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HomeMy WebLinkAboutItem 1 - TTM 17-06 - 230 California St.DATE: January 9, 2018 TO: Honorable Chair and Planning Commission FROM: Lisa L. Flores, Planning & Community Development Administrator By: Jordan Chamberlin, Associate Planner SUBJECT: RESOLUTION NO. 2008 – APPROVING TENTATIVE TRACT MAP NO. TTM 17-06 (74972), MULTIPLE-FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 16-24, PROTECTED TREE ENCROACHMENT PERMIT NO. TRE 17-43, AND DISEASED/HAZARDOUS PROTECTED TREE REMOVAL PERMIT NO. TRD 17-41 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A FIVE UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 230 CALIFORNIA STREET Recommendation: Adopt Resolution No. 2008 SUMMARY The Applicant, Mr. Thomas Li of Prestige Design, Planning, and Development Inc., is requesting approval of Tentative Tract Map No. TTM 17-06 (74972), Multiple-Family Architectural Design Review No. MFADR 16-24, Protected Tree Encroachment Permit No. TRE 17-43, and Diseased/Hazardous Protected Tree Removal Permit No. TRD 17- 41, for a five unit, residential condominium development at 230 California Street. The proposed development and subdivision are consistent with the City’s General Plan, Development Code, and Subdivision 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 17-06 (74972), MFADR 16-24, TRE 17-43, and TRD 17-41, subject to the conditions listed in this staff report, and adopt Resolution No. 2008 – refer to Attachment No. 1. BACKGROUND The subject property is an 11,512 square foot corner lot zoned R-3, High Density Multiple Family Residential. The General Plan Designation is HDR – High Density Residential. The site is currently developed with a 1,850 square foot, one story, single- family residence with a detached garage that was constructed in 1937. The subject property is located on the southwest corner of California Street and S. 3 rd Avenue – refer to Attachment No. 2 for an aerial photo with zoning information and photos of the subject property and vicinity. Resolution No. 2008 – TTM 17-06 (74972), MFADR 16-24, TRE 17-43, and TRD 17-41 230 California Street January 9, 2018 – Page 2 of 12 The Certificate of Demolition for the subject property was approved on December 30, 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 minimum requirements for recognition as a historical resource nor is it eligible for listing on the California Register because the residence is a modest example of a common type and style and has not been associated with any significant events or persons. PROPOSAL The applicant is proposing to demolish the existing structures and construct a five unit residential condominium development with subterranean parking - see Attachment No. 4 for the Tentative Tract Map and Attachment No. 5 for the Proposed Architectural Plans. The proposed development consists of a two story, Spanish style, townhome building. Unit A is accessed from a pedestrian walkway from California Street. Units B through E are accessed from pedestrian walkways along Third Avenue. Direct access to each unit is also provided from the subterranean garages. Units A through D will consist of three bedrooms, three bathrooms, and between 2,031 to 2,070 square feet of living area. Unit E will consist of four bedrooms, three bathrooms, and 2,231 square feet of living area. Each unit will have a two-car garage that can be directly accessed from inside the unit. A total of 10 garage parking spaces for residents and three guest parking spaces will be provided, which meets the required parking per the Development Code. The new residences will have an overall building height of 26’-10”, whereas a maximum of 30’-0” is allowed. The building will be set back 25’-0” from the front property line along California Street, 25’-0” from the street side property line along S. 3rd Avenue, 10’-0” from the interior side property line, and 26’-2” from the rear property line. The proposed project complies with the City’s Development Code. Figure 1. Proposed Site Plan Resolution No. 2008 – TTM 17-06 (74972), MFADR 16-24, TRE 17-43, and TRD 17-41 230 California Street January 9, 2018 – Page 3 of 12 The applicant is also requesting approval of a Protected Tree Encroachment Permit to allow new landscaping and hardscaping within the protected area of a Carob tree and Chinese Flame tree located within the City’s parkway area along California Street. Approval of a Diseased/Hazardous Protected Tree Removal Permit is also being requested to remove a dead English Walnut tree located on the subject property – refer to Attachment No. 6 for the Protected Tree Report dated October 2017. ANALYSIS 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 five units and a maximum of seven units for the subject property. The proposed five unit development is in compliance with the density requirements. The proposal for the five 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. 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 includes light beige colored stucco, bronze vinyl framed windows, dark brown trim, and multi-dimensional S-tile roofing. Thoughtfully placed gabled roof features, wrought iron balconies, deeply recessed windows, architectural projections and decorative corbels emphasize 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 either California Street or S. 3rd Avenue with pedestrian walkways to the units, 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 Figure 2. Proposed street side elevation along S. 3rd Avenue Resolution No. 2008 – TTM 17-06 (74972), MFADR 16-24, TRE 17-43, and TRD 17-41 230 California Street January 9, 2018 – Page 4 of 12 provided along the side property lines to help soften the appearance of the development from neighboring properties. To enhance the driveway and to be consistent with the Design Guidelines, it is recommended that pavers, stamped concrete, or a similar decorative material be incorporated. To improve vehicular and pedestrian visibility in the subterranean garage, it is recommended that a convex mirror be installed at the bottom of the driveway ramp. These recommendations have been included as conditions of approval. There is a healthy Carob tree and Chinese Flame tree located in the City’s parkway along California Street. The new landscaping will encroach into the protected areas of the trees. A Certified Arborist has evaluated the trees and found that with protective measures, the development will not have an adverse impact on the health of the protected trees – refer to Attachment No. 6 for the Tree Report. The City’s Certified Arborist, also reviewed the proposal and Protected Tree Report and had no concerns with the proposed encroachments. There is also a dead English Walnut tree on the subject property near the intersection, which will be removed. The removal of the English Walnut tree will be mitigated by three, 36-inch box trees that will be planted in the vicinity of the tree to be removed. A total of 19 new trees are proposed on the entire site – refer to Attachment No. 5 which includes the conceptual landscape plan. The proposed development will be consistent with the City’s General Plan, Multiple - Family Residential Design Guidelines, Development and Subdivision Codes, 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, Planning & Community Development Administrator, Fire Marshal, and Public Works Services Director, or their respective designees. FINDINGS Tentative Tract Map The proposal for five residential condominium units requires that they be subdivided through the Tentative Tract Map process – see Attachment No. 4 for the Tentative Tract Map No. TTM 17-06 (74972). 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 the California Regional Water Quality Control Board. 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. Approval of a five unit residential condominium development is consistent with the High Density Residential General Plan Land Use Designation and the R-3 – zoning of the site. The High Density Residential designation is intended to accommodate higher-density attached housing types for both renter and owner households within a neighborhood context. The R-3 zone is intended to provide areas for a variety of medium- to high-density residential development including Resolution No. 2008 – TTM 17-06 (74972), MFADR 16-24, TRE 17-43, and TRD 17-41 230 California Street January 9, 2018 – Page 5 of 12 townhomes and condominiums. A single family residence currently occupies the subject site, which is inconsistent with the General Plan and Zoning Designation. The proposed five-unit residential condominium development will bring the property into conformance with the General Plan and Development Code. The site is physically suitable for the type of development, and the approval of the architectural design for the building respects the scale and character of the existing neighborhood. The proposal will not adversely affect the comprehensive General Plan and is consistent with the following General Plan goals and policies: Land Use and Community Design Element x 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. x Policy LU-1.4: Encourage the gradual redevelopment of incompatible, ineffective, and/or undesirable land uses. x Goal LU-4: High-quality and attractive multifamily residential neighborhoods that provide ownership and rental opportunities for people in all stages of life. x 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. B. The site is physically suitable for the type and proposed density of development. The site is physically suitable for the new multiple family development. 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 five units and a maximum of seven units for the subject property. The proposed five unit development is in compliance with the density requirements. 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 within an urbanized area, 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. Resolution No. 2008 – TTM 17-06 (74972), MFADR 16-24, TRE 17-43, and TRD 17-41 230 California Street January 9, 2018 – Page 6 of 12 The proposed subdivision is for condominium purposes. No portion of the land will be physically subdivided. The construction of the five, multiple family residential units are 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 record 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 nor 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 tract 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, which 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. The proposed subdivision should not be approved if the Planning Commission finds that any of the findings for denial listed at the end of this staff report are applicable. Resolution No. 2008 – TTM 17-06 (74972), MFADR 16-24, TRE 17-43, and TRD 17-41 230 California Street January 9, 2018 – Page 7 of 12 Architectural Design Review and Protected Tree Permits The massing, scale, quality of the design of the proposed development, quality of design, and the proposed landscaping is consistent or superior to that of other developments in the area. The Spanish style will complement the other newer developments along California Street and S. 3rd Avenue Street. 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 an adverse impact on the health of the protected trees. The protective measures in the Arborists’ report and the City Arborist’s recommendations are included as conditions of approval. The removal of the dead English Walnut tree will be sufficiently mitigated by the replacement trees proposed on the conceptual landscape plan. 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, Development Services Director, Fire Marshal, and Public Works Services Director, or their respective designees. ENVIRONMENTAL ASSESSMENT It has been determined that the proposed project is consistent with the City’s General Plan and Development Code; the project site is less than five (5) acres; the project site has no value as habitat for endangered, rare or threatened species; the proposed project will not have any significant effects upon the environment, and the site can be adequately served by all the required utilities and public services. Therefore, the project is exempt under Class 32 (In-Fill Development Projects) pursuant to Section 15332 of the State California Environmental Quality Act (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 Arcadia Weekly and mailed to the property owners that are located within 300 feet of the subject property on December 28, 2017. As of January 3, 2018, no comments were received regarding this project. RECOMMENDATION It is recommended that the Planning Commission conditionally approve Tentative Tract Map No. TTM 17-06 (74972), Multiple-Family Architectural Design Review No. MFADR 16-24, Protected Tree Encroachment Permit No. TRE 17-43, and Diseased/Hazardous Protected Tree Removal Permit No. TRD 17-41, subject to the following conditions, and find that the project is Categorically Exempt from the California Environmental Quality Act (CEQA), and adopt Resolution No. 2008: 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 Resolution No. 2008 – TTM 17-06 (74972), MFADR 16-24, TRE 17-43, and TRD 17-41 230 California Street January 9, 2018 – Page 8 of 12 TTM 17-06 (74972), MFADR 16-24, TRE 17-43, and TRD 17-41, subject to the approval of the Planning & Community Development Administrator or designee. 2. The project site 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 Planning & Community Development Administrator or designee. 3. A convex mirror shall be installed at the bottom of the driveway ramp to improve vehicular and pedestrian visibility. The size and location of the mirror shall be subject to review and approval by the Planning & Community Development Administrator and City Engineer. 4. On the plans submitted for plan check in Building Services, the driveway shall include pavers, stamped concrete, or other similar decorative material. The material, color, design, and location shall be subject to review and approval by the Planning & Community Development Administrator or designee. 5. On the plans submitted for plan check in Building Services, the backflow prevention device shall be screened from public view by a solid wall and landscaping. The placement and height of the wall shall be subject to review and approval by the Planning & Community Development Administrator or designee. 6. 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 Tract Map. 7. Prior to approval of the Final Map, the owner/applicant shall submit to the City Engineer for approval a separate demolition and erosion control plan prepared by a registered civil engineer, and demolish all structures. 8. Prior to approval of the Tract Map or issuance of a building permit, the applicant/property owner shall either construct or post security for all public improvements that were shown on the Tentative Map: a. Remove and replace the curb and gutter from property line to property line along California Street and S. 3rd Avenue. b. Construct a new sidewalk from property line to property line along California Street and S. 3rd Avenue. c. Construct a new driveway approach per the City of Arcadia standard. d. Construct a new ADA curb ramp at the corner of California Street and S. 3rd Avenue. 9. 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. Resolution No. 2008 – TTM 17-06 (74972), MFADR 16-24, TRE 17-43, and TRD 17-41 230 California Street January 9, 2018 – Page 9 of 12 10. 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 the issuance of a building permit. 11. The applicant/property owner shall protect and not block the Stop sign, pole, and the two (2) street names at the corner of California Street and S. 3rd Avenue during construction. 12. The project shall comply with the current California Building Code, including Chapter 11-A (residential accessibility), and with the Arcadia Multi-Family Standards. 13. A Water Meter Clearance Application, filed with the Public Works Services Department, shall be required prior to permit issuance. 14. 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. Abandonment of existing water services, if necessary, shall be by the Developer, according to Public Works Services Department, Engineering Division specifications. 15. The applicant/property owner shall install separate water meters for each unit. 16. If the water service is to be used to supply both domestic water and fire sprinklers for each unit, the applicant/property owner shall separate the fire service from the domestic water service with an approved back flow prevention device. 17. Fire protection requirements shall be as stipulated by the Arcadia Fire Department and conform to Arcadia Standard Plan. A separate fire service with Double Check Detector Assembly (DCDA) shall be installed for each fire service required. 18. The applicant/property owner shall utilize the existing sewer lateral if possible. 19. An approved type of backwater valve is required to be installed on the sewer lateral at the right of way. The location and type of backwater valve is subject to review and approval by the Public Works Services Director, or designee. 20. The two (2) existing street trees within the City’s parkway off of California Street shall remain and be protected. 21. Two (2) 36” box Dancer pear trees shall be planted in the City’s right-of-way along 3rd Avenue. The location shall be subject to review and approval by the Public Works Services Director, or designee. 22. The applicant/property owner shall integrate Low Impact Development (LID) strategies into the site design. These strategies include using infiltration trenches, bio-retention planter boxes, roof drains connected to a landscaped area, pervious concrete/paver, etc. Resolution No. 2008 – TTM 17-06 (74972), MFADR 16-24, TRE 17-43, and TRD 17-41 230 California Street January 9, 2018 – Page 10 of 12 23. Prior to submitting plans for plan-check in Building Services, the depth of the trash enclosure shall be revised to a minimum of 10’-9”. The size of the trash enclosure shall be subject to review and approval by the Public Works Services Director, or designee. 24. The applicant/property owner shall install an automatic sprinkler system per the City of Arcadia Fire Department Single & Multiple-Family Dwelling Sprinkler Standard prior to obtaining final occupancy. The sprinkler system shall be fully monitored. Audible and visual devices shall be provided on in the basement, ground floor, and second floor. 25. The applicant/property owner shall provide illuminated exit signage and emergency lighting in the subterranean parking structure. 26. The applicant/property owner shall provide a knox box with keys for access to restricted areas prior to the issuance of the Certificate of Occupancy for the project. The automatic gates shall have a knox switch. 27. Fire extinguishers of 2A:10BC type shall be provided in the basement and the first floor level prior to the issuance of the Certificate of Occupancy. 28. 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 Planning & Community Development Administrator. 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. 29. 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. 30. Approval of TTM 17-06 (74972), MFADR 16-24, TRE 17-43, and TRD 17-41 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 Planning & Community Development Administrator or Resolution No. 2008 – TTM 17-06 (74972), MFADR 16-24, TRE 17-43, and TRD 17-41 230 California Street January 9, 2018 – Page 11 of 12 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 move to approve Tentative Tract Map No. TTM 17-06 (74972), Multiple-Family Architectural Design Review No. MFADR 16-24, Protected Tree Encroachment Permit No. TRE 17-43, and Diseased/Hazardous Protected Tree Removal Permit No. TRD 17- 41, state that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 2008 that incorporates the requisite environmental, subdivision, and architectural design review findings, and 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 17-06 (74972), Multiple-Family Architectural Design Review No. MFADR 16-24, Protected Tree Encroachment Permit No. TRE 17-43, and Diseased/Hazardous Protected Tree Removal Permit No. TRD 17-41, 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 January 9, 2018, Planning Commission Meeting, please contact Associate Planner, Jordan Chamberlin at (626) 821-4334, or JChamberlin@ArcadiaCA.gov. Approved: Lisa L. Flores Planning/Community Development Administrator Attachment No. 1: Resolution No. 2008 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity Attachment No. 3: Historical Report Attachment No. 4: Tentative Tract Map No. TTM 17-06 (74972) Attachment No. 5: Proposed Architectural Plans Attachment No. 6: Protected Tree Report, dated October 2017 Attachment No. 7: Preliminary Exemption Assessment Attachment No. 1 Attachment No. 1 Resolution No. 2008 Attachment No. 2 Attachment No. 2 Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity N/A N/A N/A N/A N/A Property Characteristics Zoning: R-3 General Plan: HDR Lot Area (sq ft): 11,512 Main Structure / Unit (sq. ft.): 1,850 Year Built: 1937 Number of Units: 1 Overlays Architectural Design Overlay: N/A Downtown Overlay: N/A Downtown Parking Overlay: N/A Parking Overlay: N/A Racetrack Event Overlay: N/A Residential Flex Overlay: N/A Special Height Overlay: N/A Site Address: 230 CALIFORNIA ST Parcel Number: 5779-004-005 Property Owner(s): WU,JONATHAN AND WU,WILSON L 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 29-Dec-2017 Page 1 of 1 Photo of the subject property, 230 California Street, from California Street Photo of the subject property, 230 California Street, from S. 3rd Avenue Photo of neighboring property to the north, 237 California Street, from California Street Photo of neighboring property to the northeast, 220 S. 3rd Avenue, from California Street Photo of neighboring property to the southeast, 306 S. 3rd Avenue, from S. 3rd Avenue Photo of neighboring property to the south, 311 S. 3rd Avenue Photo of neighboring property to the west, 226 California Street Photo of neighboring property to the northwest, 225 California Street Attachment No. 3 Attachment No. 3 Historical Report Attachment No. 4 Attachment No. 4 Tentative Tract Map No. TTM 17-06 (74972) Attachment No. 5 Attachment No. 5 Proposed Architectural Plans Attachment No. 6 Attachment No. 6 Protected Tree Report dated October 2017 Protected Tree Report: Tree Survey, Encroachment, Protection and Mitigation 230 California Street Arcadia, CA 91007 Prepared For: Mr. Tom Li Prestige Design, Planning and Development, Inc. P.O. Box 660866 Arcadia CA 91066 Tel: (626) 538-7373 Email: Prestige.DPD.Inc@gmail.com Prepared By: Michael Crane Arbor Care, Inc. P.O. Box 51122 Pasadena, CA 91115 Tel: (626) 737-4007 Email: info@arborcareinc.net October 2017 Table of Contents Summary of Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Background and Purpose of Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Project Location, Description & Tree Ordinance . . . . . . . . . . . . . . . . . . . . . . . . 2 Tree Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Tree Characteristics & Health Matrix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Construction Impact Matrix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Design Analysis of Protected Tree Encroachments . . . . . . . . . . . . . . . . . . . . . . . 7 Findings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Further Recommendations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Appendix A - Photos . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Appendix B – Soil and Root Protection Materials . . . . . . . . . . . . . . . . . . . . . . . . 12 Appendix C - Protected Tree Construction Impact Guidelines . . . . . . . . . . . . . . 13 Author’s Certifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 Certification of Performance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Topographic Site Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Pocket at back Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 1 SUMMARY OF DATA BACKGROUND & PURPOSE I was retained by the Project Designer and Manager, Mr. Tom Li, of Prestige Design, Planning and Development Inc. to be the consulting arborist for the planned redevelopment of the property located at 230 California St., Arcadia. There are Protected Trees located in the public right-of- way adjacent to the property. The proposed construction will impact these trees and this report will serve to both notify the City of Arcadia Planning Division of the extent of the potential impacts as well as to inform the builder how to properly preserve the Protected Trees. As part of my preparation for this report I made a site visit to the property on October 6, 2017. I met with Mr. Li at that time to view and discuss the proposed construction plans as they relate to the preservation of the Protected Trees. I was given a full scale Site Plan, with the footprints of proposed structures and other significant infrastructure plotted on it for my analysis. Total number of healthy Protected Trees on property including street trees located in the adjacent public right-of-way area . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Total number of off-site Protected Trees with canopies (driplines) encroaching onto the property . . . . . . . . . . . . . . . . . . . . 0 Total number of diseased/hazardous Protected Trees on site proposed for removal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Total number of healthy Protected Trees to be preserved . . . . . . . . . . . . . . . . . . . 2 Total number of healthy Protected Trees to be removed . . . . . . . . . . . . . . . . . . . 0 Total number of Protected Trees that will be preserved, which will be impacted by construction within dripline (encroached) . . . . . . . . . . . . . . . . . . 2 Total number of Protected Trees with no dripline encroachments . . . . . . . . . . . 0 Total number of proposed mitigation trees to be planted on site . . . . . . . . . . . . . . 0 Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 2 PROJECT DESCRIPTION & TREE ORDINANCE This aerial view (courtesy of Apple Maps) has been illustrated to show the approximate boundary lines (orange). The locations of the healthy Protected Trees are numbered in yellow. The property consists of a one story single-family residence that appears to be in fair condition. The home will be demolished and the property redeveloped into a five-unit condominium complex. The landscape is minimally maintained and the woody plants and trees are in various conditions. The two Protected Trees, both which are street trees, appear to be in good health and structural conditions. The landscape will be renovated and the Protected Trees will be incorporated into the new design. 2 N 1 Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 3 City of Arcadia Tree Ordinance Oaks, Sycamore, and many other tree species are Protected under the various tree ordinances. Here is a summary of the tree protection laws. On January 21, 1992 the City Council adopted Ordinance No. 1962 recognizing oak trees as significant aesthetic and ecological resources and establishing criteria for the preservation of oak trees. The regulations (Chapter 7 of the Arcadia Municipal Code) provide that the following oak trees shall not be removed, relocated, damaged, or have their protected zones encroached upon unless an Oak Tree Permit is granted: x Engelmann Oaks (Quercus engelmannii) or Coast Live Oak, California Live Oak (Quercus agrifolia) which have a trunk diameter larger than four (4) inches measured at a point four and one half (4 ½) feet above the crown root, or, two (2) or more trunks measuring three (3) inches each or greater in diameter, measured at a point four and one half (4 ½) feet above the crown root. x Any other living oak tree with a trunk diameter larger than twelve (12) inches measured at a point four and one half (4 ½) feet above the crown root, or, two (2) or more trunks measuring ten (10) inches each or greater in diameter measured at a point four and one half (4 ½) feet above the crown root. On March 3, 2015, the City Council adopted Ordinance No. 2323 amending the code to add Sycamore trees to the list of City's Tree Preservation Regulations. The protected trees are Oak and Sycamore trees. Protected Sycamore trees are defined as: x Plantanus racemosa (Sycamore) with a trunk diameter larger than six (6) inches measured at a point four and one-half (4½) feet above the root crown, or two (2) or more trunks measuring four (4) inches each or greater in diameter, measured at a point four and one-half (4½) feet above the root crown. On August 2, 2016, The City Council adopted Ordinance No. 2338 to add additional protected trees and unprotected trees to the City’s tree preservation regulations. In September, the City began protecting mature trees that are located within a required front, side, street-side, or rear yard setback area that are either larger than 12 inches in diameter or larger than 10 inches in diameter if there are multiple trunks. Below is a list of the unprotected trees: 1. Fruit trees 2. Fraxinus uhdei (Shamel Ash) 3. Ficuses – Exception: Ficus macrophylla (Moreton Bay Fig) 4. Eucalyptus 5. Ailanthus altissima (Tree of Heaven) 6. Arecaceae (Palm Tree) 7. Schinus terebinthifolius (Brazilian Pepper) 8. Ceratonia siliqua (Carob) 9. Betula pendula (European White Birch) 10. Grevillea robusta (Silk Oak) 11. Morus (Mulberry) 12. Acer saccharinum (Silver Maple) 13. Cupressus sempervirens (Italian cypress) 14. Populus Fremontii (Western Cottonwood) 15. Alnus rhombifolia (White Alder) 16. Populus trichocarpa (Black Cottonwood) 17. Populus ‘Highland’ hybrid 18. Salix lasiolepis (Arroyo Willow) 19. Liquidambars (Sweet Gum) Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 4 TREE SURVEY This table lists all oaks and sycamore trees with trunk diameters measuring four inches or greater located on or near the property, as well as all other trees with trunk diameters measuring six inches or greater located on or encroaching onto the property. Off-site trees are indicated with an “os” next to their tree numbers. Multi-trunked specimens are indicated next to the trunk diameter with an “m” and the diameters of the two largest trunks or stems. A determination is then provided for the protected status of each tree based on criteria of species, size and location. All street trees or trees in public areas are Protected regardless of species or size. Tree numbers correspond to the tree locations plotted on the site plan included in this report and to all references to each tree in this report. Only Protected Trees have numbered tags affixed to their trunks. Tree Survey for 230 California St., Arcadia Tree Identification Protected Status Tree # Botanical Name Common Name Trunk Diameter Protected Species Minimum Required Size Street or Public Tree PROTECTED TREE 1 Ceratonia siliqua Carob 28" No Yes Yes Yes 2 Koelreuteria sp. Chinese Flame 6” Yes No Yes Yes 3 Juglans regia English Walnut 16" Yes Yes No Yes* 4 Laurus nobilis Bay Laurel M 8” 6" Yes No No No 5 Pinus thunburgii Black Pine 9” Yes No No No * Tree #3 is nearly dead Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 5 This chart includes all healthy Protected Trees that are either located or encroaching on the property. It provides physical data collected from field observations. The trees have been surveyed and numbers correspond to the Site Plan included in this report. Tree numbers with an “os” indicate that the specimen is located off-site and a portion of the canopy extends over the subject property. Trunk diameters of multi-trunked specimens are listed by the size of the largest trunk or leader with the cumulative of all trunks listed in parentheses. TREE CHARACTERISTICS & HEALTH MATRIX CHARACTERISTICS HEALTH SIZE FORM CROWN CLASS AGE CLASS FOLIAGE DENSITY SHOOT GROWTH WOUND DEFENSE VIGOR CLASS TREE NUMBER SPECIES TRUNK DIAMETER (INCHES) APPROXIMATE HEIGHT (FEET) AVERAGE SPREAD (FEET) SYMMETRIC ASYMMETRIC DOMINANT CO-DOMINANT SUPPRESED YOUNG MATURE OVERMATURE NORMAL SPARSE DISEASE / INSECT AVERAGE POOR TWIG DIEBACK NORMAL POOR WOOD DECAY GOOD POOR DISEASED/HAZARDOUS 1 Ceratonia siliqua 28 40 50 X X X X X X X 2 Koelreuteria sp. 6 15 10 X X X X X X X 3 Juglans regia 16 20 15 X X X X X X X X Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 6 This chart includes all healthy Protected Trees that are located on the property and any off-site Protected Native Trees (oaks and sycamores) encroaching on the property. It provides data collected from the analysis of construction plans. The tree has been surveyed and numbers correspond to the Site Plan included in this report. Tree numbers with an “os” indicate that the specimen is located off-site and a portion of the canopy extends over the subject property. For rootzone impacts, the required excavation is considered only for unbuffered areas. Areas that excavation will occur where existing similar infrastructure exists, e.g. overexcavation and compaction in the footprint of existing home foundation, grading for driveway in the footprint of existing driveway, are considered non-encroachments. CONSTRUCTION IMPACTS MATRIX TREE SPECIES SIZE & CONDITION ROOTZONE IMPACTS REQUIRED PRUNING OF LIVE CROWN TREE NUMBER Protected Trees: x Quercus agrifolia, engelmannii, and any other species of Quercus genus larger than 12” x Platanus racemosa x Any tree located in the public right-of-way x All other species 12” or larger that are not on the exemption list TRUNK DIAMETER (DBH) CONDITION Sides of tree where excavation (six inches or deeper) will occur Sides where excavation impacts are buffered by existing infrastructure Excavation will remain a distance of at least 10 X DBH from trunk Excavation will remain a distance of at least 5 X DBH from trunk Excavation will remain a distance of at least 3 X DBH from the trunk Removal or Relocation Additional light grading less than 6" deep to occur within dripline Estimated % of total root mass to be removed or severed No Pruning Required Pruning not to exceed 10% Pruning not to exceed 30% Number of cuts larger than 3" in diameter required Diameter of cuts for branch removals 1 Ceratonia siliqua 28 Good - - Yes <10 0 N/A 2 Koelreuteria sp. 6 Good - - Yes <10 0 N/A 3 Juglans regia 16 Dead S - - - - - - - - Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 7 DESIGN ANALYSIS OF PROTECTED TREE ENCROACHMENTS Refer to Site Plan located in pocket at back of this report, and Photos in Appendix A, page 9. Analysis regarding rootzone impacts are based on the type of impact, e.g, soil compaction, grading, and excavation; as well as the distance from the trunk that the impacts will occur. It is commonly accepted among professional arborists that a distance equal to three times a trunks diameter contains the structural roots responsible for keeping the tree upright. This critical rootzone area is defined as the root plate. Beyond the root plate the roots typically taper off into smaller, less significant sizes. These smaller roots are usually two inches in diameter or smaller and make up the rootmass responsible for water and nutrient uptake. Although roots of these sizes can be cut without significantly impacting health and stability it is advised that no more than 30 percent of the rootmass within the dripline is severed. The bulk of the rootmass is located within the top three feet of soil and root growth slows or halts when soil bulk density exceeds 1.60 g/cm3 for most soils. More information regarding rootzone impacts is provided in the Excavation and Root Pruning section of the Construction Impact Guidelines, Appendix B. Tree #1 – 28” Carob: Located in the public right-of-way setback along California St. No deep excavation for construction will encroach. Typical landscape renovations will encroach. No pruning of the live crown is required to complete the project. Tree #2 – 6” Chinese Flame: Located in the public right-of-way setback along California St. No deep excavation for construction will encroach. Typical landscape renovations will encroach. No pruning of the live crown is required to complete the project. Tree #5 – English Walnut: Located in the front yard area. The tree is almost completely non-viable with onl epicormic sprouts appearing at the base of the trunk. It will be removed. FINDINGS x All required unbuffered excavation will occur on one side of each tree and is at very tolerable distances from the trunks; equal or greater than ten times the trunk diameter. x No pruning of the live crown of either Protected Tree is required to complete the project. x The most valuable of the non-protected trees, a 9” Japanese Black Pine will be preserved and incorporated into the landscape. Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 8 RECOMMENDATIONS As with many construction projects, soil compaction is the most preventable impact that will need to be monitored in order to provide reliable protection and long-term preservation of the trees. To prevent unnecessary soil compaction a Tree Protection Zones must be established around the Protected Trees before any demolition occurs. The goal is to enclose the largest possible amount of space underneath the tree so that the heavy equipment required for demolition and construction can be routed away from root zones. The recommended Protection Zones are drawn in dashed lines on the Site Plan of this report. x Prior to demolition the contractor and consulting arborist shall meet on site to make sure Tree Protection Zones are established and to review the goals for the tree protection plan. The locations and areas of the Protection Zones are drawn with a dashed line on the Site Plan included in this report. x Tree Protection Zone fences shall be at least four feet tall and constructed of chain link fencing secured on metal posts. Where fences are not feasible, e.g., in haul routes or areas where workers will need frequent access, soil and root protection material can be installed. Examples of these are provided in Appendix B x Maintain the fences and/or soil protection material throughout the completion of the project. No staging of materials or equipment or washing-out is to occur within the fenced protected zones. x The removal of existing vegetation near the Protected Trees shall be done by hand. No rototilling or other deep cultivation or grading shall occur within the driplines. x Refer to the Construction Impact Guidelines in Appendix C for important general preservation measures concerning the different elements of this project. Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 9 APPENDIX A – Photos ABOVE: Looking southwest at subject property, which is located at the intersection of California St. and 3rd. Ave. Trees #1 and #2 are the only two street trees and the only Protected Trees connected with the property. BELOW: Looking east at Trees #1 and #2 from California St. 1 2 1 2 Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 10 ABOVE: Looking south at the non-protected Black Pine, it will be preserved. BELOW: A non-protected Bay Laurel located in the southwest corner of the property will be removed. Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 11 ABOVE: Tree #3, an English Walnut, is nearly dead and will be removed. BELOW: A few non-protected Italian Cypress are in poor condition and will be removed. 3 Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 12 APPENDIX B - Soil and Root Protection Within the Tree Protection Zone If traffic cannot be kept outside of the Tree Protection Zone for the entire duration of construction, actions can be taken to disperse the vehicular load and protect the roots, minimizing soil compaction and mechanical root damage. These include: 1) Applying 6 to 12 inches of wood chip mulch to the area. 2) Laying ¾-inch thick plywood or 4x4 inch wood beams over a 4+ inch thick layer of wood chip mulch. 2) Applying 4 to 6 inches of gravel over a taut, staked geotextile fabric. 4) Placing commercial logging or road mats on top of a mulch layer. Stone, geotextile, and mulch exceeding 4 inches thick will need to be removed from the TPZ once the threat of soil or root damage has passed. Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 13 APPENDIX C - Protected Tree Construction Impact Guidelines Size and Distribution of Tree Roots – Taken from Arboriculture, Integrated Management of Landscape Trees Shrubs and Vines. Harris, R.W., Clark, J.W., Matheny N.P. Prentice Hall 2004. Roots of most plants, including large trees, grow primarily in the top meter (3 ft) of soil (see figure below). Most plants concentrate the majority of their small absorbing roots in the upper 150 mm (6 in.) of soil if the surface is protected by a mulch or forest litter. In the absence of a protective mulch, exposed bare soil can become so hot near the surface that roots do not grow in the upper 200 to 250 mm (8 to 10 in.). Under forest and many landscape situations, however, soil near the surface is most favorable for root growth. In addition, roots tend to grow at about the same soil depth regardless of the slope of the soil surface. Although root growth is greatly influenced by soil conditions, individual roots seem to have an inherent guidance mechanism. Large roots with vigorous tips usually grow horizontally. Similar roots lateral to the large roots grow at many angles to the vertical, and some grow up into the surface soil. However, few roots in a root system actually grow down. Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 14 The importance of soil Soil supports and anchors tree roots and provides water, minerals and oxygen. Furthermore, soil is a habitat for soil microorganisms that enhance root function. A soil’s ability to sustain tree growth is largely determined by its texture, structure (bulk density), organic matter, water and mineral content, salinity, aeration, and soil-microbe abundance and diversity. Soil physical properties Soil texture – the relative proportion of sand, silt and clay, is important because it affects water – and nutrient-holding capacity, drainage and aeration (gaseous diffusion). Soil structure is the arrangement of individual soil particles into clumps (aggregates). The net result is the formulation of larger voids between the aggregates which serve as channels for gaseous diffusion, movement of water and root penetration. Unfortunately, soil aggregates are readily destroyed by activities that compact the soil (increase bulk density). When this occurs, gaseous exchange, permeability, drainage and root growth are restricted. The influence of the organic matter content of soil properties is quiet significant. Its decomposition by soil organisms releases substances that bind soil particles into larger granules, which improves both soil aeration, and drainage. In essence, the breakdown of organic matter improves water – and nutrient-holding capacity and reduces bulk density. Furthermore, it is the primary source of nitrogen and a major source of nitrogen and a major source of phosphorus and sulfur. Without organic matter soil organisms could not survive and most biochemical processes in the soil would cease. Soil aeration, the movement and the availability of oxygen, is determined by both soil texture and structure. In general, compacted and finer soils, due to a higher proportion of small pore spaces (micropores), tend to drain slowly and hold less air than coarser, sandy, or well-structured find soils. Water retained in the small pores displaces oxygen and inhibits gaseous diffusion. The availability of soil water is largely determined by the size of the pore spaces between the soil particles and the larger aggregates in which water is held. Most of the water in the larger pore spaces drains readily due to gravitational forces. A relatively thin film of water, which is readily available to plant roots, remains following drainage. Much of water held within the smaller pore spaces resists uptake by plant roots because it is held tightly on the soil surfaces. Plant roots require an adequate supply of oxygen for development. Injury or dysfunction results when oxygen availability drops below a critical level. Root respiration is the first process to be restricted, followed by disruptions in growth, metabolism, nutrient and water uptake, and photosynthesis. Furthermore, the accumulation of high levels of carbon dioxide, produced by the roots during respiration can also impair root function. Reduced soil aeration resulting from soil compaction, flooding, excess irrigation, or impervious pavement favors the development of crown rot (Phytophthora root disease). It also inhibits mycorrhizal fungi that enhance water and nutrient uptake and resist root pathogens. Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 15 The forest floor under a canopy in most undeveloped forests and woodland settings is typically covered by a layer of fallen leaves and other woody debris. It is usually cool, shady, well- aerated, and relatively moist – conditions that favor normal root growth. When the natural leaf litter is removed and when a tree’s lower canopy is pruned up to provide clearance, the absorbing roots in the upper few inches of the soil experience higher soil temperatures and increased desiccation due to direct exposure to sunlight. Minimizing the Effects of Construction and Development on Tree Root Systems Activities that injure roots or adversely affect the root zone should be avoided or kept as far from the trunk as possible. Design changes or alternative building practices that avoid or minimize construction-related impacts should be considered and proposed when applicable. Soil Compaction Soils are intentionally compacted under structures, sidewalks, reads, parking areas, and load- bearing fill to prevent subsidence, and to prevent soil movement on slopes. Although unintentional, soil within the root zone of trees is often compacted by unrestricted foot traffic, parking of vehicles, operation of heavy equipment, and during installation of fill. Compaction destroys the soil’s natural porosity by eliminating much of the air space contained within it. It leaves the soil hardm impenetrable and largely unfavorable for root growth. The soil’s natural porosity, which allows for water movement and storage, gaseous exchange, and root penetration, is greatly reduced. Consequently, root growth and tree health suffer. Soil compaction is best managed by preventing it. Bulk density is used to describe a soil’s porosity, or the amount of space between soil particles and aggregates. High bulk densities indicate a low percentage of total pore space. Pavement Paving over the root systems of trees is another serious problem because it reduces the gaseous diffusion and soil moisture. Most paving materials are relatively impervious to water penetration and typically divert water away from a tree’s root zone. Cracks and expansion joints do, though, allow for some water infiltration into the soil below. Of greater concern, is the loss of roots from excavation to achieve the required grade, and the necessary compaction to prevent subsidence. Once the soil surface is compacted, a base material is then added and compacted as well. With that done, the surface can then be paved. Thus, pavement within the root zones of trees can damage roots and create unfavorable soil conditions. One alternative to minimize pavement impacts is to consider placing the pavement on the natural grade over a layer of minimally compacted base material. To reduce sub-grade compaction, consider using reinforced concrete or asphalt over a goetextile blanket to help stabilize the soil. On-grade patios or paving that covers more than one-third of the tree protection zone (TPZ) should be constructed using permeable materials that allow aeration and water penetration. Soil under permeable surfaces should not be compacted to more than 80 percent. Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 16 Excavation and root pruning Excavation within the root zones of trees should be avoided as much as possible. The extent of root pruning (selective) or cutting (non-selective) should be based on the species growth characteristics and adaptive traits, environmental conditions, age, health, crown size, density, live crown ration and structural condition of the tree. The timing of the root pruning or cutting is another important consideration. Moderate to severe root loss during droughts or particularly hot periods can cause serious water-deficit injury or death. When root pruning/ cutting is unavoidable, roots should be pruned or cut as far from the trunk as possible. Cutting roots on more than one side of a tree should also be avoided. Root cutting extending more than half-way around a tree should generally be no closer than about 10 times the trunk diameter. Recommended distances range from as little as 6 times trunk diameter (DBH) for young trees to 12 times trunk diameter for mature trees. The size of the TPZ should, however, be increased for over mature and declining trees and species that are sensitive to root loss. The minimum distance from the trunk that roots can be cut on one side of the tree without destabilizing it, is a distance equal to about three times the diameter (DBH) of the trunk. Roots severed within that distance provide little or no structural support. Root pruning or cutting distances from the trunk should be greater for trees that lean and/ or those growing on shallow or wet soil. In cases where the proposed grading will adversely affect trees designated for retention, special attention should be given to proper root pruning and post-construction care for injured trees. Where structural footings are required for foundations, retaining walls, etc., and roots larger than 2 inches in diameter will be impacted, consider design changes or alternative building methods. When excavation within 5 times trunk diameter is unavoidable, roots greater than 1 ½ inches in diameter should be located prior to excavation and then pruned to avoid unnecessary damage. Hand-digging or use of a hydraulic or pneumatic soil excavation tool is the least disruptive way to locate roots for pruning. Although mechanical root pruners make clean cuts, they are non- selective. A backhoe bucket, dozer blade or trencher will typically pull, rip or shatter the larger root, causing additional damage toward the tree. Once the roots that interfere with the structure being built, e.g., foundations, footings, retaining wall, curbs, etc., are exposed, they should then be cut perpendicular to their long axis using a hand-saw, ‘carbide-tipped chainsaw’ or sharp ax, depending on size. Roots that are pruned in this manner typically regenerate new roots from near the cut. Roots exposed by excavation should be protected from exposure to sun and desiccation. Exposed roots that can not be covered with soil by the end of the day should be covered with moistened burlap or similar material. Roots can generally be cut in a non-selective manner when excavating near of beyond the dripline. Ripped, splintered or fractured portions of roots however, should be re-cut. The damaged portion should be removed using sharp tools. The cut should be flat across the root Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 17 with the adjacent bark intact. Wound dressings should not be applied to pruned or damaged roots except when recommended for disease, insect or sprout control. The best approach to avoid water-deficit injury following root loss during the growing season is to provide ample irrigation. Irrigation should be considered prior to, during, and after root pruning. Watering schedules should also consider local soil conditions, climate, topography, time of year, species adaptability, extent of root pruning and tree health. If possible, irrigate the tree 7 to 10 days prior to excavation so that there is an adequate reservoir of soil water. Water can be delivered to large construction sites via water-tank trucks and applied directly to affected trees or stored nearby in plastic tanks. On relatively flat terrain, a 6 to 8 inch soil berm at the tree’s dripline should be constructed to act as a watering basin. On steep terrain, soaker hoses should be used. They can be placed across the slope or spirally around the trunk, from about six feet away to the dripline. In addition, a two to four inch layer of wood chip mulch should be applied to as much of the root zone as possible to retard soil water loss. Pruning foliage to compensate for root loss is not supported by scientific research and likely to result in slower recovery. Fertilization to stimulate root growth is generally unwarranted and may be counterproductive. Trenching within the Tree Protection Zone Trenching for underground utilities should be routed around the TPZ. When this is unavoidable, trenching within the TPZ should be done by ‘hand’ or using a pneumatic or hydraulic soil excavation tool, carefully working around larger roots. Roots larger than 1 ½ inches in diameter should not be cut. Dig below these roots to route utilities or install drains. A combination of tools can also produce satisfactory results, for example, a skillful backhoe operator under the arborist’s supervision can dig down several inches at a time and detect larger roots by ‘feel’ (resistance). At that point, as assistant can expose the root and dig around it. In this manner, the backhoe can then continue extending the trench though the TPZ. Tunneling (boring) through the TPZ is the preferable alternative. For most large trees, tunneling depth should be at least 36 inches. Tunneling should begin at the edge of the TPZ, but no closer than a distance equal to one foot of clearance for each inch of tree DBH. Tunnels should also be offset to either side of the trunk. For trenching that extends only part way into TPZ, consider trenching radially to the tree trunk, as this is less harmful than tangential trenching. All trenches made within the TPZ should be backfilled as quickly as possible to prevent root and soil desiccation. Managing Root Injured Trees Root-pruned trees should be monitored for symptoms of water-deficit injury for a specified period following root pruning. Irrigation should be considered prior to, during, and after root pruning. Irrigation schedules should consider local soil conditions, climate, topography, time of year, species tolerance, extent of root pruning and tree health. Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 18 Grade Change: Fill Soil Fill soil placed within the root zones of trees can have an adverse effect, particularly if the soil is compacted to support a structure or pavement. Soil compaction reduces aeration and water infiltration. Fill soil, die to textural changes, can also prevent water from penetrating the original soil layer below where the roots are. Furthermore, soil placed against the root crown and lower trunk can lead to root disease problems, especially if the soil near the trunk remains moist during the summer from irrigation. Alternatives to placing fills over roots zones shall be considered and proposed as appropriate. Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 19 AUTHOR’S CREDENTIALS Protected Tree Report: Survey, Encroachment and Protection Plan 230 California St., Arcadia, 91006 Michael Crane, RCA #440. October 2017 20 CERTIFICATION OF PERFORMANCE I, Michael Crane, certify that: x I have personally inspected the tree(s) and the property referred to in this report and have stated my findings accurately. x I have no current or prospective interest in the vegetation or the property that is the subject of this report and have no personal interest or bias with respect to the parties involved. x The analysis, opinions, and conclusions stated herein are my own and are based on current scientific procedures and facts. x My analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted arboricultural practices. x No one provided significant professional assistance to me, except as indicated within the report. x My compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party not upon the results of the assessment, the attainment of stipulated results, or the occurrence of any subsequent events. I further certify that I am a member in good standing of the American Society of Consulting Arborists and the International Society of Arboriculture. I have been involved in the field of Horticulture in a full-time capacity for a period of more than 25 years. Signed: ____________________________ Registered Consulting Arborist #440; American Society of Consulting Arborist Board Certified Master Arborist #WE 6643B; International Society of Arboriculture Licensed California Agricultural Pest Control Adviser #AA08269 October 12, 2017 Date: ______________________________ Attachment No. 7 Attachment No. 7 Preliminary Exemption Assessment Preliminary Exemption Assessment FORM “A” PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: Tentative Tract Map No. TTM 17-06 (74972), Multiple-Family Architectural Design Review No. MFADR 16-24, Protected Tree Encroachment Permit No. TRE 17-43, and Diseased/Hazardous Protected Tree Removal Permit No. TRD 17-41, for a five unit, 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): 230 California Street (between S. 2nd Avenue and S. 3rd Avenue) 3. Entity or person undertaking project: A. B. Other (Private) Prestige Design, Planning, and Development Inc. (1) Name Thomas Li (2) Address P.O. Box 660866 Arcadia, CA 91066 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: Sections 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: December 20, 2017 Staff: Jordan Chamberlin, Associate Planner Preliminary Exemption Assessment FORM “A”