,$7(6//3$1':(5(&5($7('(92/9('$1''(9(/23(')2586(21$1',1&211(&7,21:,7+7+(63(&,),('352-(&7121(2)68&+,'($6'(6,*1$55$1*(0(176253/$166+$//%(86('%<25',6&/26('72$1<3(5621),5025&25325$7,21:,7+2877+(:5,77(13(50,66,212)1$5',$662&,$7(6//3Project:Client:
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
©2010 NARDI ASSOCIATES LLP$//,'($6'(6,*16$55$1*(0(176$1'3/$16,1',&$7('255(35(6(17('%<7+(6('5$:,1*6$5(2:1('%<$1'$5(7+(3523(57<2)1$5',$662&,$7(6//3$1':(5(&5($7('(92/9('$1''(9(/23(')2586(21$1',1&211(&7,21:,7+7+(63(&,),('352-(&7121(2)68&+,'($6'(6,*1$55$1*(0(176253/$166+$//%(86('%<25',6&/26('72$1<3(5621),5025&25325$7,21:,7+2877+(:5,77(13(50,66,212)1$5',$662&,$7(6//3Project:Client:
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
©2010 NARDI ASSOCIATES LLP$//,'($6'(6,*16$55$1*(0(176$1'3/$16,1',&$7('255(35(6(17('%<7+(6('5$:,1*6$5(2:1('%<$1'$5(7+(3523(57<2)1$5',$662&,$7(6//3$1':(5(&5($7('(92/9('$1''(9(/23(')2586(21$1',1&211(&7,21:,7+7+(63(&,),('352-(&7121(2)68&+,'($6'(6,*1$55$1*(0(176253/$166+$//%(86('%<25',6&/26('72$1<3(5621),5025&25325$7,21:,7+2877+(:5,77(13(50,66,212)1$5',$662&,$7(6//3Project:Client:
$5&+,7(&785$/'(6,*15(9,(:$'%
'5,9(:$<*5$',1*02',),&$7,21$
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'5,9(:$<02',),&$7,21,125'(5723529,'($'5,9(:$<7+$7),76:,7+,17+(6,7(:,7+287&5($7,1*$0$-25,03$&7217+(%8,/',1*648$5()227$*(7+('5,9(:$<+$6%((16+257(1('7+,66+257(1,1*5(48,5(67+($&&202'$7,212),1&5($6('6/23(6$1''(&5($6('',67$1&(6:,7+,17+(75$16,7,213257,2162)7+(5$037+(75$16,7,216/23(',))(5(17,$/)25($&+6(&7,21+$6%((10$,17$,1('81'(572/2:(57+(3266,%,/,7<2)9(+,&/(60$.,1*%2'<81'(5&$55,$*(&217$&77+(6/23('2(6(;&(('7+(&,7<
60$;,0,80%<3/($6(6((7+('5$:,1*6$%29($1'727+(/()7)25025('(7$,/621285352326(''5,9(:$<7+,6'5,9(:$<'(6,*1$635232
6('$6%((1127('%<$&,9,/
(1*,1((5$6:,//$//2:3$66$*(2)$67$1'$5'9(+,&/(6((6+((7& &*5$',1*3/$16'5,9(:$<(;&((',1*&,7<67$1'$5'6+$6%((135(/,0,1$5,/<$*5(('21%<$66,67$17&,7<(1*,1((5&2/(0$12/,1*(53(
MAHONIA REPENSCREEPING BARBERRY5-GAL.MUHLENBERGIA CAPILARIS"PINK CLOUD"5-GAL.
FESTUCA SP.SISKIYOU BLUE1-GAL. 24" OC
WUCOLS 4: LOW
24" TALL/48" WIDESUN/SHADEWUCOLS 4: MED3' TALL/4' WIDESUN/PART SUN
LEYMUS CONDENSATUS"CANYON PRINCE"1-GAL 30" OC
WUCOLS 4: LOW
30" TALL/30" WIDEFULL SUNWUCOLS 4: LOW
18" TALL/18" WIDESUN/SHADEWUCOLS 4: MED
30' TALL/25' WIDEFULL SUN
MUHLENBERGIA DUBIAPINE MUHLY5-GAL.
WUCOLS 4: LOW3' TALL/3' WIDESUN/PART SUNWUCOLS 4: MED
30' TALL/20' WIDESUN/SHADE
CAREX PRAEGRACILISMEADOW SEDGE
4" LINERS/PLUGS @ 8" OC
WUCOLS 3: MED
12" TALL/12" WIDESUN/SHADE
ERIGERON KARVINSKIANUSSANTA BARBARA DAISY
1-GAL. 36" OC - 24" OFF EDGES
WUCOLS 4: MED18" TALL/3' WIDESUN/SHADE
NASELLA CERNUA NODDING STIPA
1-GAL/4" LINERS @ 18" OC
WUCOLS 4: LOW2' TALL/2' WIDESUN/SHADE2" LAYER 4" - 6" YOSEMITE PEBBLESOVER 4-OUNCE FILTER FABRIC.TOP OF STONE FLUSH WITH PAVING/BORDERS.DASYLERION WHEELERIDESERT SPOON15-GAL.
WUCOLS 3: LOW3' TALL/3' WIDESUNWUCOLS 4: MED
24" TALL/60" WIDESUN
ACHILLEA TOMENTOSAYARROW
FLATS 12" OC - 12" OFF EDGES
WUCOLS 4: LOW
6" TALL/12" WIDE
SUN/PART SHADE
ARCTOSTAPHYLOS DENSIFLORA"HOWARD MCMINN"24" BOX NATURAL FORM
WUCOLS 4: LOW5' TALL/6' WIDESUN/SHADE
MELALEUCA QUINQUENERVIACAJEPUT TREE24" BOX
PLANTING LEGEND
+
BOUGAINVILLEA SP. "ROSENKA"5-GAL.
WUCOLS 4: LOW
30" TALL/36" WIDESUN
BULBINE FRUTESCENS"HALLMARK"5-GAL.GEIJERA PARVIFLORAAUSTRALIAN WILLOW36" BOX
WUCOLS 4: LOW8' TALL/4' WIDEFULL SUN
JUNIPERUS
"MOONGLOW"15-GALMACFADYANA UNGUIS-CATICAT-CLAW VINE1-GAL.
WUCOLS 4: LOWVINE
SUN/SHADE
DRIVEWAY RAMP
TO SUBLEVEL PARKING
UP
DOWN
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
SIDEWALK - FAIRVIEW
PROPERTY LINE
CITY PARKWAY EDGE
PROPERTY LINECITY PARKWAY EDGE
CITY PARKWAY EDGE
ROAD CURB - FAIRVIEW
SIDEWALK - SUNSET
SIDEWALK - SUNSET
AC
BACKFLOW PREVENTIONDEVICE ENCLOSURE
GAS METER LOCATION
AC
AC
AC
AC
+++++
+
SUNSET
FAIRVIEW
4" WIDE CONCRETE BORDER OVER STRUCTURALWALL BELOW.
LANDSCAPE DESIGN PLAN
05/19/2016
10156
ARCHITECTURAL DESIGN REVIEWCTD
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:
Key Plan:Sheet Title:Revisions:NoDate
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenue
Monrovia, California 91016T.626.599.1776
F.626.599.9399
$662&,$7(6//
3
$UFKLWHFWXUH
,QWHULRUV
8UEDQ'HVLJQ
••2010 NARDI ASSOCIATES LLP
ALL IDEAS, DESIGNS, ARRANGEMENTS, AND PLANS INDICATEDOR REPRESENTED BY THESE DRAWINGS ARE OWNED BY ANDARE THE PROPERTY OF NARDI ASSOCIATES LLP AND WERECREATED, EVOLVED, AND DEVELOPED FOR USE ON AND INCONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH
IDEAS, DESIGN, ARRANGEMENTS, OR PLANS SHALL BE USED BYOR DISCLOSED TO ANY PERSON, FIRM, OR CORPORATION,WITHOUT THE WRITTEN PERMISSION OF NARDI ASSOCIATES LLP.Project:Client:L
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1" = 8'
LANDSCAPEDESIGN PLANLD1
NOTED
PROPERTY LINE
SIDEWALK - FAIRVIEW
ROAD CURB - FAIRVIEW
SIDEWALK - SUNSET
SIDEWALK - SUNSET
EXISTING DWELLING
EXISTING GARAGECONCRETECONCRETE
CONCRETE
CONCRETE
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05/04/2016
10156
ARCHITECTURAL DESIGN REVIEWCTD
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:
Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenue
Monrovia, California 91016T.626.599.1776
F.626.599.9399
$662&,$7(6//
3
$UFKLWHFWXUH
,QWHULRU
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••2010 NARDI ASSOCIATES LLP
ALL IDEAS, DESIGNS, ARRANGEMENTS, AND PLANS INDICATEDOR REPRESENTED BY THESE DRAWINGS ARE OWNED BY ANDARE THE PROPERTY OF NARDI ASSOCIATES LLP AND WERECREATED, EVOLVED, AND DEVELOPED FOR USE ON AND INCONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH
IDEAS, DESIGN, ARRANGEMENTS, OR PLANS SHALL BE USED BYOR DISCLOSED TO ANY PERSON, FIRM, OR CORPORATION,WITHOUT THE WRITTEN PERMISSION OF NARDI ASSOCIATES LLP
Project:Client:L
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1" = 8'
TREE SURVEY PLANLD2
NOTED
EXISTING TREES - ON-SITESYMSPECIESDESCRIPTION
1MALUS SP. MULBERRYTO BE REMOVED2LAGERSTROEMIA SP.TO BE REMOVEDEXISTING TREES OFF-SITE3LAGERSTROEMIA SP.16" CALIPER TO REMAIN4LAGERSTROEMIA SP.12" CALIPER TO REMAIN
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
©2010 NARDI ASSOCIATES LLP$//,'($6'(6,*16$55$1*(0(176$1'3/$16,1',&$7('255(35(6(17('%<7+(6('5$:,1*6$5(2:1('%<$1'$5(7+(3523(57<2)1$5',$662&,$7(6//3$1':(5(&5($7('(92/9('$1''(9(/23(')2586(21$1',1&211(&7,21:,7+7+(63(&,),('352-(&7121(2)68&+,'($6'(6,*1$55$1*(0(176253/$166+$//%(86('%<25',6&/26('72$1<3(5621),5025&25325$7,21:,7+2877+(:5,77(13(50,66,212)1$5',$662&,$7(6//3Project:Client:
$5&+,7(&785$/'(6,*15(9,(:$'%$VLQGLFDWHG6(&7,21$ %$
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
©2010 NARDI ASSOCIATES LLP$//,'($6'(6,*16$55$1*(0(176$1'3/$16,1',&$7('255(35(6(17('%<7+(6('5$:,1*6$5(2:1('%<$1'$5(7+(3523(57<2)1$5',$662&,$7(6//3$1':(5(&5($7('(92/9('$1''(9(/23(')2586(21$1',1&211(&7,21:,7+7+(63(&,),('352-(&7121(2)68&+,'($6'(6,*1$55$1*(0(176253/$166+$//%(86('%<25',6&/26('72$1<3(5621),5025&25325$7,21:,7+2877+(:5,77(13(50,66,212)1$5',$662&,$7(6//3Project:Client:
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
©2010 NARDI ASSOCIATES LLP$//,'($6'(6,*16$55$1*(0(176$1'3/$16,1',&$7('255(35(6(17('%<7+(6('5$:,1*6$5(2:1('%<$1'$5(7+(3523(57<2)1$5',$662&,$7(6//3$1':(5(&5($7('(92/9('$1''(9(/23(')2586(21$1',1&211(&7,21:,7+7+(63(&,),('352-(&7121(2)68&+,'($6'(6,*1$55$1*(0(176253/$166+$//%(86('%<25',6&/26('72$1<3(5621),5025&25325$7,21:,7+2877+(:5,77(13(50,66,212)1$5',$662&,$7(6//3Project:Client:
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
©2010 NARDI ASSOCIATES LLP$//,'($6'(6,*16$55$1*(0(176$1'3/$16,1',&$7('255(35(6(17('%<7+(6('5$:,1*6$5(2:1('%<$1'$5(7+(3523(57<2)1$5',$662&,$7(6//3$1':(5(&5($7('(92/9('$1''(9(/23(')2586(21$1',1&211(&7,21:,7+7+(63(&,),('352-(&7121(2)68&+,'($6'(6,*1$55$1*(0(176253/$166+$//%(86('%<25',6&/26('72$1<3(5621),5025&25325$7,21:,7+2877+(:5,77(13(50,66,212)1$5',$662&,$7(6//3Project:Client:
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
©2010 NARDI ASSOCIATES LLP$//,'($6'(6,*16$55$1*(0(176$1'3/$16,1',&$7('255(35(6(17('%<7+(6('5$:,1*6$5(2:1('%<$1'$5(7+(3523(57<2)1$5',$662&,$7(6//3$1':(5(&5($7('(92/9('$1''(9(/23(')2586(21$1',1&211(&7,21:,7+7+(63(&,),('352-(&7121(2)68&+,'($6'(6,*1$55$1*(0(176253/$166+$//%(86('%<25',6&/26('72$1<3(5621),5025&25325$7,21:,7+2877+(:5,77(13(50,66,212)1$5',$662&,$7(6//3Project:Client:
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Sheet No:Phase:Drawn by:
Project No:
Date:Scale:Key Plan:Sheet Title:Revisions:No
Date
Description
Consultant:1046 FAIRVIEW
5-UNIT CONDOS1046 FAIRVIEW AVE.,ARCADIA, CA 91007
RAC Development, Inc.150 N. Santa Anita Ave., Suite 645Arcadia, California 91006805 S. Shamrock avenueMonrovia, California 91016T.626.599.1776
F.626.599.9399
NARDI
ASSOCIATES LLP
Architecture
Interiors
Urban Design
©2010 NARDI ASSOCIATES LLP$//,'($6'(6,*16$55$1*(0(176$1'3/$16,1',&$7('255(35(6(17('%<7+(6('5$:,1*6$5(2:1('%<$1'$5(7+(3523(57<2)1$5',$662&,$7(6//3$1':(5(&5($7('(92/9('$1''(9(/23(')2586(21$1',1&211(&7,21:,7+7+(63(&,),('352-(&7121(2)68&+,'($6'(6,*1$55$1*(0(176253/$166+$//%(86('%<25',6&/26('72$1<3(5621),5025&25325$7,21:,7+2877+(:5,77(13(50,66,212)1$5',$662&,$7(6//3Project:Client:
$5&+,7(&785$/'(6,*15(9,(:$'%
'(02/,7,213/$1$
'(02/,7,213/$1
Attachment No. 4
Attachment No. 4
First Submittal Architectural Plans
Attachment No. 5
Attachment No. 5
Incompletion & Denial Letters
Attachment No. 6
Attachment No. 6
Appeal Letter
Attachment No. 7
Attachment No. 7
Preliminary Exemption Assessment
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
1. Name or description of project: Appeal of the denial of Multiple-Family Architectural Design
Review No. MFADR 15-19 and Modification Application No. MP
16-05 for a five unit contemporary style multiple-family
development project
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):
1046 Fairview Avenue (between S. Sunset Boulevard and S.
Golden West Avenue)
3. Entity or person undertaking
project:
A.
B. Other (Private) RAC Development, Inc.
(1) Name Tin-Jon Syiau
(2) Address 150 N. Santa Anita Avenue
Arcadia, CA 91006
4. Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental assessment
because:
a. The proposed action does not constitute a project under CEQA.
b. The project is a Ministerial Project.
c. The project is an Emergency Project.
d. The project constitutes a feasibility or planning study.
e. The project is categorically exempt.
Applicable Exemption Class: 15332 (Class 32, In-Fill Development Project)
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: July 28, 2016 Staff: Jordan Chamberlin, Assistant Planner