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HomeMy WebLinkAboutItem 1b - Deny Appeal for Ten Unit Residential Condominium Development at 837-841 12 W. Huntington Dr. DATE: October 3, 2017 TO: Honorable Mayor and City Council FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director Lisa L. Flores, Planning/Community Development Administrator Prepared By: Jordan Chamberlin, Associate Planner SUBJECT: RESOLUTION NO. 7183 DENYING THE APPEAL OF PLANNING COMMISSION RESOLUTION NO. 1991 APPROVING TENTATIVE TRACT MAP NO. TTM 17-02 (74941), MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 16-10, AND PROTECTED TREE ENCROACHMENT PERMIT NO. TRE 16-54 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”), FOR A TEN UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 837-841½ W. HUNTINGTON DRIVE Recommendation: Adopt SUMMARY The Appellants, the neighboring property owners and residents of 845-853 W. Huntington Drive, have filed an appeal of the Planning Commission’s decision to approve Tentative Tract Map No. TTM 17-02 (74941), Multiple Family Architectural Design Review No. MFADR 16-10, and Protected Tree Encroachment Permit No. TRE 16-54, for a ten unit, residential condominium development at 837-841½ W. Huntington Drive. It is recommended that the City Council deny the appeal and approve TTM 17-02 (74941), MFADR 16-10, and TRE 16-54, subject to the conditions listed in this staff report, find that the project is Categorically Exempt under California Environmental Quality Act (“CEQA”). This would be accomplished through adoption of Resolution No. 7183 – refer to Attachment No. 1. BACKGROUND The subject property is a 19,500 square foot, interior lot, zoned R-3, High Density Multiple Family Residential. The properties to the south, east, and west are also zoned R-3. The properties to the north are zoned R-1, Low Density Residential, with an Architectural Design Review Overlay (Santa Anita Village Association).The site is currently developed with eight apartment units in four, one story, multiple family Resolution No. 7183 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive October 3, 2017 Page 2 of 11 buildings, and two, four-car carports – see Attachment No. 2 for an Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity. A Certificate of Demolition for the subject property was approved on August 12, 2016 – see Attachment No. 3 for the Historical Report. Based on the evaluation by an Architectural Historian, the property does not meet any of the requirements for recognition as an historical resource, nor is it eligible for listing on the California Register. The site and/or structures do not uniquely represent the post-World War II housing boom, the buildings are not the work of a master architect, nor are they of artistic value, and they are not associated with any significant events or persons. The Applicants, Mr. Scott Yang and Mr. Pison Netsawang, are proposing to demolish the existing structures and construct a 10-unit residential condominium development in four, three-story, Spanish style, townhome buildings with parking at grade-level - – refer to Attachment No. 4 for the Proposed Architectural Plans. The proposal was first considered at the April 25, 2017, Planning Commission meeting – the associated Staff Report and Meeting Minutes are included in Attachment 6. During the public hearing, three adjacent neighbors located in the single family residences north of the subject property spoke in opposition to the project because of the potential loss in privacy with the building situated approximately 14-feet from the rear property line, the number of windows that faced their property, and the building being three stories rather than two stories, even though it does not exceed the maximum height limit of 33-feet. The Planning Commission closed the public hearing and discussed the design of the project, as well as setback concerns, and overall privacy impacts resulting from the development. The Planning Commission voted 4-0, with one Commissioner absent, to continue the item to a date uncertain to allow the Applicants to meet with the neighbors to discuss their issues, and hopefully come to a solution to mitigate their concerns. The Applicants, with assistance from a neighboring property owner, organized a meeting with the neighbors on July 1, 2017; approximately 10 residents attended the meeting. According to the Applicants, the neighbors expressed concerns regarding the number of windows and their location on the rear elevation that faces their properties to the north, the perception that the structure will appear taller with three stories, and the height of the fence and wall at the rear property line not being tall enough due to the grade difference between the neighboring properties. To address these concerns, the Applicants made significant changes to the original design, as outlined below. Figure 1 is a rendering comparing the previous and current proposal. 1. Building setback – The northerly building was relocated to provide a greater rear yard setback: • The ground floor is now 26’-0” from the rear property line, whereas it was previously 16’-6” (increase of 9’-6”); • The second floor is now 23’-2” from the rear property line, whereas it was previously 14’-0” (increase of 9’-2”); Resolution No. 7183 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive October 3, 2017 Page 3 of 11 • The third floor is now 30’-6” from the rear property line, whereas it was previously 14’-0” (increase of 16’-6”). 2. Windows – To address privacy, the north facing windows were either reduced in size, or eliminated: • The windows on the second floor were reduced in size from 5'-0" high by 3'-0” wide to decorative windows that are 1'-4" high by 2'-0" wide and placed 6’-6” above the finished floor. • One window on the third floor was eliminated, and the other two windows on the third floor were reduced in size from 3’-0” wide by 5’-0” high to 3’-0” wide by 4’-6” high. Both windows will have privacy glass installed. 3. Parking Spaces – Two guest parking spaces were relocated from the middle of the property to the rear of the property to provide greater separation between the proposed development and rear property line. 4. Landscaping - A 5’-6” planter area was added along the rear property line. Approximately 25 Catalina Laurel trees are to be planted along the rear property line at a minimum height of 10’-0” at the time of planting. 5. Rear Perimeter Wall - The Applicants stated that they were also willing to build an 8’-0” high block wall along the rear (northerly) property line to further address the neighbors’ concerns regarding privacy and security. Due to the two foot grade difference, the height of the wall will be 6’-0” on the high side which is the neighboring property and 8’-0” on the low side, which is the subject property. The overall height of the new wall would exceed the maximum height requirement of 6’- 0”, but is warranted due to the grade difference. Figure 1. Comparison of the previous and current proposal CURRENT Front Rear Rear PREVIOUS Front Resolution No. 7183 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive October 3, 2017 Page 4 of 11 Following the meeting that the Applicants had with the neighbors in July, Staff received five comment letters from the neighbors – refer to Attachment No. 5 for the Neighbor Comment Letters. The neighbors still had concerns regarding the proposed building height, loss of privacy, loss in property values, and that the proposed buildings could affect their air circulation. On August 22, 2017, the Planning Commission considered the revised proposal. Three neighbors spoke in opposition to the revised proposal. A spokesperson for the Appellants, Ms. Haihong He, located in the 10-unit residential condominium development west of the subject property, raised concerns regarding the loss of privacy due to the 10’-0” side yard setback and the proposed three story building. The loss of solar access was also a concern. The other two neighbors who spoke in opposition to the proposal were located in the single family residences north of the subject property. These neighbors did not find the revisions to be sufficient and raised concerns regarding the overall building height, a reduced quality of life, a loss of privacy, and the potential loss in property values. Commissioner Thompson raised some concerns with the proposed color palate for the project but, along with the other Planning Commissioners, found that the revised proposal mitigated the concerns stated at the April 25, 2017, Planning Commission meeting. The Planning Commission added two new conditions of approval which require the minimum height of the trees along the rear property line to be maintained at a minimum height of 10’-0”, and requires that the temporary construction fencing along the rear property line be a minimum of 10’-0” in height. The Planning Commission voted 3-0, with one Commissioner absent, to adopt Resolution No.1991 and conditionally approved the revised proposal – refer to Attachment No. 6 for August 22, 2017, Planning Commission Staff Report, Resolution No. 1991, and Draft Meeting Minutes. On September 5, 2017, Ms. He and the neighboring property owners and residents of 845-853 W. Huntington Drive filed an appeal of Planning Commission’s approval of the project – refer to Attachment No. 7 for the Appeal Letter. DISCUSSION In the appeal letter, the Appellants stated that the proposed development with the 10’-0” side yard setback would reduce their natural light and minimize their privacy from the windows. They also have concerns with the location and lack of screening of the air conditioning units, the overall building height being slightly taller than their building, and that there are no other three story multiple-family residences in the area. The Applicant has provided a response to the Appellants’ Appeal Letter which compares the building height, floor levels, and the window placement of the building on the Appellant’s property and the subject project. The Applicant has also provided photos of the property line wall and landscaping that is located on the Appellants’ property and how it relates to the proposed project - refer to Attachment 8 for the Applicant’s Resolution No. 7183 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive October 3, 2017 Page 5 of 11 Response. Figure 1 in the Applicant’s Response shows that, although they are concerned about the height, there is a two foot grade difference between the Appellants’ property and the subject property; therefore, the proposed building will only be one foot higher than the Appellants’ residences. As such, the proposed development would not be more impactful if this was a two-story building at 30’-0” in height. The Applicant also compared the location of the windows between the two properties. Based on Figures 1 and 2 in Attachment No. 8, the proposed project’s windows and balconies will not be aligned with the Appellants’ windows. The floor levels do not line up so there will not be direct sightlines. The Appellants’ property is developed with a six foot high block wall with dense vegetation planted along the property line. With the existing block wall and landscaping, the ground floor will not be highly visible from the Appellant’s property. The Appellants also had privacy concerns regarding the proposed balconies on the second level. Second floor balconies adjacent to the side property lines are not unique in the R-3 zone, as they are tool used to break up wall planes, provide articulation, and give future residents additional outdoor areas which can be limited in the multiple family zones. The landscaping along the Appellants’ property line will obscure the view from proposed balcony down into the Appellants’ first floor windows. To help obscure the Appellants’ second floor, the Applicant has stated that he is willing to incorporate additional landscaping in the private open space area of each unit. The additional landscaping has been included as a condition of approval. The proposed air conditioning units are located outside of the 10’-0” side yard setback, 11’-6” from the side property lines. The proposed location of the air conditioning units is not uncommon for a new development in the R-3 zone. With the existing block wall and landscaping to screen the units and reduce noise, the location of the air conditioning units is satisfactory. The proposed development complies with the current R-3 Zoning Regulations, which allow for a 30’ height limit, and up to 33’ in height if the architectural style includes a pitched roof. The Appellants’ property is also zoned R-3 and is development with 10 residential condominum units in six buildings that are 30 feet in height with 10’-0” side and rear yard setbacks (less than or equal to the proposed project). On the second floor, window seats encroach 16 inches into the required side yard setback. The proposed project provides a 10’-0” setback along the side property line. Along the rear, the setback varies from approximately 23’-0” to 30’-0”, whereas only 20’-0” is required. As stated earlier, the proposed development will only be one foot higher than the Appellants’ development due to a two foot grade difference between the properties. The additional landscaping along the side will help screen the balcony and mitigate the privacy concerns. Therefore, the proposed development is consistent and compatible with the other newer multi-family developments in the area. Resolution No. 7183 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive October 3, 2017 Page 6 of 11 FINDINGS Tentative Tract Map The proposal for 10 residential condominium units requires that they be subdivided through the Tentative Tract Map process – see Attachment No. 9 for the proposed Tentative Tract Map. The following findings are required for approval of a Tentative Tract Map: A. The proposed map, subdivision design, and improvements are consistent with the General Plan, any applicable specific plan, and the “Subdivisions” Division of the Development Code. Facts in Support of the Finding: The design or improvement of the proposed subdivision is consistent with the goals, objectives, and policies of the Arcadia General Plan. The General Plan designation for the subject site is High Density Residential (HDR), which allows for higher density housing types for both rental and owner occupied households. The Zoning designation for the site is R-3, High Density Residential. The properties to the south, east, and west are also zoned R-3. The properties to the north are zoned R-1, Low Density Residential, with an Architectural Design Review Overlay. Based on the lot size, there is a minimum density of eight units, and a maximum density of 13 units for the site. The proposed 10 unit condominium development is consistent with the required density. To address concerns stated by the neighbors located in the single family residences to the rear, greater setbacks were provided along the rear property line, between 23’-2” to 26’-0”, which exceed the minimum required of 20’-0”. Windows were reduced in size, obscured, or eliminated, landscaping was increased, and a taller property line wall along the rear was provided to mitigate privacy concerns and minimize any negative impacts associated with the development of a multiple family project adjacent to a single family zone. The proposal has an overall building height of 33’-0”, which is permitted under the Development Code. There is about a two foot grade difference between the subject site and neighboring multiple family property to the west and single family residences to the rear. The proposed building will only be one foot higher than the neighboring multiple family property and will be similar to a two-story building at 30’-0” in height. The architectural design for the condominiums respects the scale and character of the existing neighborhood. The massing is consistent with newer multiple family developments in the area so a consistent streetscape along Huntington Drive will be maintained. The greater setbacks provided along the rear ensure the proposal is compatible with the single family residences. Landscaping along the side property lines provides screening between the neighboring multiple family developments. The proposed 10 unit condominium project is consistent with the following General Plan goals and policies: Resolution No. 7183 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive October 3, 2017 Page 7 of 11 Land Use and Community Design Element • Policy LU-1.1: Promote new infill and redevelopment projects that are consistent with the City’s land use and compatible with surrounding existing uses. • Policy LU-1.5: Require that effective buffer areas be created between land uses that are of significantly different character or that have operating characteristics which could create nuisances along a common boundary. • Policy LU-4.1: Require that new multifamily residential development be visually and functionally integrated and consistent in scale, mass, and character with structures in the surrounding neighborhood. Housing Element • Policy H-2.1: Provide for a range of residential densities and products, including low-density single-family uses, moderate-density townhomes, higher density apartments/condominiums, and units in mixed-use developments. • Policy H-2.3: Encourage compatible residential development in areas with recyclable or underutilized land. • Policy H-2.4: Maintain development standards, regulations, and design features that are flexible to provide a variety of housing types and facilitate housing that is appropriate for the neighborhoods in which they are located. • Policy H-2.6: Require that the density or intensity, as well as design of new developments, be compatible with adjacent neighborhoods. B. The site is physically suitable for the type and proposed density of development. Facts in Support of the Finding: As noted above, the proposed 10 unit condominium development is consistent with the required density. The site planning of the proposed development will be similar to the existing development. There are no easements on the property or any physical impediments that limit the development of this site for residential condominiums. The site is physically suitable for the density of the project and the grade differential from neighboring properties reduces the appearance of the overall height of the project. C. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Resolution No. 7183 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive October 3, 2017 Page 8 of 11 Facts in Support of the Finding: The proposed tentative tract map is for a minor subdivision of an infill site located in an urban environment. The subject site is currently improved with eight apartment units in four, multiple family buildings, two, four-car carports, and hardscaping for driveways and pedestrian walkways. There is limited landscaping located on the property and no waterways. As such, the proposed subdivision and proposed 10 unit multiple family development will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. D. The design of the subdivision or type of improvements is not likely to cause serious public health or safety problems. Facts in Support of the Finding: The proposed subdivision is for condominium purposes. No portion of the land will be physically subdivided. The construction of the 10 multi-family-residential units is being done in compliance with Building and Fire Codes and all other applicable regulations. The project meets all health and safety requirements, and will not cause any public health or safety problems. E. The design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of, property within the proposed subdivision (This finding shall apply only to easements of records or to easements established by judgement 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). Facts in Support of the Finding: The proposed design of the subdivision or the type of improvements does not conflict with any easements acquired by the public at large for access through or use of property within the proposed subdivision. Based on the tentative map, there are no such easements on the subject property. F. The discharge of sewage from the proposed subdivision into the community sewer system will not result in violation of existing requirements specified by the California Regional Water Quality Control Board. Facts in Support of the Finding: The Arcadia Public Works Services Department determined that the City’s existing infrastructure will adequately serve the new development and the requirements of the California Regional Water Quality Control Board will be satisfied. G. The design of the subdivision provides, to the extent feasible, passive or natural heating and cooling opportunities. Facts in Support of the Finding: The project has been designed to comply with the California Building Code that includes regulations pertaining to energy conservation. Resolution No. 7183 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive October 3, 2017 Page 9 of 11 H. The proposed subdivision, its design, density, and type of development and improvements conforms to the regulations of the City’s Development Code and the regulations of any public agency having jurisdiction by law. Facts in Support of the Finding: The proposed subdivision complies with the density requirements of the City’s Development Code, and all the improvements required for the site and each unit will comply with the regulations in the City’s Development Code. 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. Architectural Design Review The architectural style of the development is described as Spanish – see Attachment No. 4. The proposed development is a well thought out design. The exterior of the buildings will be finished with smooth white stucco, bronze vinyl framed windows, and red-brown multi-dimensional S-tile roofing. Thoughtfully placed gabled roof features, Spanish style tile, decorative wrought iron, and balconies highlight the Spanish style. Pedestrian walkways provide good connectivity among the units and to the street. The front entrance of each residential unit is oriented towards a pedestrian walkway which is in keeping with the City’s Design Guidelines and the goals and policies of the Arcadia General Plan. Each unit will have ample private open space in the form of patios and balconies. With the condition that additional landscaping is planted to screen the balconies, the massing, scale, quality of the design, and the proposed landscaping are consistent or superior to that of other developments in the area. The Spanish style architecture will complement the developments along this portion of West Huntington Drive. The proposal is consistent with the City’s Multiple Family Residential Design Guidelines. Protected Tree Encroachment There are two healthy mature Deodar Cedar trees located in the City’s parkway. The new driveway, walkways, and landscaping will encroach into the protected areas of these trees. Certified Arborists Mr. Scott McAllaster and Ms. Christy Cuba, prepared a Protected Tree Report dated November 16, 2016 – refer to Attachment No. 10 for the Protected Tree Report. The Arborists found that, with protective measures, the development will not have an adverse impact on the health of the protected trees. The City’s Certified Arborist, Dave Thompson, reviewed the proposal and Protected Tree Report and recommends that the driveway and driveway approach be a minimum of 10 feet away from the protected trees, and that a Certified Arborist be on site to monitor all activity taking place within the protected zone of the trees. These recommendations have been added as conditions of approval. Resolution No. 7183 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive October 3, 2017 Page 10 of 11 With the recommended conditions that the driveway and driveway approach are a minimum of 10 feet away from the protected trees, and that a certified arborist is on site to monitor all activity taking place within the protected zone of the trees, the Public Works Services Department has no objections to the requested encroachments. The protective measures in the Arborists’ report and the City Arborist’s recommendations are included as conditions of approval. All City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, and parking 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 This project, as construction of an infill development project, qualifies as a Class 32 Categorical Exemption per the provisions of the California Environmental Quality Act (“CEQA”) pursuant to Section 15332 of the CEQA Guidelines. Refer to Attachment No. 11 for the Preliminary Exemption Assessment. FISCAL IMPACT All the necessary infrastructure improvements will be paid for by the applicant/property owner. Fees from the project will fund the development’s fair share of impacts from the project on City utilities and services, including sewer, transportation, electrical, parks, and stormwater. The proposed development would have a limited impact on fire or police services and would not have any significant impacts on local schools. PUBLIC NOTICE/COMMENTS A public hearing notice for this item was published in Arcadia Weekly and mailed to the property owners located within 300 feet of the subject property on September 21, 2017. As of September 27, 2017, no additional comments were received regarding this project from the public hearing notice. With regard to the Appellant’s comment about not receiving the first public hearing notice for the April 25, 2017, Planning Commission meeting, staff reviewed the mailing list and confirmed that all the property owners of 845-853 W. Huntington Drive were listed on the mailing information provided to the City and used to mail the public hearing notice for all three public hearings. Staff has received one returned notice from the US Postal Service for a property located on S. Old Ranch Road. Resolution No. 7183 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive October 3, 2017 Page 11 of 11 RECOMMENDATION It is recommended that the City Council adopt Resolution No. 7183 denying the appeal of Planning Commission Resolution No. 1991 approving Tentative Tract Map No. TTM 17-02 (74941), Multiple-Family Architectural Design Review No. MFADR 16-10, and Protected Tree Encroachment Permit No. TRE 16-54 with a Categorical Exemption under the California Environmental Quality Act (“CEQA”) for a ten unit residential condominium development at 837-841½ W. Huntington Drive. Attachment No. 1: Resolution No. 7183 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity Attachment No. 3: Historical Report Attachment No. 4: Proposed Architectural Plans Attachment No. 5: Neighbor Comment Letters Attachment No. 6: August 22, 2017 Planning Commission Staff Report, Resolution No. 1991, and Draft Meeting Minutes Attachment No. 7: Appeal Letter Attachment No. 8: Applicant’s Response to Appeal Letter Attachment No. 9: Tentative Tract Map Attachment No. 10: Protected Tree Report Attachment No. 11: Preliminary Exemption Assessment Attachment No. 2 Attachment No. 2 Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity Property Characteristics Zoning: R-3 General Plan: HDR Lot Area (sq ft): 19,500 Main Structure / Unit (sq. ft.): 4,818 Year Built: 1947 Number of Units: 8 Overlays Parking Overlay: Downtown Overlay: Special Height Overlay: Architectural Design Overlay: Site Address: 837 - 841 1/2 W HUNTINGTON DR Parcel Number: 5777-029-027 Property Owner(s): HUNTINGTON COTTAGE LLC 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 20-Apr-2017 Page 1 of 1 View of subject property, 837-841 1/2 W. Huntington Drive View of neighboring property to the east, 829 W. Huntington Drive View of neighboring property to the southeast, 760 W. Huntington Drive View of neighboring property to the south, 772 W. Huntington Drive View of neighboring property to the south, 800 W. Huntington Drive View of neighboring property to the southwest, 812 W. Huntington Drive View of neighboring property to the west, 845-853 W. Huntington Drive Attachment No. 3 Attachment No. 3 Historical Report Attachment No. 4 Attachment No. 4 Proposed Architectural Plans figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:00:02 PM 00010U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 837 1/2 | West Huntington Drive | Arcadia | California | 91007 Applicant: Figure 8 Group, Inc.Scott Yang (626) 255 7439 1311 East Las Tunas DriveSan Gabriel, California, 91776 Owner: Huntington Cottages, LLC.119 A La Porte StreetArcadia, California, 91007 Lot Information Project address: 837 1/2 Huntington DriveArcadia, California, 91006 APN: 5777-029-027 Zone: R-3Lot size: 19,500 sf. Project Information Proposed ten units of three level condominium Occupancy type: Group R-3, UConstruction Type: V/B Open Space Requirement Required per Unit: 100sf. x 10 = 1,000sf.Provided per Unit: 100sf. x 10 = 1,000sf. Zoning Density Summary Lot area: 19,500sfDensity requied: 8 units (min.) - 13 units (max.)Density Proposed: 10 units Building Coverage Summary Total Building Foot Print: 6,390 sf.Percentage coverage: 6,390 / 19,500 = 33%FAR: 21,214 / 19,500 = 1.09 Building Setbacks Front: 25' - 0" (Prov. 25' - 0")Side: 10' - 0" (Prov. 10' - 0")Rear: 22' - 0" (Prov. 20' - 10")Height Limit: 33' - 0" (Prov. 33' - 0") Parking Analysis Required parking: 20 enclosed garage and 5 guest parking stallsProvided parking: 20 enclosed garage and 5 guest parking stall s Unit Area Summary Type Garage 1st Level 2nd Level 3rd Level Total (Livable) 1 (R) 478 236 816 690 1,742 2 (R) 526 117 720 706 1,543 3 (R) 498 116 755 728 1,599 Building Area Summary Type # of Unit Area per unit Total gross area 1 (R) 2 2,220 4,440 2 (R) 2 2,069 4,138 3 (R) 4 2,097 8,388 Total Building Area 21,002sf 4 (R) 546 118 795 559 1,472 4 (R) 2 2,018 4,036 4 14' - 0"9' - 0" 7' - 0" D 1st Level510' - 3" 1st Level (T.O.P.)518' - 9"Head Room Height7' - 8"WOOD TRELLIS O/ TRASH ENCLOSURE WOOD POST EXTERIOR PLASTER O/ CMU BLOCK WALL TO MATCH BUILDING BICYCLE PARKING(2 STALLS WOOD TRELLIS O/ BICYCLE PARKING 45 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" TRASH ENCLOSURE METAL GATE WOOD TRELLIS WITH CLEAR POLY GALVANIZED PANEL ATTACHED TO BOTTOM OF WOOD MEMBERS TO PREVENT RAIN FROM ENTERING TRASH ENCLOSURE figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:00:39 PM 00110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 Door Schedule Type Mark Family Width Height Level Comments 11 DR - Single-Flush Swing 3' - 0" 8' - 0" 1st Level77 DR - Single-Flush Swing 2' - 6" 8' - 0" 79 DR - Sliding 2-Panel 8' - 0" 8' - 0"80 DR - Single-Flush Swing 3' - 0" 6' - 8" 1st Level83 DR - Single-Flush Swing 2' - 6" 6' - 8" 1st Level86 DR - Opening 2' - 8" 8' - 0" 3rd Level87 DR - Opening 3' - 0" 8' - 0" 3rd Level94 DR - TrashEnclosure Gate 6' - 1" 6' - 0" 1st Level98 DR - Single-French 3' - 0" 8' - 0"99 DR - Single-Flush Swing 3' - 0" 8' - 0" 1st Level100 DR - Single-French 2' - 8" 8' - 0" 3rd Level101 DR - Sliding-Closet 5' - 0" 8' - 0"103 DR - Single-French 2' - 6" 8' - 0"104 DR - Garage 16' - 0" 7' - 6" 1st Level105 DR - Entry 3' - 0" 7' - 2" 1st Level106 DR - Sliding-Closet 5' - 6" 8' - 0" 3rd Level 108 DR - Sliding-Closet 6' - 0" 8' - 0" 3rd Level Window Schedule Type Mark Family Width Height Level Comments 23 Win - Slider 4' - 0" 2' - 0"31 Win - Casement Quad 8' - 0" 5' - 0"34 Win - Casement Double 4' - 0" 5' - 0" 1st Level37 Win - Single Hung Single 3' - 0" 5' - 0"40 Win - Single Hung Triple 7' - 6" 5' - 0"49 Win - Casement Double 5' - 0" 5' - 0"51 Win - Single Hung Single 3' - 0" 6' - 0"52 Win - Single Hung Single 3' - 0" 4' - 6"53 Win - Single Hung Triple 7' - 6" 6' - 0" 3rd Level58 Fixed with Trim 1' - 4" 2' - 0" 2nd Level 1/4" = 1'-0"1 Trash Enclosure Plan 1/4" = 1'-0"2 Trash Enclosure East Elevation 1/4" = 1'-0"3 Trash Enclosure North Elevation figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:01:15 PM 00210U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 PREVIOUS CURRENT figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:01:56 PM 00310U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 PREVIOUS CURRENT 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 6 7 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" (1st Level setback)(Proposed) 26' - 0"(2nd Level plate height)(Proposed) 19' - 0"3rd Level Plate height)(Proposed) 29' - 0"(Setback)(Adjacent development) 10' - 0"(Plate height)(Adjacent development) 22' - 0"(Adjacent development) 30' - 0" Max.(2nd Level setback)(Proposed) 23' - 2" (3rd Level setback)(Proposed) 30' - 6"(1st Level plate height)9' - 0"(Proposed) 33' - 0" Max.Max. Building height @ adjacent development Max. Building height proposed Hatched area indicates building outline of adjacent development Property lineR3 zone R1 zone Hidden line indicates outline of proposed new development figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:02:04 PM 00410U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 APROX. 30' TALL TREE AT 844 CORONADO DR. OPEN TO VIEW FROM SUBJECT PROPERTY TO 838 CORONADO DR. THIS ISSUE WILL BE ADDRESSED BY ADDING 5'-6" PLANTING STRIP ALONG THE ENTIRE NORTH PROPERTY LINE. HEDGES APROX 10' TALL SHALL BE PLANTED TO ADDRESS THE ISSUE 1/8" = 1'-0"1 Building Mass Exhibit (Proposed vsAdjacent) Proposed building foot printBuilding foot print of adjacent development figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:02:05 PM 00510U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 Building B and D North Elevation (Previous) Building D West Elevation (Previous)Building B East Elevation (Previous) Building D East Elevation (Previous)Building B West Elevation (Previous) wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf DD D %% %%%%%%% %%%%%%%%%% Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc & & & & Sc Sc & & & & && & & L L LL L LLLL% & & & & Sc Sc Sc Sc Sc Sc % & & & & & && &&& Sc Sc Sc Sc L L L L LL L L L L L L D D D DDD D D D Sc L L L L L L L D D D D LLLLLL DD L       A21 A22 1 A21A224 2 2 1 2 3 4 5 6 7 A B C D 28' - 0" 26' - 0" 24' - 8" 11' - 10" 24' - 8" 26' - 4" (LOT)~ 194' - 10 31/32" (SETBACK) 25' - 0"(SETBACK)10'-0"(LOT)~100'-0"79'-10"27'-10"24'-0"27'-10"(SETBACK)10'-0"10' X 10' P.O.S., TYP.9' X 14' TRASH ENCLOSURE(DRIVEWAYWIDTH)24'-0"LINE OF BUILDING ABOVE STEPPING STONE PATH LANDSCAPE AREA LANDSCAPE AREA PLANTING STRIP, TYP. AC CONDENSER, TYP PLANTING STRIP, TYP. EXISTING TREES TO REMAINHUNTINGTON DRIVEUNIT 1(TYPE 1)UNIT 2(TYPE 2)UNIT 3(TYPE 3)UNIT 4(TYPE 3R)UNIT 5(TYPE 4) UNIT 6(TYPE 1R)UNIT 7(TYPE 2R)UNIT 8(TYPE 3R)UNIT 9(TYPE 3)UNIT 10(TYPE 4R) (Stall Width)11' - 6" SETBACK LINE SETBACK LINE SETBACK LINESETBACK LINE26'-8"10'-0"10'-0"(Stall Width)11' - 6"(Stall Width)9' - 0"(Planting strip)5' - 6" Bicycle Parking(2' x 11') Bicycle Parking(2' x 11') (PARKWAY WIDTH)14' - 0" MAIL BOX TRANSFORMER (STALLDEPTH)20'-0"(STALLDEPTH)20'-0"(STALLDEPTH)20'-0"14'-0"9' - 0" 2 1 3 Building B 26' - 0"Building A (Building C)Building D 26' - 0"(BuildingA)(BuildingC)BuildingBBuildingDA23 1 24'-0"MAIL BOX (Stall Width)11' - 6"(Stall Width)9' - 0"(Planting strip)5' - 6" (Setback)20' - 0"@14'-0"ABV.DrivewayMaintain20'-0"clr.UNIT FENCE 3' - 0" HT., SEE LANDSCAPE PLAN AND 8/A01 UNIT FENCE 3' - 0" HT., SEE LANDSCAPE PLAN AND 8/A01EXISTING 6' PARTIAL RETAINING BLOCK WALL TO REMAINEXISTING 3' BLOCK WALL TOREMAIN EXISTING 6' WOODEN FENCE ON TOP OF 8" HT. CURB TO REMAIN EXISTING 6' WOODENFENCE TO REMAINEXISTING 5' CHAIN LINK FENCE TO BE REMOVEDREPLACE EXISTING CHAIN LINK FANCE WITH NEW WOOD FENCE TO MATCH EXISTINGPROPOSED BLOCK WALL PROPOSED BLOCK WALL4" Existing curb to be removed to provider room for new landscape Existing curb to be removed to provider room for new landscape Existing tree on neighbor's property to remain (refer to exhibit) LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE 2' - 10" 23' - 2" 2' - 10" 23' - 2" Building "A" Building "B" Building "C" Building "D" KEY PLAN figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:02:20 PM A0010U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Site Plan #        !       ""    "         "   !    $" "  " 2 1/2" ""          !        "    !   #       #   $" "   " #  21/2"   ""         "   !    !     #   #  $" "  " #        2 1/2"              #        !   "     $#"    " #        !    "      #"   "   $#"  #"     "     !  #       "    T.P.   " $  $ #"  $ "   $ #"    " #"     ! % %  "      4x4 PRESURE TREATED POST, PAINTED 1X4 CEDER, PAINTED 2X4 PRESURE TREATED, PAINTED 3'-0"PLAN VIEW ELEVATION VIEW figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:02:27 PM A0110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 3" = 1'-0"1 Recessed Window Head 3" = 1'-0"2 Recessed Window Jamb 3" = 1'-0"3 Recessed Window Sill 3" = 1'-0"4 Ext Door Head (Recessed) 3" = 1'-0"5 Garage Door Head 3" = 1'-0"6 Garage Door Jamb 1 1/2" = 1'-0"7 Roof Eave @ Plaster Wall 1 1/2" = 1'-0"8 Unit Fence LANDSCAPE PLAN L - 1 LANDSCAPE PLAN L - 1 LANDSCAPE PLAN L - 1 wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf DD D %% %%%%%%% %%%%%%%%%% Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc & & & & Sc Sc & & & & & & & & L L LL L LLLL% & & & & Sc Sc Sc Sc Sc Sc % & & & & & && &&& Sc Sc Sc Sc L L L L LL L L L L L L D D D DDD D D D Sc L L L L L L L D D D D LLLLLL DD L   1 2 3 4 5 6 7 A B C D ~ 25' - 4 31/32" 2' - 0"141' - 6"26' - 0" 28' - 0" 26' - 0" 24' - 8" 11' - 10" 24' - 8" 26' - 4" 16' - 0" 12' - 0"14' - 0" 10' - 8"79'-8"10'-2"BuildingB27'-10"24'-0"BuildingC27'-10"10'-2"TANKLESS WATER HEATER INSIDE GARAGE TYP. 9' - 0" 19' - 0" 19' - 0" 7' - 0" 5' - 8" 19' - 0" 1A31 2A31 3A31 (Stall Width)9' - 0" 5' - 6" 10' - 8" 14' - 0" SETBACK LINE SETBACK LINE SETBACK LINE(DRIVEWAYWIDTH)24'-0"26'-8"(Setback)10'-0"(Setback)10'-0"(Setback) 25' - 0"SETBACK LINE(Stall Width)11' - 6"(StallDepth)20'-0"(StallDepth)20'-0"11' - 6"(Stall Width)9' - 0" 5' - 6"(StallDepth)20'-0"(STALLDEPTH)19'-0"TYP.(STALL WIDTH)9' - 0" TYP. TRASH BONUS RM.LAUNDRYWDWHGARAGE TRASH WHGARAGE LAUNDRYW D WHTRASH GARAGE W D LAUNDRYWHTRASH GARAGE W D LAUNDRYWHTRASH GARAGE W D LAUNDRYBicycle Parking(2' x 11') Bicycle Parking(2' x 11') Building A BuildingABuilding B BuildingCBuilding C Building CEnclosureDepth14'-0"Enclosure Width9' - 0" opening width 7' - 0" 51 51 34 34 40 40 52 52 52 52 52 52 104 105 104 105 80 80 83 83 94 99 99 104 11 104 11 104 11 104 11 104 11 104 113'-91/2"3'-91/2"3'-91/2"1'-4"1'-4"1'-4"1'-4"1'-4"1'-4"1'-4"1'-4"3'-91/2"3'-91/2"3'-91/2"0011 (STALL WIDTH)9' - 0" TYP.(STALLDEPTH)19'-0"TYP.11' - 0" 15' - 0" 105105 10' - 0 1/4" 105 105 105 105 (Rear Setback) 20' - 0"@14'-0"ABV.DrivewayMaintain20'-0"clr(Stall Width)11' - 6" 105 11 52 104 19' - 0" 5' - 8" 5' - 8" 20' - 8" 105 11 104 52 15' - 0" 11' - 4" 2' - 10" 23' - 2" 2' - 10" 23' - 2" LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE Building "A" Building "B" Building "C" Building "D" KEY PLAN figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:02:44 PM A1110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Overall First Level Plan 1 2 3 4 5 6 7 A B C D ~ 27' - 4 31/32"141' - 6"26' - 0"10'-2"BuildingB27'-10"24'-0"BuildingD27'-10"10'-2"11' - 0" 15' - 0" 14' - 0" 10' - 8" 2' - 10" 8' - 0 1/2" 4' - 11 1/2" 15' - 0" 2' - 10" 14' - 0" 15' - 6"15' - 6" 15' - 6"16' - 0" 1A31 2A31 3A31 SETBACK LINE SETBACK LINE SETBACK LINESETBACK LINE20'-0"6' - 2"(Setback)10'-0"(Setback)10'-0"(Setback)25' - 0"79'-8"2' - 0" Building A BuildingA2'-0"2'-0"27'-10"Building B Building C Building D3'-91/2"98 98 103 101 103 101 77 77 77 77 79 79 79 79 77 77 79 79 37 37 40 31 40 31 23 23 37 37 37 37 4923 4923 40 40 51 51 37 37 37 37 37 37 49 23 40 49 23 40 4923 40 4923 40 51 51 51 51 40 40 40 40 2'-0"2'-0"2'-0"3'-91/2"3'-91/2"LIVING KITCHEN DIN. BATH BED LIVING LIVING DIN.DIN.KITCHEN KITCHEN POWDER POWDER LIVING DIN.KITCHEN POWDER LIVING DIN.KITCHEN POWDER8'-65/8"(Rear Setback)20' - 0" 3' - 4 1/8" 3' - 4" 3' - 4" 51 79 58 4049 28' - 0" 26' - 0" 24' - 8" 11' - 10" 24' - 8" 26' - 4" 2' - 10" 23' - 2" 49 58 79 51 49 49 40 58 58 58 58 3'-6"5'-6"Building "A" Building "B" Building "C" Building "D" KEY PLAN figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:02:49 PM A1210U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Overall Second Level Plan 1 2 3 4 5 6 7 A B C D 1A31 2A31 3A31 ~ 27' - 4 31/32"141' - 6"26' - 0"10'-2"79'-8"10'-2"BuildingB27'-10"24'-0"BuildingD27'-10"8' - 0 1/2"6' - 6" 15' - 0" 10' - 7 1/2"10' - 6" 10' - 6"10' - 6" 2' - 10" SETBACK LINE SETBACK LINE SETBACK LINE2' - 10"6' - 2"24'-0"20'-0"(Setback)10'-0"(Setback)10'-0"(Front setback)25' - 0"BuildingABuilding A Building B Building CBuildingC Building D 53 53 31 49 37 31 49 37 37 23 23 49 49 40 40 49 49 23 23 49 49 49 49 49 49 49 49 49 49 49 49 2349 2349 23 49 23 49 23 23 23 23 BED BED WIC. WIC. BATH BATH BED BED BED BATH BATH CLOS. CLOS. WIC. BED BED BED CLOS. CLOS. WIC. BATH BATH BED BED BED CLOS. CLOS. WIC. BATH BATH BED BED CLOS.CLOS.BATH (Rear setback)20' - 0" 79 37 23 23 77 77 100 100 87 86 100 100 87 86 79 10086 100 86 100100 98 100100 98 100 100 98 100 100 98 100 103 101 106 100 103 101 106 100 103 101 106 100 103 101 106 100 100 100 100 100 100 100 100 101 100 100 100100101 101 101 SETBACK LINE49 49 23 100 98 101 28' - 0" 26' - 0" 24' - 8" 11' - 10" 24' - 8" 26' - 4" 49 49 23 100 98 101 4' - 2" 2' - 4" 15' - 4" BATH 21' - 10" 30' - 6" 37 37 37 37 52 52 37 37 Building "A" Building "B" Building "C" Building "D" KEY PLAN figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:03:01 PM A1310U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Overall Third Level Plan (PRIVACY GLASS)(PRIVACY GLASS)(PRIVACY GLASS)(PRIVACY GLASS) A21 A22 1 A21A224 2 2 1 2 3 4 5 6 7 A B C D 1A31 2 A31 3 A31 SETBACK LINE SETBACK LINE SETBACK LINESETBACK LINE10'-0"10'-0"20' - 0"25' - 0" 2 1 3 BuildingBA23 1 Building A Building B BuildingDBuildingABuildingCBuilding C Building D3:123:12 3:12 3:12 3:12 3:12 3:123:12 3:123:123:123:123:12 3:12 3:12 3:12 3:123:12 3:12 3:12 3:12 3:123:123:123:123:123:123:12 3:12 3:12 3:12 1' - 1 3/8" 1' - 0"TYP.2'-0"TYP.2'-0"TYP. 2' - 0" TYP. 2' - 0"TYP.2'-0"TYP. 2' - 0"3:123:123:123:123:123:123:12TYP. 2' - 0" Building "A" Building "B" Building "C" Building "D" KEY PLAN figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:03:08 PM A1410U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Overall Roof Plan 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) ABCD 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" (Building C)(Building A)8' - 6"9' - 0"9' - 0"MAX. BUILDING HEIGHT 29' - 0"33' - 0" MAX.312 3 12 0012 (10) EAGLE ROOFING (1) JELD WEN DOOR WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL (9) PRECAST TRIM TRASH ENCLOSURE PL PL PL PL AVERAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) A B C D 1st Level510' - 3" 1st Level (T.O.P.)518' - 9"8' - 6"9' - 0"9' - 0"33' - 0" MAX.MAX. BUILDING HEIGHT (1) JELD WEN DOOR WITH INSULATED LO-E GLASS (1) JELD WEN WINDOW WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL (10) EAGLE ROOFING (2) AAW DOOR (5) LBC ENTRY LIGHT (Building A)(Building C)29' - 0"312 3 12 (4) WROUGHT IRON RAILING (9) PRECAST TRIM PL PL PL PL AVERAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE (6) SPANISH TILE @ ENTRY (11) Wrought Iron Window Box Cage 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) A B C D 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 8' - 6"9' - 0"9' - 0"33' - 0" MAX.29' - 0"(Building B)(Building D) 3 12 312 (1) JELD WEN WINDOW WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL (10) EAGLE ROOFING (9) PRECAST TRIM PL PL PL PL AVARAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) ABCD 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 8' - 6"9' - 0"9' - 0"33' - 0" MAX.(10) EAGLE ROOFING (10) JELD WEN WINDOW WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL (Building D)(Building B)29' - 0"312 3 12 (9) PRECAST TRIM PL PL PL PL AVARAGE NATURAL GRADE (9) FALSE RAFTERTAIL PRIVACY GLASS PRIVACY GLASS PRIVACY GLASS Building "A" Building "B" Building "C" Building "D" KEY PLAN Building "A" Building "B" Building "C" Building "D" KEY PLAN figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 9/22/2017 1:29:44 PM A2110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Building A and C (North Elevation) 1/8" = 1'-0"2 Building A and C (South Elevation) 1/8" = 1'-0"3 Building B and D (South Elevation) 1/8" = 1'-0"4 Building B and D (North Elevation) 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1 2 3 4 5 6 7 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 8'-6"9'-0"9'-0"33'-0"MAX.(10) EAGLE ROOFING (1) JELD WEN WINDOW WITH INSULATED LO-E GLASS (1) JELD WEN DOOR WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL AC UNIT (5) LBC ENTRY LIGHT (6) SPANISH TILE @ ENTRY (Building D)(Building C)29'-0"3 12 312 TRASH ENCLOSURE (9) PRECAST TRIM PL PL PL PL AVERAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE (8) FALSE CLAY ATTIC VENTSETBACK SETBACK(Building setback)20' - 0" (1st Floor setback)26' - 0" (2nd Floor setback)23' - 2" (3rd Floor setback)30' - 6" 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1234567 1st Level510' - 3" 1st Level (T.O.P.)518' - 9"8'-6"9'-0"9'-0"MAX. BUILDING HEIGHT 33'-0"MAX.(7) LAHABRA STUCCO OATMEAL (1) JELD EWN WINDOWS WITH INSULATED LO-E GLASS (10) EAGLE ROOFING (Building D)(Building C)29'-0"312 3 12 0013 TRASH ENCLOSURE (3) GARAGE DOOR, OVERHEAD SECTIONAL (9) PRECAST TRIM PL PL PL PL AVERAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE(1st floor setback)26' - 0"(Building setback) 20' - 0" (2nd floor setback) 23' - 2" (3rd floor setback) 30' - 6" Building "A" Building "B" Building "C" Building "D" KEY PLAN figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:04:42 PM A2210U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Building C and D (East Elevation) 1/8" = 1'-0"2 Building C and D (West Elevation) 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1 2 3 4 5 6 7 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" (Building A)(Building B)8'-6"9'-0"9'-0"MAX. BUILDING HEIGHT 33'-0"MAX.29'-0"312 3 12 (7) LAHABRA STUCCO OATMEAL(1) JELD EWN WINDOWS WITH INSULATED LO-E GLASS (10) EAGLE ROOFING (3) GARAGE DOOR, OVERHEAD SECTIONAL (9) PRECAST TRIM PL PL PL PL AVERAGE NATURAL GRADE (9) FALSE RAFTERTAILSETBACKSETBACK 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1234567 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" (Building B)(Building A) MAX. BUILDING HEIGHT 8'-6"9'-0"9'-0"33'-0"MAX.29'-0"3 12312 (10) EAGLE ROOFING (1) JELD WEN WINDOW WITH INSULATED LO-E GLASS (1) JELD WEN DOOR WITH INSULATED LO-E GLASS (7)LAHABRA STUCCO OATMEAL AC UNIT (5) LBC ENTRY LIGHT (2) SPANISH TILE @ ENTRY (9) PRECAST TRIM PL PL PL PL AVERAGE NATURAL GRADE (9) FALSE RAFTER TAIL (9) FALSE RAFTERTAIL EXISTING GRADE SETBACKSETBACKBuilding "A" Building "B" Building "C" Building "D" KEY PLAN figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:05:07 PM A2310U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"2 Building A and B (East Elevations) 1/8" = 1'-0"1 Building A and B (West Elevations) 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1 2 3 4 5 6 7 1st Level510' - 3" 1st Level (T.O.P.)518' - 9"8'-6"9'-0"9'-0"MAX. BUILDING HEIGHT 33'-0"MAX.29'-0"312 3 12 AVARAGE NATURAL GRADE 0041 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) ABCD 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 9'-0"9'-0"8'-6"3 12 312 AVARAGE NATURAL GRADE 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) ABCD 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 8'-6"9'-0"9'-0"312 3 12 AVARAGE NATURAL GRADE figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 8/10/2017 3:05:17 PM A3110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Section 1 1/8" = 1'-0"2 Section 2 1/8" = 1'-0"3 Section 3 Attachment No. 5 Attachment No. 5 Neighbor Comment Letters 1 Jordan Chamberlin From:Mark Chang <changm286@gmail.com> Sent:Monday, July 17, 2017 10:37 PM To:Jordan Chamberlin Cc:Jen Subject:837 1/2 W. Huntington Drive Dear Jordan, My family live at 838 Coronado Drive in Arcadia, have been living here for over 20 years. We find the recent prospect of building a 3-story condominium complex directly behind our house very disturbing. We are probably most affected by this development due to our location. We feel that our quality of life will be degraded, privacy reduced, with a significant devaluation of our property. Attached is a picture our backyard to show you what we see today. A 33 feet building behind us would be roughly where the transformer height is. Even with a 20-feet setback one can imagine what the backyard view will look like. The visible trees from the picture will be gone, not to mention less blue sky and breeze. Backyard BBQ's will no longer be the same for us, with loss of privacy. The architect of this condominium complex told us that the new city code recently allows for a 3-story structure up to 33 feet. We find this very disturbing, how our city officials will allow for this even when adjacent to single family houses like ours. None of the close by neighbors that we know were aware of this new code until being told by the architect. Now that we expressed our concerns of this project, we are also willing to compromise, knowing that in the end that is what it may take to make progress,and the developer certainly has every right to build. From looking at the project plans, looks like the ground floor will not have any living space, but space for vehicles only via garages or guest parking. We ask that the project can allow for parking at a lower level or "Tucked-in" garage/guest parking. This can bring the height of the whole building lower. Many existing condos and townhomes behind us on Huntington drive are that way, why not here? Especially when adjacent to single family houses The last point we want to make is that if this project is allowed to move forward as is, my family is planning to move out and turn our house into a rental. Thanks for the opportunity to write and express our concerns to you directly. Sincerely, Mark and Jennifer Chang 1 Jordan Chamberlin From:renuka kota <kotarenuka@gmail.com> Sent:Wednesday, July 19, 2017 10:54 AM To:Jordan Chamberlin Subject:Re: 837 1/2 W Huntington Drive Hi Jordan, I am a resident of 844 Coronado Dr, thanks for your help and listening to our concerns. Some of us neighbors met with the applicant on July 1st to discuss our concerns regarding the upcoming project, and yes he made few revisions which are still intimidating. You see our backyards are literally an extension of our living rooms and the proposed height of the project will take away privacy, sky view and also our property values. Of course he is planning according to the city code but even we all want a peaceful share and car kind of co-existence so as we neighbors requested I still want either the height revised or the tucked in garage so that they can address the height issue. Renuka Kota 844 Coronado Dr 626-574-6958 1 Jordan Chamberlin From: Caroline Blake <cablake758@gmail.com> Sent: Monday, July 24, 2017 3:53 PM To: Jordan Chamberlin Subject: Zoning Code Oversight Affecting Coronado Drive (talking points summarized in red) July 24, 2017 Ms. Jordan Chamberlin Associate Planner City of Arcadia single story homes) Huntington Drive, Arcadia RE: Zoning Oversight Affecting Coronado Drive Residents in The Village ( R1 - 33’ high Proposed Condos Development (R3)- fronting 837 1/2 - 841 1/2 W. Dear Ms. Chamberlin: I am the Neighborhood Watch Captain opposed to a damaging precedent set if the proposed 33’ high R3 condos are allowed to be built-- behind three R-1 single story homes at 838, 834 and 844 Coronado Drive in The Village. The 2015 Zoning Review Committee apparently did not foresee the problems created when they failed to review & restrict the disparity in heights between R3 and R1. I am asking for a halt on this condo project until this zoning oversight can be reviewed and amended as a possible exception for Coronado Drive. It is time for the losses incurred by Coronado residents to receive urgent attention towards a zoning correction. Consequences which our homes face as a result of the current zoning R3 height are discussed below. The February 2017 sale of three more parcels (855 through 875 Huntington Drive) will negatively impact three more Coronado Drive single family homes ( located at 852, 856 and 860 ). A fourth home at 716 San Joaquin Road will also be affected. Unless this precedent is stopped, these four one- story homeowners will have little chance of resisting the ongoing attack on our Village by the next developer. Furthermore, this 33’ high backyard monstrosity undermines the City Council’s Historic Preservation Project underway. The intent is to positively define our historical identity as homeowners & promote a stable city image. Architectural Resources Group (ARG) has identified most of the homes on our street as belonging to the distinct Post World War II Historical District. We represent one of eleven city-wide architectural districts. This Post World War II Era architectural identity distinguishes us as a street of classic earlier American single- family homes. To know who you are, you must know where you came from. Developers do not respect the values we maintain in The Village or our need for protection from this large scale visual intrusion. To allow 33’ condos to be built adjacent to Coronado back yards causes instability and claustrophobia on our street. Owners may feel forced to rush to sell their homes at a reduced value, before the condos break ground, to avoid a further drop in sale price . Realtor’s have informed owners here that the expected loss is substantial. The ripple effect as prices drop can then cause other Coronado Drive homes nearby to drop in value. As a result, our street will decline and be seen as an undesirable “temporary” rather than a long- term permanent address. More rental homes may result with tenants cycling through as owners move elsewhere. This temporary status affects the stability and permanence that we value on Coronado Drive. 2 More foreign buyers may want to buy at a reduced price only to tear down & replace the classic Post W.W. II homes with little regard for architectural harmony. Or leave more empty new homes as has already occurredon Coronado Drive (west of Golden West). Foreign buyers living here now on a permanent basis are happy with the stability, architectural harmony and historic image of our street. Consequences of instability caused by the 33’ intended condos project : 1. Financial damage —loss of the worth of our homes , often our major investment. The condos should not proceed with final permit approval before accurately evaluating our losses. We look to forces at City Hall for protection & solutions to this zoning oversight. Did Mr. Yang not realize the impact and severity of our losses before he proceeded with his investment plans? 2. Environmental damages- air flow affected with the large building, amount of air lessened. 3 An expected rise in temperature accordingly from the size of the bulky height. Painting it white will make the condos look even larger from our back yards. 4 Psychological damage—anxiety and a feeling of being intimidated by a developer Scott Yang who needs to start construction as soon as possible for investor returns. 5. Views of green foliage in the distance blocked out in backyards and for neighbors across the street. Loss of our peaceful views of tall mature trees on the horizon cannot which cannot be replaced 6. Doubts - that the powers in our City Hall may not protect the interests of stable residents over the taxes generated by the ten condos. ($900 more taxes per $1 million property assessment) 7. A threat to our tranquil & historic quality of life in The Village on Coronado Drive by a shortsighted zoning code . 8. Asking ourselves, " Why didn’t the Zoning Review Committee or Planning Department foresee and alert the Planning Committee to this problem before the present crisis ?" The Arcadia City Council has invested time and city resources in funding The Historic Preservation Project, to reaffirm the worth of our past and our values as a city of American traditions. Here on Coronado Drive we are traditional Americans of Iranian, Cuban, Anglo, Chinese, Mexican American, Japanese & Yugoslavian descent who oppose the 33’ height as an out of scale visual intrusion . In conclusion, the 33’ condos belong at a more appropriate location where adjacent neighbors will welcome the 33’ height without further disturbing this neighborhood's stability. The Village is not an appropriate adjacent neighborhood for this condo project. We hope the Zoning Review Committee will be asked to meet again to correct problems caused by allowing the (R3) height of 33’ next to (R1) one-story homes. Respectfully, Caroline Blake Neighborhood Watch Captain 871 Coronado Drive Arcadia, CA. 91007 1 Jordan Chamberlin From:Peter Lee <peterlee859@yahoo.com> Sent:Tuesday, July 25, 2017 3:28 PM To:Jordan Chamberlin Subject:Fwd: 33' high R3 Condo Sent from my iPad Begin forwarded message: From: Peter Lee <peterlee859@yahoo.com> Date: July 25, 2017 at 3:23:29 PM PDT To: jchamberlin@Arcadia.gov Cc: cablake758@gmail.com, Athena Wang <awang@semprautilities.com> Subject: 33' high R3 Condo Dear Ms.Chamberlin, I'm the residence of Arcadia which live in Coronado Drive. I am opposed 33' high R3 condos are allowed to be built next to a one story home. My wife and I are walking in this street everyday after dinner while wind is blowing in your face, tree is green, It's very comfortable. I also turn off air condition after 7:00pm to save energy. However, 33' high condo will block the wind which coming from Huntington drive direction. For 24 years I loved looking at trees in the horizon. Am sad that tops of trees in distance will be gone forever. Please reconsider changing the current zoning code which permits a 33' building. Peter Sent from my iPad 1 Jordan Chamberlin From:Victoria Lorona <vlorona@sbcglobal.net> Sent:Wednesday, August 09, 2017 8:39 PM To:Jordan Chamberlin Subject:Re: 837 1/2 W. Huntington Drive Hello Jordan, I must apologize for not getting back to you sooner but the summer months are very busy. I have reviewed the revised architectural plans and although modifications have been made there are still concerns with the setback of the second floor at the north (or rear) of the building and the second story balconies (north east and west). The Arcadia General Plan- Land Use and Community Design state the following regarding High Density Residential: "Appropriate transition to adjacent lower-density neighborhoods is required through use of yards, other open areas, and building heights." Although I appreciate the setback at ground level, the second story is cantilevered. I would imagine that the guidelines for Multi-Family allow that but is this an appropriate transition to the Santa Anita Village? The Single Family Residential Guidelines of April 2009 discourages cantilevered forms. The aforementioned balconies are not cantilevered but I'm hoping the view from that point will not be into my master bedroom! Perhaps the Carolina Cherry Laurels will provide some privacy. I appreciate Pison's revisions and willingness to accommodate but those two issues remain concerns for those of us in the Santa Anita Village. Thank you, Victoria Lorona 834 Coronado Drive Arcadia From: Jordan Chamberlin <jchamberlin@arcadiaca.gov> To: 'Victoria Lorona' <vlorona@sbcglobal.net> Sent: Tuesday, July 11, 2017 5:36 PM Subject: RE: 837 1/2 W. Huntington Drive Hi Victoria, Thank you for your help. If you do contact the neighbors, you can let them know that they can contact me directly to discuss their concerns at any time. Based on the Planning Commission’s direction, I would like to hear from the neighbors before I mail the second public hearing notice for this project. Thanks again. I look forward to hearing from you. _____________________________________________ Jordan Chamberlin Associate Planner | City of Arcadia (626) 821-4334 | JChamberlin@ArcadiaCA.gov The linked image cannot be displayed. The file may have been moved, renamed, or deleted. Verify that the link points to the correct file and location. Attachment No. 6 Attachment No. 6 August 22, 2017 Planning Commission Staff Report, Resolution No. 1991, and Draft Meeting Minutes DATE: August 22, 2017 TO: Honorable Chairman and Planning Commission FROM: Lisa Flores, Planning Services Manager By: Jordan Chamberlin, Associate Planner SUBJECT: CONTINUANCE OF RESOLUTION NO. 1991 – APPROVING TENTATIVE TRACT MAP NO. TTM 17-02 (74941), MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 16-10, AND PROTECTED TREE ENCROACHMENT PERMIT NO. TRE 16-54 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”) FOR A TEN UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 837-841½ W. HUNTINGTON DRIVE – This item was continued from the April 25, 2017, meeting Recommendation: Adopt Resolution No. 1991 SUMMARY The Applicant, Scott Yang, is requesting approval of Tentative Tract Map No. TTM 17- 02 (74941), Multiple Family Architectural Design Review No. MFADR 16-10, and Protected Tree Encroachment Permit No. TRE 16-54 for a ten unit, residential condominium development at 837-841½ W. Huntington Drive. This item was continued from the April 25, 2017, Planning Commission meeting to allow the Applicant time to revise the proposal to address privacy concerns brought up by the neighbors and the Commission. The Applicant has revised the plans to provide greater rear yard setbacks and other changes to mitigate the privacy concerns. It is recommended that the Planning Commission approve TTM 17-02 (74941), MFADR 16-10, and TRE 16-54, subject to the conditions listed in Resolution No. 1991, find that the project is Categorically Exempt under CEQA, and adopt Resolution No. 1991 – refer to Attachment No. 1. BACKGROUND The subject property is a 19,500 square foot lot zoned R-3, High Density Multiple Family Residential. The site is currently developed with eight apartment units. Resolution No. 1991 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive April 25, 2017 – Page 2 of 6 The proposal for a ten unit residential condominium development in four, three-story, Spanish style, townhome buildings with parking at grade-level was first considered at the April 25, 2017, Planning Commission meeting – refer to Attachment No. 2 – the April 25, 2017, Staff Report. During the public hearing, three adjacent neighbors to the north spoke in opposition of the project because of the potential loss in privacy with the building situated approximately 14-feet from the rear property line, the number of windows that faced their property, and the building being three stories rather than two stories, even though it does not exceed the maximum height limit of 33-feet. The Planning Commission closed the public hearing and discussed the design of the project, as well as setback concerns, and overall privacy impacts resulting from the development. The Planning Commissioners asked the Applicant, which was Mr. Pison Netsawang on behalf of Mr. Yang at that time, if he would be willing to continue the hearing so that they could meet with the neighbors to discuss their issues, and hopefully come to a solution to mitigate their concerns, and he agreed. The Planning Commission voted 4-0, with one Commissioner absent, to continue the item to a date uncertain so that the project would be re-noticed – refer to Attachment No. 3 - April 25, 2017 Planning Commission Minutes. REVISED PROPOSAL The Applicant, with assistance from a neighboring property owner organized a meeting with the neighbors on July 1, 2017; approximately 10 residents attended the meeting. According to the Applicant, the neighbors expressed concerns regarding the number of windows and their location on the rear elevation that faces their properties to the north, the structure will appear taller with three stories, and the height of the fence and wall at the rear property line are not being tall enough due to the grade difference between the neighboring properties. To address these concerns the Applicant has made the following changes to the original design, as stated below – refer to Attachment No. 4 for the Revised Architectural Plans showing these changes and Figure 1 of a rendering comparing the previous and current proposal. 1. Building setback – The northerly building was relocated to provide a greater rear yard setback: x The ground floor is now 26’-0” from the rear property line, whereas it was 16’-6” (increase of 9’-6”); x The second floor is now 23’-2” from the rear property line, whereas it was 14’-0” (increase of 9’-2”); x The third floor is now 30’-6” from the rear property line, whereas it was 14’-0” (increase of 16’-0”). 2. Windows – To address privacy, the north facing windows were either reduced in size, or eliminated: x The windows on the second floor were reduced in size from 5'-0" high by 3'-0” wide to decorative windows that are 1'- 4" high by 2'-0" wide and placed 6’-6” above the finished floor. Resolution No. 1991 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive April 25, 2017 – Page 3 of 6 x The windows on the third floor, one window was eliminated, and the other two windows were reduced in size from 3’-0” wide by 5’-0” high to 3’-0” wide by 4’-6” high. Both windows will have obscure privacy glass. 3. Parking Spaces – Two guest parking spaces were relocated from the middle of the property to the rear of the property to provide greater separation between the proposed development and rear property line. 4. Landscaping - A 5’-6” planter area was added along the rear property line. Approximately 25 Catalina Laurel trees are to be planted along the rear property line at a minimum height of 10’-0” at the time of planting. 5. Rear Perimeter Wall - The Applicant has stated that he is also willing to build an 8’- 0” high block wall along the rear (northerly) property line to further address the neighbors’ concerns regarding privacy and security. Due to the two foot grade difference, the height of the wall will be 6’-0” on the high side which is the neighboring property and 8’-0” on the low side, which is the subject property. The overall height of the new wall would exceed the maximum height requirement of 6’- 0”, but is warranted due to the grade difference. ANALYSIS Under the old Zoning Code, the minimum rear yard setback for a multi-family development was 10’-0”, which the previous proposal complied with by providing a rear yard setback of 14’-0”. However, a new regulation was added recently to the Development Code that if the multi-family zoned property abuts a single-family zoned PREVIOUS Figure 1. Comparison of the previous and current proposal CURRENT Front Front Rear Rear Resolution No. 1991 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive April 25, 2017 – Page 4 of 6 property, the rear yard setback shall be 20’-0”. As a result, the Applicant revised the project to not only comply with this new requirement, but also provided a greater setback to address the neighbors concern. The buildings closet to the rear have been revised to provide a setback of 26’-0” from the rear property line, 9’-6” more than the original proposal. The second floor has been revised to provide a setback of 23’-2”, 9’-2” more than the original proposal and three windows have been reduced in size with a sill height of 6’-6” above the finish floor. The third floor has been revised to have a setback of 30’-6”, 16’-6” more than the original proposal and the number of windows on the third floor has been reduced from three to two with privacy glass. Due to the changes in the setbacks additional wall and roof articulation has been incorporated on the rear elevation which helps minimize the mass and scale of the structure. Furthermore, they will plant 10’-0’ tall Catalina Laurel trees within the 5’-6” wide planter area along the rear property line which will help further screen the structure and provide additional privacy. Based on Figure 2, the revised proposal will be compatible with the other neighboring properties as the bulk, mass, and overall height of the proposed development is similar and comparable to the newer development located to the west of the subject property at 845-851 W. Huntington Drive. The site planning of the proposed development is comparable to the existing development. Greater side yard setbacks are provided with the revised proposal and more of the rear yard area is free of structures – refer to Figure 3 below. Figure 2. Building mass comparison to neighbor to the west Figure 3. Site Planning Comparison Resolution No. 1991 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive April 25, 2017 – Page 5 of 6 Due to the 2’-0” grade difference between the subject property and the properties to the rear, the neighbors request that an 8’-0” high wall measured from lowest adjacent grade be provided along the rear property line is appropriate. It will allow the neighbors to have a 6’-0” high wall which will provide additional privacy and security. Condition Number 25 listed in Resolution No. 1991 has added to reflect this requirement. Based on the direction of the Planning Commission to address setback concerns and overall privacy impacts resulting from the development, staff finds that the revised plans sufficiently address these concerns. With the incorporated changes, the proposal is even more consistent with the City’s Multiple Family Residential Design Guidelines. FINDINGS The revised massing, scale, and landscaping of the proposed development are consistent and compatible to that of other multi-family developments in the area. The project complies with the regulations that were recently revised in the Development Code. The Spanish style architecture will complement the newer developments along this portion of West Huntington Drive. The revised proposal is consistent with the City’s Multiple Family Residential Design Guidelines. All applicable findings were made in the April 25, 2017, Planning Commission Staff Report – refer to Attachment No. 2. PUBLIC NOTICE/COMMENTS Following the meeting the Applicant had with the neighbors back in July, Staff received five comment letters from the neighbors – refer to Attachment No. 5 – Neighbor Comments. The neighbors still had concerns regarding the proposed building height, loss of privacy, loss in property values, and that the proposed buildings could affect their air circulation. A public hearing notice for this item was published in Arcadia Weekly and mailed to the property owners that are located within 300 feet of the subject property on August 10, 2017. As of August 16, 2017, no additional comments were received regarding this project from the public hearing notice. ENVIRONMENTAL ASSESSMENT If it is determined that no significant physical alterations to the site are necessary, then this project, as construction of an infill development project, qualifies as a Class 32 Categorical Exemption per the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the CEQA Guidelines. Refer to Attachment No. 6 for the Preliminary Exemption Assessment. RECOMMENDATION It is recommended that the Planning Commission approve Tentative Tract Map No. TTM 17-02 (74941), Multiple-Family Architectural Design Review No. MFADR 16-10, and Protected Tree Encroachment Permit No. TRE 16-54, subject conditions listed in Resolution No. 1991; find that the project is Categorically Exempt under the California Environmental Quality Act (CEQA); and adopt Resolution No. 1991. Resolution No. 1991 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54 837-841½ W. Huntington Drive April 25, 2017 – Page 6 of 6 PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should approve a motion to adopt Resolution No. 1991 to approve Tentative Tract Map No. TTM 17-02 (74941), Multiple-Family Architectural Design Review No. MFADR 16-10, and Protected Tree Encroachment Permit No. TRE 16-54, on the bases that the proposal satisfies the requisite findings, including the environmental finding that the project is Categorically Exempt under the California Environmental Quality Act (CEQA), and is subject to the conditions of approval as presented in this staff report, or as modified by the Commission. Denial If the Planning Commission is to deny this project, the Commission should state the specific findings that the revised proposal does not satisfy, with specific reasons based on the evidence presented, and approve a motion to deny Tentative Tract Map No. TTM 17-02 (74941), Multiple-Family Architectural Design Review No. MFADR 16-10, and/or Protected Tree Encroachment Permit No. TRE 16-54, and direct staff to prepare a resolution for adoption at the next meeting that incorporates the Commission’s decision and specific findings. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the August 22, 2017, Planning Commission Meeting, please contact Associate Planner, Jordan Chamberlin at (626) 821-4334, or JChamberlin@ArcadiaCA.gov. Approved: Attachment No. 1: Resolution No. 1991 Attachment No. 2: Planning Commission Staff Report, dated April 25, 2017 Attachment No. 3: Planning Commission Minutes, dated April 25, 2017 Attachment No. 4: Revised Architectural Plans Attachment No. 5: Neighbor Comments Attachment No. 6: Preliminary Exemption Assessment Attachment No. 1 Attachment No. 1 Resolution No. 1991 Attachment No. 2 Attachment No. 2 Planning Commission Staff Report, dated April 25, 2017 DATE:April 25, 2017 TO:Honorable Chairman and Planning Commission FROM:Jim Kasama, Community Development Administrator By: Jordan Chamberlin, Associate Planner SUBJECT:RESOLUTION NO. 1991 – APPROVING TENTATIVE TRACT MAP NO. TTM 17-02 (74941), MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 16-10, AND PROTECTED TREE ENCROACHMENT PERMIT NO. TRE 16-54 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A TEN UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 837-841½ W. HUNTINGTON DRIVE Recommendation: Adopt Resolution No. 1991 SUMMARY The applicant, Scott Yang, is requesting approval of Tentative Tract Map No. TTM 17-02 (74941), Multiple Family Architectural Design Review No. MFADR 16-10, and Protected Tree Encroachment Permit No. TRE 16-54 for a ten unit, residential condominium development at 837-841½ W. Huntington Drive. The proposed development and subdivision are consistent with the City’s General Plan and Development Code. As an infill development project, the proposed development qualifies for a Categorical Exemption under the California Environmental Quality Act (CEQA). It is recommended that the Planning Commission approve TTM 17-02 (74941), MFADR 16-10, and TRE 16-54, subject to the conditions listed in this staff report, find that the project is Categorically Exempt under CEQA, and adopt Resolution No. 1991 – see Attachment No. 1. BACKGROUND The subject property is a 19,500 square foot lot zoned R-3, High Density Multiple Family Residential. The site is currently developed with eight units in four, one story, multiple family buildings, and two, four car carports – see Attachment No. 2 for an Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity. The Certificate of Demolition for the subject property was approved on August 12, 2016 – see Attachment No. 3 for the Historical Report. Based on the evaluation by an Architectural Historian, the property does not meet any of the requirements for recognition as a historical resource or eligibility for listing on the California Register. The Resolution No. 1991 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54837-841½ W. Huntington Drive April 25, 2017 – Page 2 of 10 site and/or structures do not uniquely represent the post-World War II housing boom, the buildings are not the work of a master architect, nor are they of artistic value, and are not associated with any significant events or persons. PROPOSAL The applicant is proposing to demolish the existing structures and construct a ten unit residential condominium development with at-grade parking - see Attachment No. 4 for the Tentative Tract Map and Attachment No. 5 for the Architectural Plans. The proposed development consists of four, three story, Spanish style, townhome buildings. Each unit can be accessed from a pedestrian walkway along the easterly and westerly property lines or from the at-grade garages which have direct access to each respective unit. The units will have three bedrooms, two and a half or three full bathrooms, a two car garage, and range in size from 2,057 square feet to 2,224 square feet. A total of 20 resident parking spaces and five guest parking spaces will be provided. The R-3 zone has a minimum density of one dwelling unit per 2,200 square feet of lot area, and a maximum density of one unit per 1,450 square feet of lot area. This calculates to a minimum of eight units and a maximum of 13 units for the subject property. The proposed ten unit development is in compliance with the density requirements. The new residences will have an overall building height of 33’-0”, will be setback 25’-0” from the front property line, have a minimum rear setback of 14’-0” from the adjacent single-family residences to the rear, and side setbacks of 10’-0”. The proposed design complies with the City’s Development Code. The applicant is also requesting approval of a Protected Tree Encroachment Permit to allow new landscaping and hardscaping within the protected area of two Deodar Cedars located within the City’s parkway area. Image 1. Site plan and landscape plan for the proposed development Resolution No. 1991 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54837-841½ W. Huntington Drive April 25, 2017 – Page 3 of 10 ANALYSIS The proposal for the ten unit residential project to be condominium units requires that they be subdivided through the Tentative Tract Map process – see Attachment No. 4 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. Concurrent with the subdivision application, the Planning Commission is to approve, conditionally approve, or deny the architectural design of the proposed project, and the request to encroach upon the two protected trees in the City parkway. The architectural style of the development is described as Spanish – see Attachment No. 5. The proposed development is a well thought-out design. The exterior of the buildings will be finished with smooth white stucco, bronze vinyl framed windows, and red-brown multi-dimensional s-tile roofing. Thoughtfully placed gabled roof features, Spanish style tile, decorative wrought iron, and balconies highlight the Spanish style. Pedestrian walkways provide good connectivity among the units and to the street. The front entrance of each residential unit is oriented towards a pedestrian walkway which is in keeping with the City’s Design Guidelines and the goals and policies of the Arcadia General Plan. Each unit will have ample private open space in the form of patios and balconies. Landscaping is provided along the side property lines to help soften the appearance of the development from neighboring properties. There are two healthy mature Deodar Cedar trees located in the City’s parkway. The new driveway, walkways and landscaping will encroach into the protected areas of the trees. Certified Arborists Mr. Scott McAllaster and Ms. Christy Cuba, prepared a Protected Tree Report dated November 16, 2016 – refer to Attachment No. 6 for the Protected Tree Report. The Arborists found that with protective measures, the development will not have an adverse impact on the health of the protected trees. The City’s Certified Arborist, Dave Thompson, reviewed the proposal and Protected Tree Report and recommends that the driveway and driveway approach be a minimum of 10 feet away from the protected trees and that a Certified Arborist be on site to monitor all activity taking place within the protected zone of the trees. These recommendations have been added as conditions of approval. Image 2. Front elevation rendering for the proposed development Resolution No. 1991 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54837-841½ W. Huntington Drive April 25, 2017 – Page 4 of 10 The proposed development will be consistent with the City’s General Plan, Multiple-Family Residential Design Guidelines, the Development Code, and the State Subdivision Map Act. 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 ten residential condominium units requires that they be subdivided through the Tentative Tract Map process – see Attachment No. 4 for the proposed Tentative Tract Map. The following findings are required for approval of a Tentative Tract Map: A. The proposed map, subdivision design, and improvements are consistent with the General Plan, any applicable specific plan, and the Subdivisions Division of the Development Code: The design or improvement of the proposed subdivision is consistent with the applicable General Plan as the site is physically suitable for the type of development and the approval of the architectural design for the condominiums respects the scale and character of the existing neighborhood. B. The site is physically suitable for the type and proposed density of development: The site is physically suitable for the density of the project and complies with the minimum density of eight units, and the maximum density of 13 units. There are no physical impediments to the development of this site for residential condominiums. C. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat: The proposed tentative tract map is for a minor subdivision of an infill site and there is no protected aquatic or wildlife habitat on the subject property. Therefore, it will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. D. The design of the subdivision or type of improvements is not likely to cause serious public health or safety problems: The proposed subdivision is for condominium purposes. No portion of the land will be physically subdivided. The construction of the ten, multi-family-residential units is being done in compliance with Building and Fire Codes and all other applicable regulations. The project meets all health and safety requirements, and will not cause any public health or safety problems. Resolution No. 1991 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54837-841½ W. Huntington Drive April 25, 2017 – Page 5 of 10 E. The design of the subdivision or the type of improvements will not conflictwith easements acquired by the public at large for access through or use of,property within the proposed subdivision (This finding shall apply only to easements of records or to easements established by judgement 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): The proposed design of the subdivision or the type of improvements does not conflict with any easements acquired by the public at large for access through or use of, property within the proposed subdivision. Based on the tentative map, there are no such easements on the subject property. F. The discharge of sewage from the proposed subdivision into the community sewer system will not result in violation of existing requirements specified by the California Regional Water Quality Control Board: The Arcadia Public Works Services Department determined that the City’s existing infrastructure will adequately serve the new development, and the requirements of the California Regional Water Quality Control Board will be satisfied. G. The design of the subdivision provides, to the extent feasible, passive or natural heating and cooling opportunities: The project has been designed to comply with the California Building Code that includes regulations pertaining to energy conservation. H. The proposed subdivision, its design, density, and type of development and improvements conforms to the regulations of the City’s Development Code and the regulations of any public agency having jurisdiction by law. The proposed subdivision complies with the density requirements of the City’s Development Code, and all the improvements required for the site and each unit will comply with the regulations in the City’s Development Code. Architectural Design Review and Protect Tree Encroachment The massing, scale, quality of the design of the proposed development, and the proposed landscaping are consistent or superior to that of other developments in the area. The Spanish style architecture will complement the newer developments along this portion of West Huntington Drive. The proposal is consistent with the City’s Multiple Family Residential Design Guidelines. The Arborists found that with protective measures, the development will not have anadverse impact on the health of the protected trees. With the recommended conditions that the driveway and driveway approach are a minimum of 10 feet away from the protected trees and that a certified arborist is on site to monitor all activity taking place within the protected zone of the trees, the Public Works Services Department has no Resolution No. 1991 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54837-841½ W. Huntington Drive April 25, 2017 – Page 6 of 10 objections to the requested encroachments. The protective measures in the Arborists’report and the City Arborist’s recommendations are included as conditions of approval. All City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, and parking and site design shall be complied with by the property owner/applicant to the satisfaction of the Building Official, City Engineer, CommunityDevelopment Administrator, Fire Marshal, and Public Works Services Director, or theirrespective designees. ENVIRONMENTAL ASSESSMENT If it is determined that no significant physical alterations to the site are necessary, then this project, as construction of an in-fill development project, qualifies as a Class 32Categorical Exemption per the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the CEQA Guidelines. Refer to Attachment No. 7 for the Preliminary Exemption Assessment. PUBLIC NOTICE/COMMENTS A public hearing notice for this item was published in the local newspaper and mailed to the property owners and tenants of those properties that are located within 300 feet of the subject property on April 13, 2017. As of April 20, 2017, no comments were received regarding this project. RECOMMENDATION It is recommended that the Planning Commission approve Tentative Tract Map No. TTM 17-02 (74941), Multiple-Family Architectural Design Review No. MFADR 16-10, and Protected Tree Encroachment Permit No. TRE 16-54, subject to the following conditions; find that the project is Categorically Exempt under the California Environmental Quality Act (CEQA); and adopt Resolution No. 1991: 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 17-02 (74941), MFADR 16-10, and TRE 16-54, subject to the satisfaction of the Community Development Administrator or designee. 2. The project shall be developed and maintained by the applicant/property owner in compliance with all of the recommended tree protection measures listed in the Protected Tree Report prepared for this project to the satisfaction of the Community Development Administrator or designee. 3. The driveway and driveway approach shall be a minimum of 10 feet away from the protected trees. A certified arborist shall be on site to monitor all activity taking place within the driplines of the protected trees to remain. If the arborist determines that any inappropriate work has occurred, or that a protected tree has been Image 3. Radius Map Resolution No. 1991 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54837-841½ W. Huntington Drive April 25, 2017 – Page 7 of 10 harmed, all work shall be stopped until adequate remediation has been performed to the satisfaction of the Community Development Administrator, or designee. 4. The applicant/property owner shall be required to pay a $100 Map fee and $25 Final Map Approval fee prior to the approval of the Final Tract Map. 5. The applicant/property owner shall submit and have approved by the City Engineer or designee a separate demolition and erosion control plan prepared by a registered civil engineer prior to approval of the Final Tract Map and demolition of any existing structures. 6. The applicant/property owner shall remove and replace the curb and gutter along W. Huntington Drive from property line to property line to the satisfaction of the City Engineer or designee. 7. The applicant/property owner shall remove and replace the sidewalk along W. Huntington Drive from property line to property line to the satisfaction of the City Engineer or designee. 8. Any modifications to the driveway approach shall be per the City of Arcadia standard to the satisfaction of the City Engineer or designee. 9. The applicant/property owner shall submit a Grading Plan prepared by a registered civil engineer subject to the approval of the City Engineer prior to issuance of a building permit. 10. The applicant/property owner shall submit a Standard Urban Stormwater Mitigation Plan (SUSMP) subject to the approval of the City Engineer prior to the issuance of a building permit. 11. The applicant/property owner shall integrate low impact development (LID) strategies into the site design to the satisfaction of the City Engineer or designee. These strategies include using infiltration trenches, bio-retention planter boxes, roof drains connected to a landscaped area, pervious concrete/pavers, etc. 12. Condominium or townhouse complexes of more than five individual units shall beserved 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 to the satisfaction of the Public Works Services Director or designee. 13. If the water service is to be used to supply both domestic water and fire sprinklers for each unit, the developer shall separate the fire service from the domestic water service at each unit with an approved back flow prevention device to the satisfaction of the Public Works Services Director or designee. 14. A separate water service and meter will be required for common area landscape irrigation to the satisfaction of the Public Works Services Director or designee. Resolution No. 1991 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54837-841½ W. Huntington Drive April 25, 2017 – Page 8 of 10 15. A Water Meter Clearance Application shall be filed with and approved by the Public Works Services Director or designee prior to permit issuance. 16. New water service installation shall be by the applicant/property owner. Installation shall be according to the specifications of the Public Works Services Department, Engineering Division, subject to the satisfaction of the Public Works Services Director or designee. Abandonment of existing water services, if necessary, shall be by the Developer, according to Public Works Services Department, Engineering Division specifications, subject to the satisfaction of the Public Works Services Director or designee. 17. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover (514.14’), an approved backwater valve is required and is subject to the approval of the Public Works Services Director or designee. 18. The applicant/property owner shall install an automatic fire sprinkler system per the City of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standard that is approved by the City Fire Marshal or designee prior to obtaining final occupancy. 19. The existing sewer lateral shall be utilized if possible to the satisfaction of the Public Works Services Director or designee. 20. Existing parkway trees shall remain and be protected to the satisfaction of the Public Works Services Director or designee. 21. A fire hydrant shall be installed along the street frontage at a location to be determined by the City Fire Marshal or designee, and to the satisfaction of the City Fire Marshal or designee. 22. Fire extinguishers of 2A:10BC type shall be provided on the first floor level as approved by the City Fire Marshal or designee prior to the issuance of the Certificate of Occupancy. The maximum travel distance to an extinguisher shall be 75 feet. 23. A Knox box with keys shall be provided for access to restricted areas and any automatic gates shall be provided with a Knox switch to the satisfaction of the City Fire Marshal or designee. 24. The project shall comply with the current California Building Code, includingresidential accessibility and Arcadia Multi-Family Standards to the satisfaction of the City Building Official or designee. 25. 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 Resolution No. 1991 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54837-841½ W. Huntington Drive April 25, 2017 – Page 9 of 10 Services Director or respective designees. Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees. 26. 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. 27. Approval of TTM 17-02 (74941), MFADR 16-10, and TRE 16-54 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 adopt Resolution No. 1991 to approve Tentative Tract Map No. TTM 17-02 (74941), Multiple-Family Architectural Design Review No. MFADR 16-10,and Protected Tree Encroachment Permit No. TRE 16-54, on the bases that the proposal satisfies the requisite findings, including the environmental finding that the project is Categorically Exempt under the California Environmental Quality Act (CEQA), and is subject to the conditions of approval as presented in this staff report, or as modified by the Commission. Denial If the Planning Commission is to deny this project, the Commission should state the specific findings that the proposal does not satisfy, with specific reasons based on the evidence presented, and approve a motion to deny Tentative Tract Map No. TTM 17-02(74941), Multiple-Family Architectural Design Review No. MFADR 16-10, and/orProtected Tree Encroachment Permit No. TRE 16-54, and direct staff to prepare a resolution for adoption at the next meeting that incorporates the Commission’s decision and specific findings. Resolution No. 1991 – TTM 17-02 (74941), MFADR 16-10, & TRE 16-54837-841½ W. Huntington Drive April 25, 2017 – Page 10 of 10 If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the April 25, 2017, Planning Commission Meeting, please contact Associate Planner, Jordan Chamberlin at (626) 821-4334, or JChamberlin@ArcadiaCA.gov. Approved: Attachment No. 1: Resolution No. 1991 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity Attachment No. 3: Historical ReportAttachment No. 4: Tentative Tract Map No. TTM 17-02 (74941)Attachment No. 5: Proposed Architectural Plans Attachment No. 6: Protect Tree Report dated November 16, 2016 Attachment No. 7: Preliminary Exemption Assessment Attachment No. 1 Attachment No. 1 Resolution No. 1991 Attachment No. 2 Attachment No. 2 Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity Property Characteristics Zoning: R-3 General Plan: HDR Lot Area (sq ft): 19,500 Main Structure / Unit (sq. ft.): 4,818 Year Built: 1947 Number of Units: 8 Overlays Parking Overlay: Downtown Overlay: Special Height Overlay: Architectural Design Overlay: Site Address: 837 - 841 1/2 W HUNTINGTON DR Parcel Number: 5777-029-027 Property Owner(s): HUNTINGTON COTTAGE LLC 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 20-Apr-2017 Page 1 of 1 View of subject property, 837-841 1/2 W. Huntington Drive View of neighboring property to the east, 829 W. Huntington Drive View of neighboring property to the southeast, 760 W. Huntington Drive View of neighboring property to the south, 772 W. Huntington Drive View of neighboring property to the south, 800 W. Huntington Drive View of neighboring property to the southwest, 812 W. Huntington Drive View of neighboring property to the west, 845-853 W. Huntington Drive Attachment No. 3 Attachment No. 3 Historical Report Attachment No. 4 Attachment No. 4 Tentative Tract Map No. TTM 17-02 (74941) 24'2#4'&(146Ä D ANPROSOI 45846 12/31/18 C CIVILNGEREKETSIGNHSIAHRExp. TTA FEO S NNO E-E IGN J N LLIA REGINROALIFA )QNFTKPI4QCF7PKV##TECFKC%#6GN  Ä(CZ  Ä').#UUQEKCVGU+PE241,'%6.1%#6+10EFS N.T.S.VICINITY MAP 5'%6+10#Ä#5'%6+10$Ä$HUNTINGTON COTTAGE LLC335 N. BERRY STREETBREA, CA 92821PHONE: 714-990-567710-UNIT CONDOMINIUMS837 & 837 1/2 HUNTINGTON DR.ARCADIA, CA 91007APN: 5777-029-027.16 Attachment No. 5 Attachment No. 5 Proposed Architectural Plans figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 3/22/2017 9:38:48 AM 00010U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91006 2016-07 837 1/2 | West Huntington Drive | Arcadia | California | 91006 Applicant: Figure 8 Group, Inc.Scott Yang (626) 255 7439 1311 East Las Tunas DriveSan Gabriel, California, 91776 Owner: Huntington Cottages, LLC.119 A La Porte StreetArcadia, California, 91007 Lot Information Project address: 837 1/2 Huntington DriveArcadia, California, 91006 APN: 5777-029-027 Zone: R-3Lot size: 19,500 sf. Project Information Proposed ten units of three level condominium Occupancy type: Group R-3, UConstruction Type: V/B Open Space Requirement Required per Unit: 100sf. x 10 = 1,000sf.Provided per Unit: 100sf. x 10 = 1,000sf. Zoning Density Summary Lot area: 19,500sfDensity requied: 8 units (min.) - 13 units (max.)Density Proposed: 10 units Building Coverage Summary Total Building Foot Print: 6,390 sf.Percentage coverage: 6,390 / 19,500 = 33%FAR: 21,214 / 19,500 = 1.09 Building Setbacks Front: 25' - 0"Side: 10' - 0"Rear: 10' - 0"Height Limit: 33' - 0" Parking Analysis Required parking: 20 enclosed garage and 5 guest parking stallsProvided parking: 20 enclosed garage and 5 guest parking stall s Unit Area Summary Type Garage 1st Level 2nd Level 3rd Level Total (Livable) 1 (R) 478 240 816 690 1,746 2 (R) 513 122 716 706 1,544 3 (R) 484 129 747 737 1,613 Building Area Summary Type # of Unit Area per unit Total gross area 1 (R) 2 2,224 4,448 2 (R) 2 2,057 4,114 3 (R) 6 2,097 12,582 Total Building Area 21,144sf 4 14' - 0"9' - 0" 7' - 0" D 1st Level510' - 3" 1st Level (T.O.P.)518' - 9"Enclosure Height6' - 8"Head Room Height7' - 8"WOOD TRELLIS O/ TRASH ENCLOSURE WOOD POST EXTERIOR PLASTER O/ CMU BLOCK WALL TO MATCH BUILDING BICYCLE PARKING(2 STALLS WOOD TRELLIS O/ BICYCLE PARKING 4 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" TRASH ENCLOSURE METAL GATE WOOD TRELLIS WITH CLEAR POLY GALVANIZED PANEL ATTACHED TO BOTTOM OF WOOD MEMBERS TO PREVENT RAIN FROM ENTERING TRASH ENCLOSURE figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 3/22/2017 9:40:34 AM 00110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91006 2016-07 Door Schedule Type Mark Family Width Height Level Comments 11 DR - Single-Flush Swing 3' - 0" 8' - 0" 1st Level77 DR - Single-Flush Swing 2' - 6" 8' - 0" 78 DR - Single-Flush Swing 2' - 8" 8' - 0" 3rd Level79 DR - Sliding 2-Panel 8' - 0" 8' - 0"80 DR - Single-Flush Swing 3' - 0" 6' - 8" 1st Level83 DR - Single-Flush Swing 2' - 6" 6' - 8" 1st Level86 DR - Opening 2' - 8" 8' - 0" 3rd Level87 DR - Opening 3' - 0" 8' - 0" 3rd Level94 DR - TrashEnclosure Gate 6' - 1" 6' - 0" 1st Level98 DR - Single-French 3' - 0" 8' - 0"99 DR - Single-Flush Swing 3' - 0" 8' - 0" 1st Level100 DR - Single-French 2' - 8" 8' - 0" 3rd Level101 DR - Sliding-Closet 5' - 0" 8' - 0"103 DR - Single-French 2' - 6" 8' - 0"104 DR - Garage 16' - 0" 7' - 6" 1st Level105 DR - Entry 3' - 0" 7' - 2" 1st Level 106 DR - Sliding-Closet 5' - 6" 8' - 0" 3rd Level Window Schedule Type Mark Family Width Height Level Comments 23 Win - Slider 4' - 0" 2' - 0"31 Win - Casement Quad 8' - 0" 5' - 0"34 Win - Casement Double 4' - 0" 5' - 0" 1st Level37 Win - Single Hung Single 3' - 0" 5' - 0"40 Win - Single Hung Triple 7' - 6" 5' - 0"49 Win - Casement Double 5' - 0" 5' - 0"51 Win - Single Hung Single 3' - 0" 6' - 0"52 Win - Single Hung Single 3' - 0" 4' - 6" 1st Level53 Win - Single Hung Triple 7' - 6" 6' - 0" 3rd Level 1/4" = 1'-0"1 Trash Enclosure Plan 1/4" = 1'-0"2 Trash Enclosure East Elevation 1/4" = 1'-0"3 Trash Enclosure North Elevation        wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf DD D %% %%%%%%% %%%%%%%%%% Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc & & & & Sc Sc & & & & && & & L LL L LL L L L LLLLL% & & & & Sc Sc Sc Sc Sc Sc % & & & & & && &&& Sc Sc Sc Sc L L L L L L LLLLLLLL L L L DDD D DD L L L D D D D DD DDD D D D D D Sc L L L L L L L LL              N85°06'50"E100.00N04°53'10"W 194.91 N04°53'10"W 194.91 N85°06'50"E100.00A23 A22 1 A23A224 2 2 1 2 3 4 5 6 7 A B C D 28' - 0"26' - 0"24' - 8"23' - 0"24' - 8"24' - 8"(LOT)~ 194' - 10 31/32" (SETBACK) 25' - 0"(SETBACK)10' - 0"(LOT)~ 100' - 0"79' - 10"27' - 10"24' - 0"27' - 10"(SETBACK)10' - 0"10' X 10' P.O.S., TYP.9' X 14' TRASH ENCLOSURE(DRIVEWAY WIDTH)24' - 0"LINE OF BUILDING ABOVE STEPPING STONE PATH LANDSCAPE LANDSCAPE PLANTING STRIP, TYP. AC CONDENSER, PLANTING STRIP, TYP. EXISTING TREES TO REMAINHUNTINGTON DRIVEUNIT 1(TYPE 1)UNIT 2(TYPE 2)UNIT 3(TYPE 3)UNIT 4(TYPE 3R)UNIT 5(TYPE 3) UNIT 6(TYPE 1R)UNIT 7(TYPE 2R)UNIT 8(TYPE 3R)UNIT 9(TYPE 3)UNIT 10(TYPE 3R) (Stall Width) 11' - 6" (Stall Width)11' - 6"(Stall Width)11' - 6" SETBACK LINE SETBACK LINE SETBACK LINESETBACK LINE26' - 8"10' - 0"10' - 0"2' - 0"(Stall Width)11' - 6"3' - 0" Bicycle Parking(2' x 11') Bicycle Parking(2' x 11') (PARKWAY WIDTH)14' - 0" MAIL BOX TRANSFORME (STALL DEPTH)20' - 0"(STALL DEPTH)20' - 0"(STALL DEPTH)20' - 0"(STALL DEPTH)20' - 0"14' - 0"9' - 0" 2 1 3 Building BBuilding A (Building C)Building D(Building A)(Building C)Building BBuilding DA21 1 24' - 0"PROVIDE WHEEL STOP AND "GUEST PARKING ONLY", TYP. MAIL BOX 2' - 0"(Stall Width)11' - 6"3' - 0" (Setback)10' - 0"(Additional per Planning)14' - 0".@ 14' - 0" ABV. DrivewayMaintain 20' - 0" clr.UNIT FENCE 3' - 0" HT., SEE LANDSCAPE PLAN AND 8/A01 UNIT FENCE 3' - 0" HT., SEE LANDSCAPE PLAN AND 8/A01EXISTING 6' PARTIAL RETAINING BLOCK WALL TO REMAINEXISTING 3' BLOCK WALL TOREMAIN EXISTING 6' WOODEN FENCE ON TOP OF 8" HT. CURB TO REMAIN EXISTING 6' WOODENFENCE TO REMAINEXISTING 5' CHAIN LINK FENCE TO BE REMOVEDREPLACE EXISTING CHAIN LINK FANCE WITH NEW WOOD FENCE TO MATCH EXISTINGPROPOSED BLOCK WALL PROPOSED BLOCK WALLfigure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 3/24/2017 1:31:10 PM A0010U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91006 2016-07 1/8" = 1'-0"1 Site Plan #        !       ""    "         "   !    $" "  " 2 1/2" ""          !        "    !   #       #   $" "   " #  21/2"   ""         "   !    !     #   #  $" "  " #        2 1/2"              #        !   "     $#"    " #        !    "      #"   "   $#"  #"     "     !  #       "    T.P.   " $  $ #"  $ "   $ #"    " #"     ! % %  "      4x4 PRESURE TREATED POST, PAINTED 1X4 CEDER, PAINTED 2X4 PRESURE TREATED, PAINTED 3'-0"PLAN VIEW ELEVATION VIEW figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 3/22/2017 9:40:55 AM A0110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91006 2016-07 3" = 1'-0"1 Recessed Window Head 3" = 1'-0"2 Recessed Window Jamb 3" = 1'-0"3 Recessed Window Sill 3" = 1'-0"4 Ext Door Head (Recessed) 3" = 1'-0"5 Garage Door Head 3" = 1'-0"6 Garage Door Jamb 1 1/2" = 1'-0"7 Roof Eave @ Plaster Wall 1 1/2" = 1'-0"8 Unit Fence    wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf DD D %% %%%%%%% %%%%%%%%%% Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc & & & & Sc Sc & & & & & & & & L LL L LL L L L LLLLL% & & & & Sc Sc Sc Sc Sc Sc % & & & & & && &&& Sc Sc Sc Sc L L L L L L LLLLLLLL L L L DDD D DD L L L D D D D DD DDD D D D D D Sc L L L L L L L LL 1 2 3 4 5 6 7 A B C D 2' - 0"151' - 0" 28' - 0"26' - 0"24' - 8"23' - 0"24' - 8"24' - 8" 16' - 0"12' - 0"14' - 0"10' - 8"79'-8"BuildingB27'-10"24'-0"BuildingC27'-10"TANKLESS WATER HEATER INSIDE GARAGE TYP. 9' - 0"19' - 0"19' - 0"7' - 0"5' - 8"19' - 0"19' - 0"5' - 8"5' - 8"19' - 0" 1A31 2A31 3A31 (Stall Width)11' - 6"3' - 0" 10' - 8"14' - 0" SETBACK LINE SETBACK LINE SETBACK LINE(DRIVEWAYWIDTH)24'-0"26'-8"10'-0"10'-0"(Setback) 10' - 0" (Setback) 25' - 0"SETBACK LINE(Stall Width)11' - 6"(Stall Width)11' - 6" (Stall Width)11' - 6"(StallDepth)20'-0"(StallDepth)20'-0"(StallDepth)20'-0"2' - 0"(Stall Width)11' - 6"3' - 0"(StallDepth)20'-0"(STALLDEPTH)19'-0"TYP.(STALL WIDTH)9' - 0" TYP. TRASH BONUS RM.LAUNDRYWDWHGARAGE TRASH WHGARAGE LAUNDRYW D WHTRASH GARAGE W D LAUNDRYWHTRASH GARAGE W D LAUNDRYWHTRASH GARAGE W D LAUNDRYBicycle Parking(2' x 11') Bicycle Parking(2' x 11') Building A BuildingABuilding B BuildingCBuilding C Building CEnclosureDepth14'-0"Enclosure Width9' - 0" opening width 7' - 0" 51 51 34 34 40 40 52 52 52 52 52 52 104 105 104 105 80 80 83 83 94 99 99 104 11 104 11 104 11 104 11 104 11 104 113'-91/2"3'-91/2"3'-91/2"1'-4"1'-4"1'-4"1'-4"1'-4"1'-4"1'-4"1'-4"3'-91/2"3'-91/2"3'-91/2"3'-91/2"0011 (STALL WIDTH)9' - 0" TYP.(STALLDEPTH)19'-0"TYP.12' - 0"14' - 0" 105105 10' - 0 1/4" 105 105 11 104 105 105 105 105 11 52 52 104 (Additional per Planning) 14' - 0".@14'-0"ABV.DrivewayMaintain20'-0"clr14' - 0"10' - 8" figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 3/22/2017 9:41:11 AM A1110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91006 2016-07 1/8" = 1'-0"1 Overall First Level Plan 1 2 3 4 5 6 7 A B C D 151' - 0" 28' - 0"26' - 0"24' - 8"23' - 0"24' - 8"24' - 8"BuildingB27'-10"24'-0"BuildingC27'-10"12' - 0"14' - 0"14' - 0"10' - 8" 2' - 6" 8' - 0 1/2"4' - 11 1/2"15' - 0" 2' - 6" 13' - 2"14' - 0" 15' - 6"15' - 6"15' - 6"16' - 0" 1A31 2A31 3A31 SETBACK LINE SETBACK LINE SETBACK LINESETBACK LINE20'-0"18' - 0"10'-0"10'-0"(Setback) 25' - 0"79'-8"2' - 0" Building A BuildingA2'-0"2'-0"BuildingCBuilding B Building C Building C3'-91/2"98 98 103 101 103 101 77 77 77 77 79 79 79 79 77 77 79 79 37 37 40 31 40 31 23 23 37 37 37 37 4923 4923 40 40 51 51 37 37 37 37 37 37 49 23 40 49 23 40 4923 40 4923 40 51 51 51 51 37 37 37 37 37 37 37 37 37 37 37 37 2'-0"2'-0"2'-0"3'-91/2"3'-91/2"LIVING KITCHEN DIN. BATH BED LIVING LIVING DIN.DIN.KITCHEN KITCHEN POWDER POWDER LIVING DIN.KITCHEN POWDER LIVING DIN.KITCHEN POWDER8'-65/8"(Setback) 10' - 0" 51 79 37 37 37 4023 23 37 37 37 79 51 (Additional per Planning) 14' - 0". figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 3/22/2017 9:41:14 AM A1210U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91006 2016-07 1/8" = 1'-0"1 Overall Second Level Plan 1 2 3 4 5 6 7 A B C D 10' - 6" 1A31 2A31 3A31 151' - 0" 28' - 0"26' - 0"24' - 8"23' - 0"24' - 8"24' - 8"79'-8"BuildingB27'-10"24'-0"BuildingD27'-10"8' - 0 1/2"6' - 6" 2' - 4 1/2"15' - 0"10' - 7 1/2"10' - 6"10' - 6"10' - 6" 2' - 6" SETBACK LINE SETBACK LINE SETBACK LINESETBACK LINE2' - 6"18' - 0"24'-0"20'-0"10'-0"10'-0"25' - 0"BuildingABuilding A Building B Building CBuildingC Building D 53 53 31 49 37 31 49 37 37 23 23 49 49 40 40 40 40 23 23 37 49 37 49 37 49 37 49 37 49 37 49 37 49 37 49 2340 2340 23 40 23 40 37 37 37 37 23 23 23 23 BED BED WIC. WIC. BATH BATH BED BED BED BATH BATH CLOS. CLOS. WIC. BED BED BED CLOS. CLOS. WIC. BATH BATH BED BED BED CLOS. CLOS. WIC. BATH BATH BED BED BED CLOS. CLOS. WIC. BATH BATH 14' - 0" 79 37 51 51 51 51 51 51 51 37 49 37 49 2340 37 23 51 37 49 37 49 2340 37 23 23 23 77 77 100 100 87 86 100 100 87 86 79 10086 100 86 100100 98 100100 98 100 100 98 100 100 98 100 103 101 106 100 103 101 106 100 103 101106 100 103 101 106 100 100 100 100 100 100 100 100 77 78 101 100 100 100100 77 78 101 101 101 100100 98 100 103 101 106100 100100 98 100 103 101 106100 figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 3/22/2017 9:41:19 AM A1310U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91006 2016-07 1/8" = 1'-0"1 Overall Third Level Plan A23 A22 1 A23A224 2 2 1 2 3 4 5 6 7 A B C D 1A31 2 A31 3 A31 SETBACK LINE SETBACK LINE SETBACK LINESETBACK LINE10'-0"10'-0"10' - 0"25' - 0" 2 1 3 BuildingBA21 1 Building A Building B BuildingDBuildingABuildingCBuilding C Building D3:123:12 3:12 3:12 3:12 3:12 3:123:12 3:123:123:123:123:12 3:12 3:12 3:12 3:123:12 3:12 3:12 3:12 3:123:123:123:123:123:123:123:12 3:12 3:12 3:12 1' - 0" 1' - 0"TYP.2'-0"TYP.2'-0"TYP. 2' - 0" TYP. 2' - 0"TYP.2'-0"TYP. 2' - 0"TYP.2'-0"TYP. 2' - 0" figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 3/22/2017 9:41:33 AM A1410U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91006 2016-07 1/8" = 1'-0"1 Overall Roof Plan 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1 2 3 4 5 6 7 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" (Building A)(Building B)8'-6"9'-0"9'-0"MAX. BUILDING HEIGHT 33'-0"MAX.29'-0"312 3 12 (7) LAHABRA STUCCO OATMEAL(1) JELD EWN WINDOWS WITH INSULATED LO-E GLASS (10) EAGLE ROOFING (3) GARAGE DOOR, OVERHEAD SECTIONAL (9) PRECAST TRIM PL PL PL PL AVERAGE NATURAL GRADE (9) FALSE RAFTERTAIL 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1234567 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" (Building B)(Building A) MAX. BUILDING HEIGHT 8'-6"9'-0"9'-0"33'-0"MAX.29'-0"3 12312 (10) EAGLE ROOFING (1) JELD WEN WINDOW WITH INSULATED LO-E GLASS (1) JELD WEN DOOR WITH INSULATED LO-E GLASS (7)LAHABRA STUCCO OATMEAL AC UNIT (5) LBC ENTRY LIGHT (2) SPANISH TILE @ ENTRY (9) PRECAST TRIM PL PL PL PL AVERAGE NATURAL GRADE (9) FALSE RAFTER TAIL (9) FALSE RAFTERTAIL EXISTING GRADE figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 3/22/2017 9:42:01 AM A2110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91006 2016-07 1/8" = 1'-0"2 Elevation 1 - a 1/8" = 1'-0"1 Building A and B (North Elevations) 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1 2 3 4 5 6 7 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 8'-6"9'-0"9'-0"33'-0"MAX.(10) EAGLE ROOFING (1) JELD WEN WINDOW WITH INSULATED LO-E GLASS (1) JELD WEN DOOR WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL AC UNIT (5) LBC ENTRY LIGHT (6) SPANISH TILE @ ENTRY (Building D)(Building C)29'-0"3 12 312 TRASH ENCLOSURE (9) PRECAST TRIM PL PL PL PL AVERAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE (8) FALSE CLAY ATTIC VENT 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1234567 1st Level510' - 3" 1st Level (T.O.P.)518' - 9"8'-6"9'-0"9'-0"MAX. BUILDING HEIGHT 33'-0"MAX.(7) LAHABRA STUCCO OATMEAL (1) JELD EWN WINDOWS WITH INSULATED LO-E GLASS (10) EAGLE ROOFING (Building D)(Building C)29'-0"312 3 12 0013 TRASH ENCLOSURE (3) GARAGE DOOR, OVERHEAD SECTIONAL (9) PRECAST TRIM PL PL PL PL AVERAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 3/22/2017 9:42:32 AM A2210U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91006 2016-07 1/8" = 1'-0"1 Building C and D (South Elevation) 1/8" = 1'-0"2 Building C and D (North Elevation) 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) ABCD 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" (Building C)(Building A)8'-6"9'-0"9'-0"MAX. BUILDING HEIGHT 29'-0"33'-0"MAX.312 3 12 0012 (10) EAGLE ROOFING (1) JELD WEN DOOR WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL (9) PRECAST TRIM TRASH ENCLOSURE PL PL PL PL AVARAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) A B C D 1st Level510' - 3" 1st Level (T.O.P.)518' - 9"8'-6"9'-0"9'-0"33'-0"MAX.MAX. BUILDING HEIGHT (1) JELD WEN DOOR WITH INSULATED LO-E GLASS (1) JELD WEN WINDOW WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL (10) EAGLE ROOFING (2) AAW DOOR (5) LBC ENTRY LIGHT (Building A)(Building C)29'-0"312 3 12 (4) WROUGHT IRON RAILING (9) PRECAST TRIM PL PL PL PL AVARAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE (6) SPANISH TILE @ ENTRY 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) A B C D 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 8'-6"9'-0"9'-0"33'-0"MAX.29'-0"(Building B)(Building C) 3 12 312 (1) JELD WEN WINDOW WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL (10) EAGLE ROOFING (9) PRECAST TRIM PL PL PL PL AVARAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) ABCD 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 8'-6"9'-0"9'-0"33'-0"MAX.(10) EAGLE ROOFING (10) JELD WEN WINDOW WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL (Building C)(Building B)29'-0"312 3 12 (9) PRECAST TRIM PL PL PL PL AVARAGE NATURAL GRADE (9) FALSE RAFTERTAIL figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 3/22/2017 9:43:40 AM A2310U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91006 2016-07 1/8" = 1'-0"1 Building A and C (East Elevation) 1/8" = 1'-0"2 Building A and C (West Elevation) 1/8" = 1'-0"3 Building B and C (West Elevation) 1/8" = 1'-0"4 Building B and C (East Elevation) 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1 2 3 4 5 6 7 1st Level510' - 3" 1st Level (T.O.P.)518' - 9"8'-6"9'-0"9'-0"MAX. BUILDING HEIGHT 33'-0"MAX.29'-0"312 3 12 AVARAGE NATURAL GRADE 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) ABCD 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 9'-0"9'-0"8'-6"33'-0"MAX.29'-0"3 12 312 AVARAGE NATURAL GRADE 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) ABCD 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 33'-0"MAX.8'-6"9'-0"9'-0"29'-0"312 3 12 AVARAGE NATURAL GRADE figure !*+!*,'!* )%-# .!'!")%#& . !&%$()'%! .                                                                           8 group, inc. 3/22/2017 9:44:14 AM A3110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91006 2016-07 1/8" = 1'-0"1 Section 1 1/8" = 1'-0"2 Section 2 1/8" = 1'-0"3 Section 3 Attachment No. 6 Attachment No. 6 Protect Tree Report dated November 16, 2016 Attachment No. 6 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: Multiple-Family Design Review No. MFADR 16-10, Tentative Tract Map No. TTM 17-02 (74941), and Protected Tree Encroachment Permit No. TRE 16-54 for a 10 unit, multiple-family, residential condominium development 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): 837 - 841 ½ W. Huntington Drive (between S. Golden West Avenue and S. Baldwin Avenue) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Scott Yang (2) Address 828 Pamela Place 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: March 28, 2017 Staff: Jordan Chamberlin, Associate Planner Attachment No. 3 Attachment No. 3 Planning Commission Minutes, dated April 25, 2017 Attachment No. 4 Attachment No. 4 Revised Architectural Plans figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:00:55 AM 00010U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 837 1/2 | West Huntington Drive | Arcadia | California | 91007 Applicant: Figure 8 Group, Inc.Scott Yang (626) 255 7439 1311 East Las Tunas DriveSan Gabriel, California, 91776 Owner: Huntington Cottages, LLC.119 A La Porte StreetArcadia, California, 91007 Lot Information Project address: 837 1/2 Huntington DriveArcadia, California, 91006 APN: 5777-029-027 Zone: R-3Lot size: 19,500 sf. Project Information Proposed ten units of three level condominium Occupancy type: Group R-3, UConstruction Type: V/B Open Space Requirement Required per Unit: 100sf. x 10 = 1,000sf.Provided per Unit: 100sf. x 10 = 1,000sf. Zoning Density Summary Lot area: 19,500sfDensity requied: 8 units (min.) - 13 units (max.)Density Proposed: 10 units Building Coverage Summary Total Building Foot Print: 6,390 sf.Percentage coverage: 6,390 / 19,500 = 33%FAR: 21,214 / 19,500 = 1.09 Building Setbacks Front: 25' - 0" (Prov. 25' - 0")Side: 10' - 0" (Prov. 10' - 0")Rear: 22' - 0" (Prov. 20' - 10")Height Limit: 33' - 0" (Prov. 33' - 0") Parking Analysis Required parking: 20 enclosed garage and 5 guest parking stallsProvided parking: 20 enclosed garage and 5 guest parking stall s Unit Area Summary Type Garage 1st Level 2nd Level 3rd Level Total (Livable) 1 (R) 478 236 816 690 1,742 2 (R) 526 117 720 706 1,543 3 (R) 498 116 755 728 1,599 Building Area Summary Type # of Unit Area per unit Total gross area 1 (R) 2 2,220 4,440 2 (R) 2 2,069 4,138 3 (R) 4 2,097 8,388 Total Building Area 21,002sf 4 (R) 546 118 795 559 1,472 4 (R) 2 2,018 4,036 4 14' - 0"9' - 0" 7' - 0" D 1st Level510' - 3" 1st Level (T.O.P.)518' - 9"Head Room Height7' - 8"WOOD TRELLIS O/ TRASH ENCLOSURE WOOD POST EXTERIOR PLASTER O/ CMU BLOCK WALL TO MATCH BUILDING BICYCLE PARKING(2 STALLS WOOD TRELLIS O/ BICYCLE PARKING 45 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" TRASH ENCLOSURE METAL GATE WOOD TRELLIS WITH CLEAR POLY GALVANIZED PANEL ATTACHED TO BOTTOM OF WOOD MEMBERS TO PREVENT RAIN FROM ENTERING TRASH ENCLOSURE figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:01:31 AM 00110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 Door Schedule Type Mark Family Width Height Level Comments 11 DR - Single-Flush Swing 3' - 0" 8' - 0" 1st Level77 DR - Single-Flush Swing 2' - 6" 8' - 0" 79 DR - Sliding 2-Panel 8' - 0" 8' - 0"80 DR - Single-Flush Swing 3' - 0" 6' - 8" 1st Level83 DR - Single-Flush Swing 2' - 6" 6' - 8" 1st Level86 DR - Opening 2' - 8" 8' - 0" 3rd Level87 DR - Opening 3' - 0" 8' - 0" 3rd Level94 DR - TrashEnclosure Gate 6' - 1" 6' - 0" 1st Level98 DR - Single-French 3' - 0" 8' - 0"99 DR - Single-Flush Swing 3' - 0" 8' - 0" 1st Level100 DR - Single-French 2' - 8" 8' - 0" 3rd Level101 DR - Sliding-Closet 5' - 0" 8' - 0"103 DR - Single-French 2' - 6" 8' - 0"104 DR - Garage 16' - 0" 7' - 6" 1st Level105 DR - Entry 3' - 0" 7' - 2" 1st Level106 DR - Sliding-Closet 5' - 6" 8' - 0" 3rd Level 108 DR - Sliding-Closet 6' - 0" 8' - 0" 3rd Level Window Schedule Type Mark Family Width Height Level Comments 23 Win - Slider 4' - 0" 2' - 0"31 Win - Casement Quad 8' - 0" 5' - 0"34 Win - Casement Double 4' - 0" 5' - 0" 1st Level37 Win - Single Hung Single 3' - 0" 5' - 0"40 Win - Single Hung Triple 7' - 6" 5' - 0"49 Win - Casement Double 5' - 0" 5' - 0"51 Win - Single Hung Single 3' - 0" 6' - 0"52 Win - Single Hung Single 3' - 0" 4' - 6"53 Win - Single Hung Triple 7' - 6" 6' - 0" 3rd Level58 Fixed with Trim 1' - 4" 2' - 0" 2nd Level 1/4" = 1'-0"1 Trash Enclosure Plan 1/4" = 1'-0"2 Trash Enclosure East Elevation 1/4" = 1'-0"3 Trash Enclosure North Elevation figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:02:07 AM 00210U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 PREVIOUS CURRENT figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:02:39 AM 00310U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 PREVIOUS CURRENT 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 6 7 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" (1st Level setback)(Proposed) 26' - 0"(2nd Level plate height)(Proposed) 19' - 0"3rd Level Plate height)(Proposed) 29' - 0"(Setback)(Adjacent development) 10' - 0"(Plate height)(Adjacent development) 22' - 0"(Adjacent development) 30' - 0" Max.(2nd Level setback)(Proposed) 23' - 2" (3rd Level setback)(Proposed) 30' - 6"(1st Level plate height)9' - 0"(Proposed) 33' - 0" Max.Max. Building height @ adjacent development Max. Building height proposed Hatched area indicates building outline of adjacent development Property lineR3 zone R1 zone Hidden line indicates outline of proposed new development figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:02:43 AM 00410U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 APROX. 30' TALL TREE AT 844 CORONADO DR. OPEN TO VIEW FROM SUBJECT PROPERTY TO 838 CORONADO DR. THIS ISSUE WILL BE ADDRESSED BY ADDING 5'-6" PLANTING STRIP ALONG THE ENTIRE NORTH PROPERTY LINE. HEDGES APROX 10' TALL SHALL BE PLANTED TO ADDRESS THE ISSUE 1/8" = 1'-0"1 Building Mass Exhibit (Proposed vsAdjacent) Proposed building foot printBuilding foot print of adjacent development figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:02:44 AM 00510U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 Building B and D North Elevation (Previous) Building D West Elevation (Previous)Building B East Elevation (Previous) Building D East Elevation (Previous)Building B West Elevation (Previous) wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf DD D %% %%%%%%% %%%%%%%%%% Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc & & & & Sc Sc & & & & && & & L L LL L LLLL% & & & & Sc Sc Sc Sc Sc Sc % & & & & & && &&& Sc Sc Sc Sc L L L L LL L L L L L L D D D DDD D D D Sc L L L L L L L D D D D LLLLLL DD L (R) EX 0 4' 8' 16' A21 A22 1 A21A224 2 2 1 2 3 4 5 6 7 A B C D 28' - 0" 26' - 0" 24' - 8" 11' - 10" 24' - 8" 26' - 4" (LOT)~ 194' - 10 31/32" (SETBACK) 25' - 0"(SETBACK)10'-0"(LOT)~100'-0"79'-10"27'-10"24'-0"27'-10"(SETBACK)10'-0"10' X 10' P.O.S., TYP.9' X 14' TRASH ENCLOSURE(DRIVEWAYWIDTH)24'-0"LINE OF BUILDING ABOVE STEPPING STONE PATH LANDSCAPE AREA LANDSCAPE AREA PLANTING STRIP, TYP. AC CONDENSER, TYP PLANTING STRIP, TYP. EXISTING TREES TO REMAINHUNTINGTON DRIVEUNIT 1(TYPE 1)UNIT 2(TYPE 2)UNIT 3(TYPE 3)UNIT 4(TYPE 3R)UNIT 5(TYPE 4) UNIT 6(TYPE 1R)UNIT 7(TYPE 2R)UNIT 8(TYPE 3R)UNIT 9(TYPE 3)UNIT 10(TYPE 4R) (Stall Width)11' - 6" SETBACK LINE SETBACK LINE SETBACK LINESETBACK LINE26'-8"10'-0"10'-0"(Stall Width)11' - 6"(Stall Width)9' - 0"(Planting strip)5' - 6" Bicycle Parking(2' x 11') Bicycle Parking(2' x 11') (PARKWAY WIDTH)14' - 0" MAIL BOX TRANSFORMER (STALLDEPTH)20'-0"(STALLDEPTH)20'-0"(STALLDEPTH)20'-0"14'-0"9' - 0" 2 1 3 Building B 26' - 0"Building A (Building C)Building D 26' - 0"(BuildingA)(BuildingC)BuildingBBuildingDA23 1 24'-0"MAIL BOX (Stall Width)11' - 6"(Stall Width)9' - 0"(Planting strip)5' - 6" (Setback)20' - 0"@14'-0"ABV.DrivewayMaintain20'-0"clr.UNIT FENCE 3' - 0" HT., SEE LANDSCAPE PLAN AND 8/A01 UNIT FENCE 3' - 0" HT., SEE LANDSCAPE PLAN AND 8/A01EXISTING 6' PARTIAL RETAINING BLOCK WALL TO REMAINEXISTING 3' BLOCK WALL TOREMAIN EXISTING 6' WOODEN FENCE ON TOP OF 8" HT. CURB TO REMAIN EXISTING 6' WOODENFENCE TO REMAINEXISTING 5' CHAIN LINK FENCE TO BE REMOVEDREPLACE EXISTING CHAIN LINK FANCE WITH NEW WOOD FENCE TO MATCH EXISTINGPROPOSED BLOCK WALL PROPOSED BLOCK WALL4" Existing curb to be removed to provider room for new landscape Existing curb to be removed to provider room for new landscape Existing tree on neighbor's property to remain (refer to exhibit) LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE 2' - 10" 23' - 2" 2' - 10" 23' - 2" Building "A" Building "B" Building "C" Building "D" KEY PLAN figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:02:55 AM A0010U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Site Plan EXTERIOR PLASTER O/ BUILDING PARER BACKED METAL LATH BUILDING PARER O/ 12" VAPOR BARRIER O/ FLANGE, REF. DETAIL CONT. PERIM. CAULK WINDOW PER SCHEDULE HEADER, REF. STRUCT. DWGS. SHIM SPACE CORNER BEAD INTERIOR FINISH CONT. SEALANT BETWEEN MOUNTING FLANGE AND VAPOR BARRIER 1/2" 4 1/2" PLYWOOD SHEATHING WHERE OCCURS, REF. STRUCT. DWGS. 2 1/2" WINDOW PER SCHEDULE CORNER BEAD 1/2" 4 1/2" SHIM SPACE BUILDING PARER O/ 12" VAPOR BARRIER O/ FLANGE, REF. DETAIL CONT. SEALANT BETWEEN MOUNTING FLANGE AND VAPOR BARRIER EXTERIOR PLASTER O/ BUILDING PARER BACKED METAL LATH 2X4 FRAMING INTERIOR FINISH PLYWOOD SHEATHING WHERE OCCURS, REF. STRUCT. DWGS. 2X6 FRAMING 21/2"1/2"4 1/2"CORNER BEAD WINDOW PER SCHEDULE SHIM SPACE CONT. PERIM. CAULK CONT. SEALANT BETWEEN MOUNTING FLANGE AND VAPOR BARRIERBUILDING PARER O/ 12" VAPOR BARRIER O/ FLANGE, REF. DETAIL 2X6 FRAMING 2X4 FRAMING PLYWOOD SHEATHING WHERE OCCURS, REF. STRUCT. DWGS. EXTERIOR PLASTER O/ BUILDING PARER BACKED METAL LATH INTERIOR FINISH 2 1/2" DOOR PER SCHEDULE SHIM SPACE 26 GA. GI. METAL FLASHING HEADER, REF. STRUCTURE EXTERIOR PLASTER O/ BUILDING PAPER BACKED METAL LATH BUILDING PAPER O/ 12" VAPOR BARRIER BRICK MOLD W/ CONT. SEALANT BEHIND 5/8" TYPE "X" GWB. HEADER, REF. STRUCT. DWGS EXTERIOR PLASTER O/ BUILDING PAPER BACKED METAL LATH BUILDING PAPER O/ 12" VAPOR BARRIER STUCCO MOLD W/ CONT. SEALANT BEHIND SHIM SPACE 2X WOOD TRIM DOOR PER SCHEDULE WEATHER STRIP 5/8" TYPE "X" GWB. 2X WOOD JAMB SHIM SPACE STUCCO MOLD W/ CONT. SEALANT BEHIND BUILDING PAPER O/ 12" VAPOR BARRIEREXTERIOR PLASTER O/ BUILDING PAPER BACKED METAL LATH WEATHER STRIP DOOR PER SCHEDULE T.P. ROOF FRAMING, REF STRUCT. DWGS. TYP. TILE ROOF ASSEMBLY 2X WD. FASCIA TYP. PLASTER WALL ASSEMBLY 2X WALL FRAMING, REF. STRUCT. DWGS. 1X WD. STARTER TRIM 5" QUARTER ROUND GALVANIZED BONDERIZED METAL GUTTER W/ STIFFENER SPPORT AND ROLLED EDGES FALSE RAFTERTAIL 4x4 PRESURE TREATED POST, PAINTED 1X4 CEDER, PAINTED 2X4 PRESURE TREATED, PAINTED 3'-0"PLAN VIEW ELEVATION VIEW figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:03:01 AM A0110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 3" = 1'-0"1 Recessed Window Head 3" = 1'-0"2 Recessed Window Jamb 3" = 1'-0"3 Recessed Window Sill 3" = 1'-0"4 Ext Door Head (Recessed) 3" = 1'-0"5 Garage Door Head 3" = 1'-0"6 Garage Door Jamb 1 1/2" = 1'-0"7 Roof Eave @ Plaster Wall 1 1/2" = 1'-0"8 Unit Fence LANDSCAPE PLAN L - 1 LANDSCAPE PLAN L - 1 LANDSCAPE PLAN L - 1 wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf wf DD D %% %%%%%%% %%%%%%%%%% Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc Sc & & & & Sc Sc & & & & & & & & L L LL L LLLL% & & & & Sc Sc Sc Sc Sc Sc % & & & & & && &&& Sc Sc Sc Sc L L L L LL L L L L L L D D D DDD D D D Sc L L L L L L L D D D D LLLLLL DD L (R) EX 1 2 3 4 5 6 7 A B C D ~ 25' - 4 31/32" 2' - 0"141' - 6"26' - 0" 28' - 0" 26' - 0" 24' - 8" 11' - 10" 24' - 8" 26' - 4" 16' - 0" 12' - 0"14' - 0" 10' - 8"79'-8"10'-2"BuildingB27'-10"24'-0"BuildingC27'-10"10'-2"TANKLESS WATER HEATER INSIDE GARAGE TYP. 9' - 0" 19' - 0" 19' - 0" 7' - 0" 5' - 8" 19' - 0" 1A31 2A31 3A31 (Stall Width)9' - 0" 5' - 6" 10' - 8" 14' - 0" SETBACK LINE SETBACK LINE SETBACK LINE(DRIVEWAYWIDTH)24'-0"26'-8"(Setback)10'-0"(Setback)10'-0"(Setback) 25' - 0"SETBACK LINE(Stall Width)11' - 6"(StallDepth)20'-0"(StallDepth)20'-0"11' - 6"(Stall Width)9' - 0" 5' - 6"(StallDepth)20'-0"(STALLDEPTH)19'-0"TYP.(STALL WIDTH)9' - 0" TYP. TRASH BONUS RM.LAUNDRYWDWHGARAGE TRASH WHGARAGE LAUNDRYW D WHTRASH GARAGE W D LAUNDRYWHTRASH GARAGE W D LAUNDRYWHTRASH GARAGE W D LAUNDRYBicycle Parking(2' x 11') Bicycle Parking(2' x 11') Building A BuildingABuilding B BuildingCBuilding C Building CEnclosureDepth14'-0"Enclosure Width9' - 0" opening width 7' - 0" 51 51 34 34 40 40 52 52 52 52 52 52 104 105 104 105 80 80 83 83 94 99 99 104 11 104 11 104 11 104 11 104 11 104 113'-91/2"3'-91/2"3'-91/2"1'-4"1'-4"1'-4"1'-4"1'-4"1'-4"1'-4"1'-4"3'-91/2"3'-91/2"3'-91/2"0011 (STALL WIDTH)9' - 0" TYP.(STALLDEPTH)19'-0"TYP.11' - 0" 15' - 0" 105105 10' - 0 1/4" 105 105 105 105 (Rear Setback) 20' - 0"@14'-0"ABV.DrivewayMaintain20'-0"clr(Stall Width)11' - 6" 105 11 52 104 19' - 0" 5' - 8" 5' - 8" 20' - 8" 105 11 104 52 15' - 0" 11' - 4" 2' - 10" 23' - 2" 2' - 10" 23' - 2" LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE Building "A" Building "B" Building "C" Building "D" KEY PLAN figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:03:13 AM A1110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Overall First Level Plan 1 2 3 4 5 6 7 A B C D ~ 27' - 4 31/32"141' - 6"26' - 0"10'-2"BuildingB27'-10"24'-0"BuildingD27'-10"10'-2"11' - 0" 15' - 0" 14' - 0" 10' - 8" 2' - 10" 8' - 0 1/2" 4' - 11 1/2" 15' - 0" 2' - 10" 14' - 0" 15' - 6"15' - 6" 15' - 6"16' - 0" 1A31 2A31 3A31 SETBACK LINE SETBACK LINE SETBACK LINESETBACK LINE20'-0"6' - 2"(Setback)10'-0"(Setback)10'-0"(Setback)25' - 0"79'-8"2' - 0" Building A BuildingA2'-0"2'-0"27'-10"Building B Building C Building D3'-91/2"98 98 103 101 103 101 77 77 77 77 79 79 79 79 77 77 79 79 37 37 40 31 40 31 23 23 37 37 37 37 4923 4923 40 40 51 51 37 37 37 37 37 37 49 23 40 49 23 40 4923 40 4923 40 51 51 51 51 40 40 40 40 2'-0"2'-0"2'-0"3'-91/2"3'-91/2"LIVING KITCHEN DIN. BATH BED LIVING LIVING DIN.DIN.KITCHEN KITCHEN POWDER POWDER LIVING DIN.KITCHEN POWDER LIVING DIN.KITCHEN POWDER8'-65/8"(Rear Setback)20' - 0" 3' - 4 1/8" 3' - 4" 3' - 4" 51 79 58 4049 28' - 0" 26' - 0" 24' - 8" 11' - 10" 24' - 8" 26' - 4" 2' - 10" 23' - 2" 49 58 79 51 49 49 40 58 58 58 58 3'-6"5'-6"Building "A" Building "B" Building "C" Building "D" KEY PLAN figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:03:17 AM A1210U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Overall Second Level Plan 1 2 3 4 5 6 7 A B C D 1A31 2A31 3A31 ~ 27' - 4 31/32"141' - 6"26' - 0"10'-2"79'-8"10'-2"BuildingB27'-10"24'-0"BuildingD27'-10"8' - 0 1/2"6' - 6" 15' - 0" 10' - 7 1/2"10' - 6" 10' - 6"10' - 6" 2' - 10" SETBACK LINE SETBACK LINE SETBACK LINE2' - 10"6' - 2"24'-0"20'-0"(Setback)10'-0"(Setback)10'-0"(Front setback)25' - 0"BuildingABuilding A Building B Building CBuildingC Building D 53 53 31 49 37 31 49 37 37 23 23 49 49 40 40 49 49 23 23 49 49 49 49 49 49 49 49 49 49 49 49 2349 2349 23 49 23 49 23 23 23 23 BED BED WIC. WIC. BATH BATH BED BED BED BATH BATH CLOS. CLOS. WIC. BED BED BED CLOS. CLOS. WIC. BATH BATH BED BED BED CLOS. CLOS. WIC. BATH BATH BED BED CLOS.CLOS.BATH (Rear setback)20' - 0" 79 37 23 23 77 77 100 100 87 86 100 100 87 86 79 10086 100 86 100100 98 100100 98 100 100 98 100 100 98 100 103 101 106 100 103 101 106 100 103 101 106 100 103 101 106 100 100 100 100 100 100 100 100 101 100 100 100100101 101 101 SETBACK LINE49 49 23 100 98 101 28' - 0" 26' - 0" 24' - 8" 11' - 10" 24' - 8" 26' - 4" 49 49 23 100 98 101 4' - 2" 2' - 4" 15' - 4" BATH 21' - 10" 30' - 6" 37 37 37 37 52 52 37 37 Building "A" Building "B" Building "C" Building "D" KEY PLAN figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:03:25 AM A1310U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Overall Third Level Plan (PRIVACY GLASS)(PRIVACY GLASS)(PRIVACY GLASS)(PRIVACY GLASS) A21 A22 1 A21A224 2 2 1 2 3 4 5 6 7 A B C D 1A31 2 A31 3 A31 SETBACK LINE SETBACK LINE SETBACK LINESETBACK LINE10'-0"10'-0"20' - 0"25' - 0" 2 1 3 BuildingBA23 1 Building A Building B BuildingDBuildingABuildingCBuilding C Building D3:123:12 3:12 3:12 3:12 3:12 3:123:12 3:123:123:123:123:12 3:12 3:12 3:12 3:123:12 3:12 3:12 3:12 3:123:123:123:123:123:123:12 3:12 3:12 3:12 1' - 1 3/8" 1' - 0"TYP.2'-0"TYP.2'-0"TYP. 2' - 0" TYP. 2' - 0"TYP.2'-0"TYP. 2' - 0"3:123:123:123:123:123:123:12TYP. 2' - 0" Building "A" Building "B" Building "C" Building "D" KEY PLAN figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:03:30 AM A1410U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Overall Roof Plan 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) ABCD 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" (Building C)(Building A)8'-6"9'-0"9'-0"MAX. BUILDING HEIGHT 29'-0"33'-0"MAX.312 3 12 0012 (10) EAGLE ROOFING (1) JELD WEN DOOR WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL (9) PRECAST TRIM TRASH ENCLOSURE PL PL PL PL AVARAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) A B C D 1st Level510' - 3" 1st Level (T.O.P.)518' - 9"8'-6"9'-0"9'-0"33'-0"MAX.MAX. BUILDING HEIGHT (1) JELD WEN DOOR WITH INSULATED LO-E GLASS (1) JELD WEN WINDOW WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL (10) EAGLE ROOFING (2) AAW DOOR (5) LBC ENTRY LIGHT (Building A)(Building C)29'-0"312 3 12 (4) WROUGHT IRON RAILING (9) PRECAST TRIM PL PL PL PL AVARAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE (6) SPANISH TILE @ ENTRY (11) Wrought Iron Window Box Cage 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) A B C D 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 8'-6"9'-0"9'-0"33'-0"MAX.29'-0"(Building B)(Building D) 3 12 312 (1) JELD WEN WINDOW WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL (10) EAGLE ROOFING (9) PRECAST TRIM PL PL PL PL AVARAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) ABCD 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 8'-6"9'-0"9'-0"33'-0"MAX.(10) EAGLE ROOFING (10) JELD WEN WINDOW WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL (Building D)(Building B)29'-0"312 3 12 (9) PRECAST TRIM PL PL PL PL AVARAGE NATURAL GRADE (9) FALSE RAFTERTAIL PRIVACY GLASS PRIVACY GLASS PRIVACY GLASS Building "A" Building "B" Building "C" Building "D" KEY PLAN Building "A" Building "B" Building "C" Building "D" KEY PLAN figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:04:31 AM A2110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Building A and C (North Elevation) 1/8" = 1'-0"2 Building A and C (South Elevation) 1/8" = 1'-0"3 Building B and D (South Elevation) 1/8" = 1'-0"4 Building B and D (North Elevation) 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1 2 3 4 5 6 7 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 8'-6"9'-0"9'-0"33'-0"MAX.(10) EAGLE ROOFING (1) JELD WEN WINDOW WITH INSULATED LO-E GLASS (1) JELD WEN DOOR WITH INSULATED LO-E GLASS (7) LAHABRA STUCCO OATMEAL AC UNIT (5) LBC ENTRY LIGHT (6) SPANISH TILE @ ENTRY (Building D)(Building C)29'-0"3 12 312 TRASH ENCLOSURE (9) PRECAST TRIM PL PL PL PL AVERAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE (8) FALSE CLAY ATTIC VENTSETBACK SETBACK(Building setback)20' - 0" (1st Floor setback)26' - 0" (2nd Floor setback)23' - 2" (3rd Floor setback)30' - 6" 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1234567 1st Level510' - 3" 1st Level (T.O.P.)518' - 9"8'-6"9'-0"9'-0"MAX. BUILDING HEIGHT 33'-0"MAX.(7) LAHABRA STUCCO OATMEAL (1) JELD EWN WINDOWS WITH INSULATED LO-E GLASS (10) EAGLE ROOFING (Building D)(Building C)29'-0"312 3 12 0013 TRASH ENCLOSURE (3) GARAGE DOOR, OVERHEAD SECTIONAL (9) PRECAST TRIM PL PL PL PL AVERAGE NATURAL GRADE (9) FALSE RAFTERTAIL EXISTING GRADE(1st floor setback)26' - 0"(Building setback) 20' - 0" (2nd floor setback) 23' - 2" (3rd floor setback) 30' - 6" Building "A" Building "B" Building "C" Building "D" KEY PLAN figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:05:01 AM A2210U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Building C and D (East Elevation) 1/8" = 1'-0"2 Building C and D (West Elevation) 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1 2 3 4 5 6 7 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" (Building A)(Building B)8'-6"9'-0"9'-0"MAX. BUILDING HEIGHT 33'-0"MAX.29'-0"312 3 12 (7) LAHABRA STUCCO OATMEAL(1) JELD EWN WINDOWS WITH INSULATED LO-E GLASS (10) EAGLE ROOFING (3) GARAGE DOOR, OVERHEAD SECTIONAL (9) PRECAST TRIM PL PL PL PL AVERAGE NATURAL GRADE (9) FALSE RAFTERTAILSETBACKSETBACK 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1234567 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" (Building B)(Building A) MAX. BUILDING HEIGHT 8'-6"9'-0"9'-0"33'-0"MAX.29'-0"3 12312 (10) EAGLE ROOFING (1) JELD WEN WINDOW WITH INSULATED LO-E GLASS (1) JELD WEN DOOR WITH INSULATED LO-E GLASS (7)LAHABRA STUCCO OATMEAL AC UNIT (5) LBC ENTRY LIGHT (2) SPANISH TILE @ ENTRY (9) PRECAST TRIM PL PL PL PL AVERAGE NATURAL GRADE (9) FALSE RAFTER TAIL (9) FALSE RAFTERTAIL EXISTING GRADE SETBACKSETBACKBuilding "A" Building "B" Building "C" Building "D" KEY PLAN figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:05:26 AM A2310U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"2 Building A and B (East Elevations) 1/8" = 1'-0"1 Building A and B (West Elevations) 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1 2 3 4 5 6 7 1st Level510' - 3" 1st Level (T.O.P.)518' - 9"8'-6"9'-0"9'-0"MAX. BUILDING HEIGHT 33'-0"MAX.29'-0"312 3 12 AVARAGE NATURAL GRADE 0041 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) ABCD 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 9'-0"9'-0"8'-6"3 12 312 AVARAGE NATURAL GRADE 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) ABCD 1st Level510' - 3" 1st Level (T.O.P.)518' - 9" MAX. BUILDING HEIGHT 8'-6"9'-0"9'-0"312 3 12 AVARAGE NATURAL GRADE figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 8/10/2017 10:05:37 AM A3110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Section 1 1/8" = 1'-0"2 Section 2 1/8" = 1'-0"3 Section 3 Attachment No. 5 Attachment No. 5 Neighbor Comments 1 Jordan Chamberlin From:Mark Chang <changm286@gmail.com> Sent:Monday, July 17, 2017 10:37 PM To:Jordan Chamberlin Cc:Jen Subject:837 1/2 W. Huntington Drive Dear Jordan, My family live at 838 Coronado Drive in Arcadia, have been living here for over 20 years. We find the recent prospect of building a 3-story condominium complex directly behind our house very disturbing. We are probably most affected by this development due to our location. We feel that our quality of life will be degraded, privacy reduced, with a significant devaluation of our property. Attached is a picture our backyard to show you what we see today. A 33 feet building behind us would be roughly where the transformer height is. Even with a 20-feet setback one can imagine what the backyard view will look like. The visible trees from the picture will be gone, not to mention less blue sky and breeze. Backyard BBQ's will no longer be the same for us, with loss of privacy. The architect of this condominium complex told us that the new city code recently allows for a 3-story structure up to 33 feet. We find this very disturbing, how our city officials will allow for this even when adjacent to single family houses like ours. None of the close by neighbors that we know were aware of this new code until being told by the architect. Now that we expressed our concerns of this project, we are also willing to compromise, knowing that in the end that is what it may take to make progress,and the developer certainly has every right to build. From looking at the project plans, looks like the ground floor will not have any living space, but space for vehicles only via garages or guest parking. We ask that the project can allow for parking at a lower level or "Tucked-in" garage/guest parking. This can bring the height of the whole building lower. Many existing condos and townhomes behind us on Huntington drive are that way, why not here? Especially when adjacent to single family houses The last point we want to make is that if this project is allowed to move forward as is, my family is planning to move out and turn our house into a rental. Thanks for the opportunity to write and express our concerns to you directly. Sincerely, Mark and Jennifer Chang 1 Jordan Chamberlin From:renuka kota <kotarenuka@gmail.com> Sent:Wednesday, July 19, 2017 10:54 AM To:Jordan Chamberlin Subject:Re: 837 1/2 W Huntington Drive Hi Jordan, I am a resident of 844 Coronado Dr, thanks for your help and listening to our concerns. Some of us neighbors met with the applicant on July 1st to discuss our concerns regarding the upcoming project, and yes he made few revisions which are still intimidating. You see our backyards are literally an extension of our living rooms and the proposed height of the project will take away privacy, sky view and also our property values. Of course he is planning according to the city code but even we all want a peaceful share and car kind of co-existence so as we neighbors requested I still want either the height revised or the tucked in garage so that they can address the height issue. Renuka Kota 844 Coronado Dr 626-574-6958 1 Jordan Chamberlin From: Caroline Blake <cablake758@gmail.com> Sent: Monday, July 24, 2017 3:53 PM To: Jordan Chamberlin Subject: Zoning Code Oversight Affecting Coronado Drive (talking points summarized in red) July 24, 2017 Ms. Jordan Chamberlin Associate Planner City of Arcadia single story homes) Huntington Drive, Arcadia RE: Zoning Oversight Affecting Coronado Drive Residents in The Village ( R1 - 33’ high Proposed Condos Development (R3)- fronting 837 1/2 - 841 1/2 W. Dear Ms. Chamberlin: I am the Neighborhood Watch Captain opposed to a damaging precedent set if the proposed 33’ high R3 condos are allowed to be built-- behind three R-1 single story homes at 838, 834 and 844 Coronado Drive in The Village. The 2015 Zoning Review Committee apparently did not foresee the problems created when they failed to review & restrict the disparity in heights between R3 and R1. I am asking for a halt on this condo project until this zoning oversight can be reviewed and amended as a possible exception for Coronado Drive. It is time for the losses incurred by Coronado residents to receive urgent attention towards a zoning correction. Consequences which our homes face as a result of the current zoning R3 height are discussed below. The February 2017 sale of three more parcels (855 through 875 Huntington Drive) will negatively impact three more Coronado Drive single family homes ( located at 852, 856 and 860 ). A fourth home at 716 San Joaquin Road will also be affected. Unless this precedent is stopped, these four one- story homeowners will have little chance of resisting the ongoing attack on our Village by the next developer. Furthermore, this 33’ high backyard monstrosity undermines the City Council’s Historic Preservation Project underway. The intent is to positively define our historical identity as homeowners & promote a stable city image. Architectural Resources Group (ARG) has identified most of the homes on our street as belonging to the distinct Post World War II Historical District. We represent one of eleven city-wide architectural districts. This Post World War II Era architectural identity distinguishes us as a street of classic earlier American single- family homes. To know who you are, you must know where you came from. Developers do not respect the values we maintain in The Village or our need for protection from this large scale visual intrusion. To allow 33’ condos to be built adjacent to Coronado back yards causes instability and claustrophobia on our street. Owners may feel forced to rush to sell their homes at a reduced value, before the condos break ground, to avoid a further drop in sale price . Realtor’s have informed owners here that the expected loss is substantial. The ripple effect as prices drop can then cause other Coronado Drive homes nearby to drop in value. As a result, our street will decline and be seen as an undesirable “temporary” rather than a long- term permanent address. More rental homes may result with tenants cycling through as owners move elsewhere. This temporary status affects the stability and permanence that we value on Coronado Drive. 2 More foreign buyers may want to buy at a reduced price only to tear down & replace the classic Post W.W. II homes with little regard for architectural harmony. Or leave more empty new homes as has already occurredon Coronado Drive (west of Golden West). Foreign buyers living here now on a permanent basis are happy with the stability, architectural harmony and historic image of our street. Consequences of instability caused by the 33’ intended condos project : 1. Financial damage —loss of the worth of our homes , often our major investment. The condos should not proceed with final permit approval before accurately evaluating our losses. We look to forces at City Hall for protection & solutions to this zoning oversight. Did Mr. Yang not realize the impact and severity of our losses before he proceeded with his investment plans? 2. Environmental damages- air flow affected with the large building, amount of air lessened. 3 An expected rise in temperature accordingly from the size of the bulky height. Painting it white will make the condos look even larger from our back yards. 4 Psychological damage—anxiety and a feeling of being intimidated by a developer Scott Yang who needs to start construction as soon as possible for investor returns. 5. Views of green foliage in the distance blocked out in backyards and for neighbors across the street. Loss of our peaceful views of tall mature trees on the horizon cannot which cannot be replaced 6. Doubts - that the powers in our City Hall may not protect the interests of stable residents over the taxes generated by the ten condos. ($900 more taxes per $1 million property assessment) 7. A threat to our tranquil & historic quality of life in The Village on Coronado Drive by a shortsighted zoning code . 8. Asking ourselves, " Why didn’t the Zoning Review Committee or Planning Department foresee and alert the Planning Committee to this problem before the present crisis ?" The Arcadia City Council has invested time and city resources in funding The Historic Preservation Project, to reaffirm the worth of our past and our values as a city of American traditions. Here on Coronado Drive we are traditional Americans of Iranian, Cuban, Anglo, Chinese, Mexican American, Japanese & Yugoslavian descent who oppose the 33’ height as an out of scale visual intrusion . In conclusion, the 33’ condos belong at a more appropriate location where adjacent neighbors will welcome the 33’ height without further disturbing this neighborhood's stability. The Village is not an appropriate adjacent neighborhood for this condo project. We hope the Zoning Review Committee will be asked to meet again to correct problems caused by allowing the (R3) height of 33’ next to (R1) one-story homes. Respectfully, Caroline Blake Neighborhood Watch Captain 871 Coronado Drive Arcadia, CA. 91007 1 Jordan Chamberlin From:Peter Lee <peterlee859@yahoo.com> Sent:Tuesday, July 25, 2017 3:28 PM To:Jordan Chamberlin Subject:Fwd: 33' high R3 Condo Sent from my iPad Begin forwarded message: From: Peter Lee <peterlee859@yahoo.com> Date: July 25, 2017 at 3:23:29 PM PDT To:jchamberlin@Arcadia.gov Cc:cablake758@gmail.com, Athena Wang <awang@semprautilities.com> Subject: 33' high R3 Condo Dear Ms.Chamberlin, I'm the residence of Arcadia which live in Coronado Drive. I am opposed 33' high R3 condos are allowed to be built next to a one story home. My wife and I are walking in this street everyday after dinner while wind is blowing in your face, tree is green, It's very comfortable. I also turn off air condition after 7:00pm to save energy. However, 33' high condo will block the wind which coming from Huntington drive direction. For 24 years I loved looking at trees in the horizon. Am sad that tops of trees in distance will be gone forever. Please reconsider changing the current zoning code which permits a 33' building. Peter Sent from my iPad 1 Jordan Chamberlin From:Victoria Lorona <vlorona@sbcglobal.net> Sent:Wednesday, August 09, 2017 8:39 PM To:Jordan Chamberlin Subject:Re: 837 1/2 W. Huntington Drive Hello Jordan, I must apologize for not getting back to you sooner but the summer months are very busy. I have reviewed the revised architectural plans and although modifications have been made there are still concerns with the setback of the second floor at the north (or rear) of the building and the second story balconies (north east and west). The Arcadia General Plan- Land Use and Community Design state the following regarding High Density Residential: "Appropriate transition to adjacent lower-density neighborhoods is required through use of yards, other open areas, and building heights." Although I appreciate the setback at ground level, the second story is cantilevered. I would imagine that the guidelines for Multi-Family allow that but is this an appropriate transition to the Santa Anita Village? The Single Family Residential Guidelines of April 2009 discourages cantilevered forms. The aforementioned balconies are not cantilevered but I'm hoping the view from that point will not be into my master bedroom! Perhaps the Carolina Cherry Laurels will provide some privacy. I appreciate Pison's revisions and willingness to accommodate but those two issues remain concerns for those of us in the Santa Anita Village. Thank you, Victoria Lorona 834 Coronado Drive Arcadia From: Jordan Chamberlin <jchamberlin@arcadiaca.gov> To: 'Victoria Lorona' <vlorona@sbcglobal.net> Sent: Tuesday, July 11, 2017 5:36 PM Subject: RE: 837 1/2 W. Huntington Drive Hi Victoria, Thank you for your help. If you do contact the neighbors, you can let them know that they can contact me directly to discuss their concerns at any time. Based on the Planning Commission’s direction, I would like to hear from the neighbors before I mail the second public hearing notice for this project. Thanks again. I look forward to hearing from you. _____________________________________________ Jordan Chamberlin Associate Planner | City of Arcadia (626) 821-4334 | JChamberlin@ArcadiaCA.gov The linked image cannot be displayed. The file may have been moved, renamed, or deleted. Verify that the link points to the correct file and location. Attachment No. 6 Attachment No. 6 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: Multiple-Family Design Review No. MFADR 16-10, Tentative Tract Map No. TTM 17-02 (74941), and Protected Tree Encroachment Permit No. TRE 16-54 for a 10 unit, multiple-family, residential condominium development 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): 837 - 841 ½ W. Huntington Drive (between S. Golden West Avenue and S. Baldwin Avenue) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Scott Yang (2) Address 828 Pamela Place 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: March 28, 2017 Staff: Jordan Chamberlin, Associate Planner ARCADIA PLANNING COMMISSION REGULAR MEETING MINUTES Tuesday, August 22, 2017 Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection in the City’s Planning Services Office located at 240 W. Huntington Drive, Arcadia, California, during normal business hours. CALL TO ORDER - Vice Chairman Chan called the meeting to order at 7:00 p.m. in the Arcadia Council Chamber. PLEDGE OF ALLEGIANCE ROLL CALL PRESENT: Commissioners, Lewis, Thompson, and Chan ABSENT: Commissioner Lin It was moved by Commissioner Lewis, seconded by Commissioner Thompson to excuse Commissioner Lin from the meeting. Without objection the motion was approved. SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS The Commission received one correspondence relating to Agenda Item 2 from the Appellant. PUBLIC COMMENTS (5 minute time limit per person) There were none. PUBLIC HEARING Vice Chairman Chan announced that the public hearings items listed on the Agenda will be presented out of order. The change is reflected below. 3. Resolution No. 2001 – Approving Tentative Tract Map No. TTM 17-03 (76053) and Multiple Family Architectural Design Review No. MFADR 17-06 with a Categorical Exemption under the California Environmental Quality Act (CEQA) for an eight unit residential condominium development at 141-145 Alice Street Applicant: Mr. Robert Tong Recommended Action: Adopt Resolution No. 2001 Planning/Community Development Administrator, Lisa Flores introduced the item and turned it over to Assistant Planner, Vanessa Quiroz who presented the staff report. Vice Chairman Chan opened the Public Hearing and asked if the applicant would like to speak on this item. Applicant Mr. Robert Tong responded. Vice Chairman Chan asked if anyone else would like to speak in favor of the item. No one responded. Vice Chairman Chan asked if there was anyone who would like to speak in opposition of the item. No one responded. 2 8-22-17 MOTION – PUBLIC HEARING It was moved by Commissioner Lewis, seconded by Commissioner Thompson to close the public hearing. Without objection, the motion was approved. MOTION It was moved by Commissioner Lewis, seconded by Commissioner Thompson to adopt the amended Resolution No. 2001 – Approving Tentative Tract Map No. TTM 17-03 (76053) and Multiple Family Architectural Design Review No. MFADR 17-06 with a Categorical Exemption under the California Environmental Quality Act (CEQA) for an eight unit residential condominium development at 141-145 Alice Street ROLL CALL AYES: Commissioners Lewis, Thompson and Chan NOES: None ABSENT: Commissioner Lin There is a ten day appeal period after the adoption of the Resolution. Appeals are to be filed by 5:30 p.m. on Tuesday, September 5, 2017. 4. Resolution No. 2000 – Approving Tentative Parcel Map No. TPM 17-02 (74938), Minor Administrative Modification No. MINOR AM 17-11, and Multiple Family Architectural Design Review No. MFADR 17-01 with a Categorical Exemption under the California Environmental Quality Act (CEQA) for a three unit residential condominium development at 116 Bonita Street Applicant: Mr. Leo Wu of Archfield Inc. Architects Recommended Action: Adopt Resolution No. 2000 Planning/Community Development Administrator, Lisa Flores introduced the item and turned it over to Associate Planner, Jordan Chamberlin who presented the staff report. Vice Chairman Chan opened the Public Hearing and asked if the applicant would like to speak on this item. Mr. Jason Yen of EGL responded on behalf of the applicant. Vice Chairman Chan asked if anyone else would like to speak in favor of the item. No one responded. Vice Chairman Chan asked if there was anyone who would like to speak in opposition of the item. No one responded. MOTION – PUBLIC HEARING It was moved by Commissioner Lewis, seconded by Commissioner Thompson to close the public hearing. Without objection, the motion was approved. 3 8-22-17 MOTION It was moved by Commissioner Thompson, seconded by Commissioner Lewis to adopt Resolution No. 2000 – Approving Tentative Parcel Map No. TPM 17-02 (74938), Minor Administrative Modification No. MINOR AM 17-11, and Multiple Family Architectural Design Review No. MFADR 17-01 with a Categorical Exemption under the California Environmental Quality Act (CEQA) for a three unit residential condominium development at 116 Bonita Street ROLL CALL AYES: Commissioners Thompson, Lewis and Chan NOES: None ABSENT: Commissioner Lin There is a ten day appeal period after the adoption of the Resolution. Appeals are to be filed by 5:30 p.m. on Tuesday, September 5, 2017. 1. Resolution No. 1991 – Approving Tentative Tract Map No. TTM 17-02 (74941), Multiple Family Architectural Design Review No. MFADR 16-10, and Protected Tree Encroachment Permit No. TRE 16-54 with a Categorical Exemption under the California Environmental Quality Act (CEQA) for a ten unit residential condominium development at 837-841½ W. Huntington Drive (Item was continued from the April 25, 2017, meeting) Applicant: Mr. Scott Yang Recommended Action: Adopt Resolution No. 1991 Planning/Community Development Administrator, Lisa Flores introduced the item and informed the Commission that this item was continued from the April 25, 2017, Planning Commission meeting at which time the Commission closed the public hearing. If the Commission chooses to reopen the public hearing, they can formally make a motion to re-open the hearing. With that, Ms. Flores turned it over to Associate Planner, Jordan Chamberlin who presented the staff report. It was moved by Commissioner Thompson, seconded by Commissioner Lewis to reopen the public hearing. Vice Chairman Chan opened the public hearing and asked if the applicant would like to speak on this item. Project Architect, Mr. Pison Netsawang responded on behalf of the applicant. Vice Chairman Chan asked if anyone else would like to speak in favor of the item. No one responded. Vice Chairman Chan asked if there was anyone who would like to speak in opposition of the item. The following residents responded: Ms. Haihong He Mr. Mark Chang 4 8-22-17 Mr. Simon Lorona Vice Chairman Chan asked if the applicant would like to speak in rebuttal. Mr. Pison responded. MOTION – PUBLIC HEARING It was moved by Commissioner Lewis, seconded by Commissioner Thompson to close the public hearing. Without objection, the motion was approved. DISCUSSION Planning/Community Development Administrator Ms. Flores asked the Commission since they have concerns regarding the trees along the rear property line, if they would like to add a condition of approval stating, “The trees along the rear property line shall be at a minimum height of 10 feet and the trees shall be of sufficient number to provide screening across the rear property line.” Vice Chairman Chan asked Ms. Flores if it would be possible to add a condition of approval requiring that the trees be planted prior to construction to help mitigate dust and privacy issues. Ms. Flores explained that it would be difficult to impose such a condition because the site has to be leveled and graded and there is a possibility that the trees might not survive during this process. Commissioner Thompson suggested another option is to have the applicant install a 10 foot construction fence along the property line in lieu of the required 6 foot construction fence. Ms. Flores stated that the condition of approval could be added. MOTION It was moved by Commissioner Lewis, seconded by Commissioner Thompson to adopt Resolution No. 1991 – Approving Tentative Tract Map No. TTM 17-02 (74941), Multiple Family Architectural Design Review No. MFADR 16-10, and Protected Tree Encroachment Permit No. TRE 16-54 with a Categorical Exemption under the California Environmental Quality Act (CEQA) for a ten unit residential condominium development at 837-841½ W. Huntington Drive, and amended to include the two added conditions of approval as read by Ms. Flores. ROLL CALL AYES: Commissioners Lewis, Thompson and Chan NOES: None ABSENT: Commissioner Lin There is a ten day appeal period after the adoption of the Resolution. Appeals are to be filed by 5:30 p.m. on Tuesday, September 5, 2017. RECESS/RECONVENE Vice Chairman Chan called for a recess at 7:55 p.m., and reconvened the meeting at 8:01 p.m. 5 8-22-17 2. Home Owners’ Association Appeal No. HOA 17-01 with Categorical Exemption under the California Environmental Quality Act (CEQA) appealing the Santa Anita Oaks Home Owners’ Association Architectural Board Chairperson’s denial of a new circular driveway at 1231 San Carlos Road (Item was continued from the June 27, 2017, meeting) Appellant: Tom and Ellen Fu-Crosby Recommended Action: Deny the Appeal and Uphold the ARB Denial Planning/Community Development Administrator Lisa Flores introduced the item and presented the staff report. Vice Chairman Chan opened the public hearing and asked if the Appellant would like to speak on this item. Appellant Mr. Crosby responded. Vice Chairman Chan asked if anyone else would like to speak in favor of the item. Mr. Scott Carlson, Appellant’s attorney responded. Vice Chairman Chan asked if there was anyone who would like to speak in opposition of the item. The following residents responded: Santa Anita Oaks HOA member Mr. Vince Vargas Mr. Jack Lynch Mr. Alan Crawford Vice Chairman Chan asked if the Appellant would like to speak in rebuttal. Appellant Mr. Crosby and his attorney Mr. Carlson responded. MOTION – PUBLIC HEARING It was moved by Commissioner Thompson, seconded by Commissioner Lewis to close the public hearing. Without objection, the motion was approved. MOTION – First Motion It was moved by Commissioner Thompson, to uphold the ARB Denial of the circular driveway, and deny Home Owners Association Appeal No. HOA 17-01, with a Categorical Exemption under the California Environmental Quality Act (CEQA), appealing the Santa Anita Oaks Home Owners’ Association Architectural Board Chairperson’s denial of a new circular driveway at 1231 San Carlos Road, the circular driveway is not consistent with the City’s Design Guidelines and with City Resolution No. 6770. The motion did not receive a second. 6 8-22-17 MOTION – Second Motion It was moved by Commissioner Lewis, seconded by Vice Chairman Chan to approve the Appeal and overturn the ARB denial of the design; therefore, approving Appeal No. HOA 17-01 with a Categorical Exempt from the California Environmental Quality Act (CEQA), finding that the proposed design is consistent with the City’s design guidelines, and City Council Resolution No. 6770, and secure an appropriate improvement to the lot. ROLL CALL AYES: Commissioners Lewis and Chan NOES: Commissioner Thompson ABSENT: Commissioner Lin There is a ten day appeal period after the approval of the item. Appeals are to be filed by 5:30 p.m. on Tuesday, September 5, 2017. CONSENT CALENDAR All matters listed under the Consent Calendar are considered to be routine and can be acted on by one roll call vote. There will be no separate discussion of these items unless members of the Commission, staff, or the public request that specific items be removed from the Consent Calendar for separate discussion and action. 5. Minutes of July 25, 2017, Arcadia Planning Commission Regular Meeting Recommended Action: Approve MOTION It was moved by Commissioner Thompson, seconded by Commissioner Lewis to approve Consent Calendar Item 5, approving the July 25, 2017 Planning Commission Regular Meeting minutes. ROLL CALL AYES: Commissioners Thompson, Lewis and Chan NOES: None ABSENT: Commissioner Lin MATTERS FROM CITY COUNCIL LIAISON City Council Liaison Beck was not present. MATTERS FROM PLANNING COMMISSIONERS The Planning Commissioners did not have anything to report. MATTERS FROM ASSISTANT CITY ATTORNEY Assistant City Attorney Mr. Maurer did not have anything to report. MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS Planning/Community Development Administrator Ms. Lisa Flores reported that there are two items scheduled for the upcoming September 12, 2017 meeting; one item is a five-unit condominium on California Street and the other item is a modification to a new single-family house on Lenta Lane. Ms. Flores reported that the General Plan amendment and zone change the Planning Commission 7 8-22-17 reviewed a few months ago will be presented to the City Council at their September 5th meeting along with a draft Historic Preservation Ordinance during study session. ADJOURNMENT The Planning Commission adjourned the meeting at 9:23 p.m. to Tuesday, September 12, 2017, at 7:00 p.m., in the City Council Chamber at 240 W. Huntington Dr., Arcadia. Chairman, Planning Commission ATTEST: Secretary, Planning Commission Attachment No. 7 Attachment No. 7 Appeal Letter Attachment No. 8 Attachment No. 8 Applicant’s Response 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) A B 1st Level510' - 3" 1st Level (T.O.P.)518' - 9"30' - 0"33' - 0"9' - 0"9' - 0"1st LVL. WINDOW 2ND LVL. WINDOW 1st LVL. WINDOW 2nd LVL. WINDOW 3rd LVL. WINDOW 2' - 0".figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 9/28/2017 9:50:08 AM AP110U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Window Height Exhibit This exhibit illustrates that the proposed 3rd floor windows are not 1 whole level above the existing 2nd floor windows. It also illustrates that the proposed 2nd floor windows are lower than the existing 2nd floor windows, and therefor will not face the existing 2nd floor windows directly - Red bars: indicate location of windows on neighbor's building @ second floor- Green bars: indicate location of high windows (6' - 0" sill height) on proposed project @ third floor- Bule bars: indicate location of windows (3' - 0" sill height) on proposed project @ third floor 2 Window alignment exhibitNTS. 2nd Level 3rd Level 3rd Level (T.O.P.) 2nd Level (T.O.P.) 1234567 1st Level510' - 3" 1st Level (T.O.P.)518' - 9"30' - 0"9' - 0"9' - 0"EXISTING 1st LVL. WINDOW ZONE EXISTING 2nd LVL. WINDOW ZONE STAIRS WINDOWS. NO HABITABLE ROOM BEHIND THIS WINDOW, TYP STAIRS WINDOWS. NO HABITABLE ROOM BEHIND THIS WINDOW, TYP STAIRS WINDOWS. NO HABITABLE ROOM BEHIND THIS WINDOW, TYP figure 1311 East Las Tunas Drive | San Gabriel | California | 91776 THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED WORK OF FIGURE 8 GROUP, INC., AND SHALL REMAIN PROPERTY OF FIGURE 8 GROUP, INC., IN PERPETUITY. NO PART THEREOF SHALL BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN CONSENT OF FIGURE 8 GROUP, INC., VISUAL CONTACT WITH THE ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.8 group, inc. 9/28/2017 9:50:32 AM AP210U Condominium 837 1/2 Huntington Dr. Arcadia, California, 91007 2016-07 1/8" = 1'-0"1 Window Alignments Exhibit BLDG 1 BLDG 2 BLDG 3 This exhibit illustrate relationship between subject building (existing) and proposed building. It numbers the existing building for illustration purposes. The exhibit further illustrate that the proposed building only overlaps half of BLDG. 3 due to greater rear setback Tall and dense vegetation @ BLDG. 1 Dense vegetation @ BLDG. 2 BLDG. 3 Dense vegetation @ BLDG. 2 Proposed 2nd floor windows will not be able to look down into the existing 1st floor windows Proposed 2nd floor windows will not be able to look down into the existing 1st floor windows Proposed 2nd floor windows will not be able to look down into the existing 1st floor windows Proposed 2nd floor windows will not be able to look down into the existing 1st floor windows 2 Building massing exhibitNTS. Photo 1 Photo 2 Photo 3 Photo 4 Attachment No. 9 Attachment No. 9 Tentative Tract Map 24'2#4'&(146Ä D ANPROSOI 45846 12/31/18 C CIVILNGEREKETSIGNHSIAHRExp. TTA FEOS NNOE-E IGN JN LLIA REGINROALIFA )QNFTKPI4QCF7PKV##TECFKC%#6GN  Ä(CZ  Ä').#UUQEKCVGU+PE241,'%6.1%#6+10EFS N.T.S.VICINITY MAP 5'%6+10#Ä#5'%6+10$Ä$HUNTINGTON COTTAGE LLC335 N. BERRY STREETBREA, CA 92821PHONE: 714-990-567710-UNIT CONDOMINIUMS837 & 837 1/2 HUNTINGTON DR.ARCADIA, CA 91007APN: 5777-029-027.16  26.0' 26.0' 24.0'24.0'24.0' Attachment No. 10 Attachment No. 10 Protected Tree Report Attachment No. 11 Attachment No. 11 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: Multiple-Family Design Review No. MFADR 16-10, Tentative Tract Map No. TTM 17-02 (74941), and Protected Tree Encroachment Permit No. TRE 16-54 for a 10 unit, multiple-family, residential condominium development 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): 837 - 841 ½ W. Huntington Drive (between S. Golden West Avenue and S. Baldwin Avenue) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Scott Yang (2) Address 828 Pamela Place 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: March 28, 2017 Staff: Jordan Chamberlin, Associate Planner