HomeMy WebLinkAboutItem No. 1 _ MFADR 18-03, TTM 18-04 (82355), TRH 18-22 & TRE 19-20DATE: July 9, 2019
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Luis Torrico, Senior Planner
SUBJECT: APPROVING MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW
NO. MFADR 18-03, TENTATIVE TRACT MAP NO. TTM 18-04 (82355),
PROECTED HEALTHY TREE REMOVAL PERMIT NO. TRH 18-22, AND
PROTECTED TREE ENCROACHMENT PERMIT NO. TRE 19-20 WITH A
CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR A SIX-UNIT MULTI-
FAMILY RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 414
FAIRVIEW AVENUE
Recommendation: Adopt Resolution No. 2034
SUMMARY
The applicant, Tom Li of Prestige Design, Planning & Development, is requesting
approval of Multiple Family Architectural Design Review No. MFADR 18-03, Tentative
Tract Map No. TTM 18-04 (82355), Protected Healthy Tree Removal Permit No. TRH 18-
22, and Protected Tree Encroachment Permit No. 19-20 for a six-unit multi-family
residential condominium development. 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), as discussed later in
the staff report. It is recommended that the Planning Commission approve MFADR 18-
03, TTM 18-04 (82355), TRH 18-22 and TRE 19-20, subject to the conditions listed in this
staff report, and adopt Resolution No. 2034 – refer to Attachment No. 1.
BACKGROUND
The subject site is a 13,968 square foot interior lot, located between La Cadena Avenue
and Holly Avenue, off of Fairview Avenue. The General Plan Land Use Designation is
High Density Residential, and the zoning of the property is R-3, High Density Multiple
Family Residential. The site is bounded by other R-3 zoned properties to the north, east,
Resolution No. 2034 - MFADR 18-03, TTM 18-04 (82355), TRH 18-22, and TRE 19-20
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west and south of the subject site. The site is developed with a single-family dwelling and
detached garage constructed in 1925 – refer to Attachment No. 2 for an Aerial photo with
Zoning Information and Photos of the Subject Property. There are six (6) protected trees
on the subject site, two (2) of which are proposed for removal and four (4) will be
preserved.
A Certificate of Demolition (COD) for the subject property was approved in December
2018 – 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 or
as a local landmark. The residence is not a good example of a particular architectural
style and is not representative of or associated with any important historical events or
people.
PROPOSAL
The applicant is proposing to demolish the existing single-family dwelling and detached
garage and construct a six-unit, multi-family residential condominium development with
surface parking – refer to Attachment No. 4 for the Tentative Tract Map and Attachment
No. 5 for the proposed Architectural Plans. The proposed development consists of one
(1), three-story, Traditional style, townhome building. Three units will consist of three
bedrooms that vary between 1,913 square feet to 2,065 square feet, and the remaining
three units will consist of four bedrooms that vary between 2,077 square feet and 2,335
square feet. Access to the units will be provided via a pedestrian walkway located on west
side of the property, and from their associated garages (see Figure 1).
The proposed development will have an overall height of 33’-0”, whereas a maximum of
30’-0” is allowed, unless it is a pitched roof then the structure can extend up to three feet
above the maximum height limit. Therefore, the proposed development will comply with
the height requirement. The building will meet the minimum front yard setback of 25’-0”,
and all the other setbacks required in the R-3 zone. Each unit requires a minimum of 100
square feet of open space, which will be provided through at-grade patios and private
balconies for each unit.
Figure 1 – Site Plan FAIRVEW AVE
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A total of 15 parking spaces will be provided on-site, 12 enclosed spaces for the six
condominiums, and three (3) guest parking spaces. Each unit will have direct access from
their respective garages. In addition, the project will include two bicycle racks located
adjacent to pedestrian walkway along the west property line. Therefore, the project will
be parked to Code.
In addition, the development will require removal of two (2) protected trees and
encroachment into the dripline of four (4) protected trees. The trees proposed for removal
consist of one (1) 42-inch Deodar Cedar tree located towards the front of the property
and one (1) 35-inch Coast Live Oak tree located in the center of the property towards the
rear. The proposed development and improvements will encroach within the dripline of
four (4) protected trees, as discussed later in this staff report.
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 six (6) units and a maximum of nine (9) units for the subject site;
therefore, the proposed six-unit development complies with the density requirements of
the underlying zone. The Development Code requires two (2) covered spaces per unit
and one (1) guest space for every two (2) units. Parking for the project will be provided
at-grade and will consist of a two-car garage for each unit and three (3) guest spaces. In
addition, Development Code requires a minimum of two (2) bicycle parking spaces. The
project will include two (2) bicycle racks located adjacent to pedestrian walkway along the
west property line. Therefore, the project will comply with the parking requirements of the
R-3 Zone. Lastly, the project will comply with the development standards of the R-3 Zone,
including but not limited to setbacks, height and open space.
Concurrent with the subdivision application, the Planning Commission is to approve,
conditionally approve, or deny the architectural design of the proposed project. The
development will be designed in a Traditional architectural style (refer to Attachment No.
5), and will consist of a stucco exterior finish and S-type concrete roof tile (see Figures 2
& 3). Other architectural features will include, but not limited to, decorative window trim,
horizontal trim-banding, decorative corbels, window awnings, and various building
projections, which provide roof breaks with multiple rooflines. The proposed Traditional
style architecture will be consistent with the other multi-family developments on Fairview
Avenue and the immediate area, and the proposed massing and scale of the development
will be compatible with the existing multi-family developments in the neighborhood. In
addition, landscaping will be provided throughout the site including the side yards to
provide screening from the adjacent developments.
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Tree Removal
Two (2) protected trees will require removal as part of the development (see Figure 4).
The first tree consists of a 35-inch Coast Live Oak tree (#1 on the Arborist Report and
Landscape Plan) located in the center of the site and in the footprint of the garage for Unit
4. The second tree is a 42-inch Deodar Cedar tree (#3 on the Arborist Report and
Landscape Plan) located within the west side yard setback and is located within the
footprint of Unit 2. Staff explored alternative designs to preserve the trees; however, it
would significantly alter the proposal and limit development of the site. Specifically, the
Figure 2. Proposed front elevation
Figure 3. Proposed partial side (east) elevation
Front
Resolution No. 2034 - MFADR 18-03, TTM 18-04 (82355), TRH 18-22, and TRE 19-20
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Oak tree, which has a canopy that measures approximately 60 feet in width. Units 4 & 5
are located entirely under the Oak tree’s canopy. Therefore, in order to preserve the Oak
tree, these units would not be able to be constructed. That would result in a four-unit
development, which does not meet the minimum density of six units. Therefore, removal
of the two trees is warranted. As part of the approval of the project, Condition No. 3 has
been added to require that two (2) 36-inch box Coast Live Oak trees be planted as
replacement trees.
Tree Encroachment
There are four (4) protected trees that will be preserved; however, the development will
encroach into their driplines and will require a tree encroachment permit. The trimming
required to preserve the trees will be insignificant and will not cause harm to the health of
the trees or their form. The trees consist of the following:
1. Coast Live Oak tree - 24-inch (#2 on the Arborist Report and Landscape Plan)
a. Located within the west side yard setback, the proposed concrete walkway
and Unit 5 will encroach into the tree’s dripline. Per the Arborist Report,
crown raising and reduction pruning will be required to accommodate the
proposed development. No more than 30% of the live crown will be
removed.
2. Italian Stone Pine tree - 44-inch (#4 on the Arborist Report and Landscape Plan)
a. Located within the front yard area, adjacent to the existing driveway. Unit 1
and the courtyard wall for Unit 1 will encroach into the tree’s dripline. The
Applicant originally proposed to remove this tree to accommodate a new
driveway with a different configuration. However, since this was a good
specimen, Staff felt that this tree should be preserved. As a result, the
Applicant redesigned the project so the existing driveway configuration will
remain in place. Per the Arborist Report, small cuts to reduce the tree’s
crown will be required, with no more than 10% of the live crown to be
removed.
3. Chinese Elm tree - 12-inch (#5 on the Arborist Report and Landscape Plan)
a. Located off site at 408 Fairview Avenue, adjacent to the east side property
line. Unit 1 will encroach within the dripline of this tree. According to the
Arborist Report, less than 10% of the tree will need to be trimmed to
accommodate the development.
4. Carrotwood tree - 16-inch (#6 on the Arborist Report and Landscape Plan)
a. Located at the northeast corner of the site, adjacent to the existing driveway
and property line wall to remain in place; therefore, no further encroachment
will occur. Per the Arborist Report, minimal pruning will be required to
provide adequate access along the driveway, with no more than 10% of the
live crown to be removed.
Resolution No. 2034 - MFADR 18-03, TTM 18-04 (82355), TRH 18-22, and TRE 19-20
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The proposed development will be consistent with the City’s General Plan, Multifamily
Residential Design Guidelines, Development Code, and the Subdivision Map Act. The
proposed plans have been reviewed by 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.
FINDINGS
Tentative Tract Map
The proposal to subdivide the airspace for six (6) residential condominium units requires
a subdivision through the Tentative Tract Map process – see Attachment No. 4 for
Tentative Tract Map No. TTM 18-04 (82355). The proposed subdivision complies with the
subdivision regulations of the Arcadia Municipal Code and the 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.
Facts in Support of the Finding: Approval to replace a single-family residence
with a six-unit multi-family residential condominium development with a tentative
tract map to subdivide the airspace, and the removal of two (2) protected trees and
encroachment into four (4) protected trees to accommodate such a development
on an existing site are consistent with the High Density Residential Land Use
designation. The High Density Residential designation is intended to
accommodate higher-density attached and/or detached housing types for both
renter and owner households within a neighborhood context. The R-3 zone is
Figure 4. Landscape Plan / Tree Survey
Trees to be removed Trees to be preserved
1
3
2
4
6
5
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intended to provide areas for a variety of medium- to high-density residential
development including townhomes and condominiums. The proposed six-unit
multi-family residential condominium development is in conformance with the
City’s General Plan, Development Code, and the Subdivision Map Act. The site is
physically suitable for this type of development, and the approval of the
architectural design for the building is compatible with 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
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-4.1: Require that new multi-family 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.
Facts in Support of the Finding: 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 six (6) units and
a maximum of nine (9) units for the subject property. The proposed six-unit multi-
family development complies with the density requirements. In addition, 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.
Facts in Support of the Finding: The proposed tentative tract map to subdivide
the air space for the six (6) condominium units is 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.
Facts in Support of the Finding: The proposed subdivision is to subdivide the air
space for a six-unit multi-family condominium development. The construction of
the six (6), multi-family residential units are being done in compliance with Building
and Fire Codes and all other applicable regulations. The proposed density will be
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below the maximum allowed by the R-3 zone and the City’s existing infrastructure
will adequately serve the new development. In addition, 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).
Facts in Support of the Finding: The proposed design of the subdivision or the
type of improvements do 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 easements on the subject properties.
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 proposed tentative tract map and six-unit
multi-family condominium development has been reviewed by Building Services to
ensure compliance with the California Building Code, which includes requirements
associated with heating and cooling requirements.
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 as conditioned
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.
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Architectural Design Review
The proposed development is located within the High Density Residential (R-3) Zone,
which is intended to provide a variety of medium- to high-density residential development.
The proposed massing, scale, quality of the design and the proposed landscaping are
compatible with other developments in the surrounding neighborhood. The proposed
Traditional style architecture, and massing and scale of the proposed development will
be consistent with the other multi-family developments on Fairview Avenue and in the
surrounding neighborhood. In addition, the proposal is consistent with the City’s
Multifamily Residential Design Guidelines.
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, Planning &
Community Development Administrator, Fire Marshal, and Public Works Services
Director, or their respective designees.
ENVIRONMENTAL ASSESSMENT
It has been determined that 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. 6 for
the Preliminary Exemption Assessment
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 June 27, 2019. As of
July 3, 2019, no comments were received regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission approve Multiple Family Architectural
Design Review No. MFADR 18-03, Tentative Tract Map No. TTM 18-04 (82355),
Protected Healthy Tree Removal Permit No. TRH 18-22, and Protected Tree
Encroachment Permit No. 19-20, subject to the following conditions, find that the project
is Categorically Exempt from the California Environmental Quality Act (CEQA), and adopt
Resolution No. 2034, subject to the following conditions of approval:
1. Any required mechanical equipment, such as backflow devices, visible from the
public right-of-way shall be screened from public view. Screening may include
landscaping, solid walls or other methods deemed appropriate for the development.
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The placement and height of said screening shall subject to review and approval by
the Planning & Community Development Administrator, or designee.
2. The project shall be developed and maintained by the Owner/Applicant in a manner
that is consistent with the plans submitted and conditionally approved for MFADR
18-03, TTM 18-04 (82355), TRH 18-22 and TRE 19-20 subject to the approval of
the Planning & Community Development Administrator or designee.
3. Two (2) 36-inch box Coast Live Oak trees shall be planted as replacement trees.
The trees shall be shown on the final landscape plan that is submitted to Building
Services for plan-check. The replacement trees shall be planted in the front yard
area; however if it is determined that the front yard will be oversaturated with trees,
an alternative on-site location shall be identified by a Certified Arborist.
4. Landscaping/trees shall be planted along the side and rear yards to provide
screening from the adjacent developments.
5. Four (4) protected trees, as indicated on the Arborist Report and Landscape Plan,
shall be preserved. The recommendations outlined in the Arborist Report shall be
adhered to. If said trees are damaged and/or removed during construction, the
Planning Services Department may require additional replacement trees.
6. The Owner/Applicant shall be required to pay the following fees prior to approval of
the Tract Map:
a. Map Fee $100.00
b. Final Approval Fee (1 lot @ $25.00 ea.) $25.00
TOTAL $125.00
7. Prior to approval of the Tract Map, the Owner/Applicant shall either construct or post
security for all public improvements as shown on the Tentative Tract Map 82355 and
the following required item(s):
a. Remove and replace curb and gutter along the entire property frontage.
b. Remove and replace the driveway apron per City of Arcadia standards,
offset minimum of one foot from property line to top of x.
c. Remove and replace sidewalk along the entire property frontage.
8. Prior to approval of the Tract Map, the Owner/Applicant shall submit a separate
demolition and erosion control plan prepared by a registered civil engineer subject
to the approval of the City Engineer.
9. The project shall comply with the latest adopted edition of the following codes as
applicable:
a. California Building Code
b. California Residential Code
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c. California Electrical Code
d. California Mechanical Code
e. California Plumbing Code
f. California Energy Code
g. California Fire Code
h. California Green Building Standards Code
10. A building permit shall be issued prior to demolishing the existing buildings on-site.
11. The project will need to comply with the accessibility requirements of Chapter 11A
and 11B as applicable per the California Building Code. This includes, but is not
limited to, accessible guest parking stalls, accessible routes, common areas, and
accessible units.
12. Fire sprinkler protection will be required under separate submittal.
13. All units shall be fire sprinklered per the City of Arcadia Dire Department Single &
Multi-Family Dwelling Sprinkler Standard.
14. Minimum 2A:10BC fire extinguishers shall be provided on the ground level.
15. The Owner/Applicant 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.
16. The Owner/Applicant shall submit an LID plan per County of Los Angeles 2014
standards manual to the City Engineer prior to the issuance of a building permit.
These requirements include, but not limited to, using infiltration trenches,
bioretention planter boxes, roof drains connected to a landscaped area, pervious
concrete/paver, etc.
17. The Owner/Applicant shall coordinate with the Public Works department for the
installation or removal of street trees per the City of Arcadia Street Tree Master Plan.
18. An 8” cast iron water main with 71 psi static pressure is available on Fairview Avenue
for domestic water and/or fire services. The Owner/Applicant shall provide
calculations to determine total combined maximum domestic and fire demand, and
verify the required water service size required.
19. Condominium or townhouse complexes of more than five (5) individual units shall
be served by a combined water services and meter for all domestic water services
and fire sprinklers unless a separate fire service is required by Fire Marshall.
20. If a common water service is to be used to supply both domestic water and fire
sprinklers, the Owner/Applicant shall separate the fire service from domestic water
service at each unit with an approved back flow prevention device.
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21. All condominiums shall require a separate water service and meter for common area
landscape irrigation.
22. A Water Meter Permit Application shall be submitted to the Public Works Services
Department prior to permit issuance.
23. New water service installations shall be by the Owner/Applicant. Installation shall be
according to the specifications of the Public Works Services Department,
Engineering Section. Abandonment of existing water services, if necessary, shall be
carried out by the Owner/Applicant, according to Public Works Services Department,
Engineering Division specifications.
24. The subject project is tributary to 8” VCP sewer main on Fairview Avenue, which is
capable of serving demands typical to the proposed development.
25. The Owner/Applicant shall utilize existing sewer lateral if possible.
26. If any drainage fixture elevation is lower than the elevation of next upstream manhole
cover (453.99’), an approved backwater valve is required.
27. The Owner/Applicant shall install a trash enclosure with a one-foot clearance around
all bins, including but not limited to trash and recycling bins to the satisfaction of the
Public Works Services Director or designee.
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
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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 MFADR 18-03, TTM 18-04 (82355), TRH 18-22, and TRE 19-20 and
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
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 Multiple Family Architectural Design Review No. MFADR 18-03, Tentative
Tract Map No. TTM 18-04 (82355), Protected Healthy Tree Removal Permit No. TRH 18-
22, and Protected Tree Encroachment Permit No. 19-20, state that the proposal satisfies
the requisite findings, and adopt the attached Resolution No. 2034 that incorporates the
requisite environmental and subdivision 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 based on the evidence presented with
specific reasons for denial, and move to deny Multiple Family Architectural Design Review
No. MFADR 18-03, Tentative Tract Map No. TTM 18-04 (82355), Protected Healthy Tree
Removal Permit No. TRH 18-22, and Protected Tree Encroachment Permit No. 19-20
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 July 9, 2019, Planning Commission Meeting, please
contact Senior Planner, Luis Torrico at (626) 574-5442, or ltorrico@ArcadiaCA.gov.
Please note City Hall is closed on July 4 and 5, 2019.
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2034
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
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Attachment No. 3: Historical Report
Attachment No. 4: Tentative Tract Map No. TTM 18-04 (82355)
Attachment No. 5: Proposed Architectural Plans
Attachment No. 6: Preliminary Exemption Assessment
Attachment No. 1
Attachment No. 1
Resolution No. 2034
Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information &
Photos of the Subject Property and Vicinity
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
R-3
Number of Units:
HDR
Property Characteristics
1925
1,798
1
414 FAIRVIEW LLC C/O ANNIE CHAN
Site Address:414 FAIRVIEW AVE
Parcel Number: 5778-010-024
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Zoning:
General Plan:
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Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:N/A
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Residential Flex Overlay:
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Special Height Overlay:
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Parking Overlay:
Racetrack Event Overlay:
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 26-Jun-2019
Page 1 of 1
Attachment No. 3
Attachment No. 3
Historical Report
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DPR 523A (1/13) * Required Information
State of California
DEPARTMENT OF PARKS AND RECREATION
PRIMARY RECORD
Primary #
HRI #
Trinomial
Other Listings:
Review Code: 6Z Reviewer: Jeanette A. McKenna Date: 8/28/18
Page 1 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, CA 91007
P1. Other Identifier: APN 5778-010-024
*P2. Location Not for Publication X Unrestricted
*P2a. County: Los Angeles
P2b. USGS 7.5’ Quad: Mt. Wilson Date: 1996 T 1N; R 11W ; SW ¼ of NW ¼ of Sec. 32; S.B.B.M.
P2c. Address: 414 Fairview Avenue City: Arcadia Zip: 91007
P2d. UTMs: NAD 83 Zone: 11 403500 mE 3776985 mN
P2e. Other Locational Data: (e.g.: parcel #, directions to resource, elevation, etc., as appropriate) North side of
Fairview Avenue, east of Baldwin Avenue and west of Holly Avenue; third lot west of Holly Avenue.
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size,
setting, and boundaries.)
See Continuation Sheet
P3b. Resource Attributes: (List attributes and codes.) HP-2 (Single Family Residential Property)
*P4. Resources Present: X Buildings □ Structure □ Object □ Site
□ District □ Element of District □ Others (Isolate, etc.)
P5a. Photo or Drawing (Photo Required for Buildings, Structures, and Objects.)
P5b: Description of Photo:
8/20/18 (Southwest)
*P6. Date of Construction/Age
X Historic □ Prehistoric □ Both
*P7. Owner and Address:
414 Fairview LLC
c/o Thomas Li)
P.O. Box 660866
Arcadia, California 91066
*P8. Recorded by: McKenna et al.
Jeanette A. McKenna
6008 Friends Avenue
Whittier, California 90601-3724
*P9. Date Recorded: Aug. 28, 2018
*P10. Survey Type: Archit. Assess.
*P11. Report Citation: (Cite survey report and other sources, or enter “None.”) McKenna, Jeanette A (2018) –
Architectural Assessment of 414 Fairview Avenue, Arcadia, Los Angeles County, California. On file,
McKenna et al., Whittier, California.
*Attachments □ NONE X Location Map X Sketch Map X Continuation Sheet X BSO Record
□ Archaeological Record □ District Record □ Linear Feature Record □ Milling Station Record
□ Rock Art Record □ Artifact Record □ Photographic Record X Other (List): Photos
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BUILDING, STRUCTURE, AND OBJECT RECORD
Page 2 of 61 *NRHP Status Code 6Z
*Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, California 91007
B1. Historic Name: Ralph M. Adams Residence (d. 1927)
B2. Common Name: George and Joanna Noble Residence
B3. Original Use: Residential B4. Present Use: Residential
*B5. Architectural Style: Eclectic English Country Cottage
*B6. Construction History: (Construction Date, Alterations, and dates of Alterations)
The residence and garage originally built in 1925 by Ralph M. Adams. Adams died in 1927 and his
widow remarried, becoming Joanna Noble (ca. 1930). Joanna Noble completed renovations in 1930
and, with George, remained on the property until at least 1948. The residence is cross-referenced as
414 Fairview Avenue and currently consisting of 1,798 square feet of living space (three bedrooms and
one bath). In 1957, the attic was converted to living space. Additional space was added in ca. 1983.
(see Continuation sheets for additional details).
*B7. Moved? X No □ Yes □ Unknown Date: Original Location:
*B8. Related Features: Detached garage to rear of property, with large addition.
B9a. Architect: Unknown B9b. Builder: Ralph M. Adams
*B10. Significance: Theme: Residential Area: City of Arcadia, Los Angeles County, CA
Period of Significance: 1920s Property Type: SFR Applicable Criteria: NONE
(Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic
scope. Also address integrity.)
This area of Arcadia is outside the original city boundaries and annexed into the city relativity late. As
such, this improvement was not covered by the historic Sanborn Fire Insurance maps. This particular
area is representative of the pre- and post-World War II expansion of residential properties in the City
of Arcadia, where the single family residential properties were often converted to multi-family
properties (e.g. surrounding properties). This property is part of a larger property that was subdivided
subsequent to the original development.
B11. Additional Resource Attributes: (List Attributes and Codes) None
*B12. References: McKenna, Jeanette A. (2018)
B13. Remarks: Property slated for redevelopment (Sketch map with North Arrow Required)
*B14. Evaluator: Jeanette A. McKenna
*Date of Evaluation: Aug. 28, 2018
(This space reserved for official comments)
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DEPARTMENT OF PARKS AND RECREATION
CONTINUATION SHEET
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Trinomial
Page 3 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date Aug. 28, 2018 X Continuation Update
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LOCATION MAP
Primary #
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Trinomial
Page 4 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, CA 91007
*Map Name: Mt. Wilson *Scale 1:24,000 *Date of Map 1996
DPR 523L (1/13) * Required Information State of California DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 5 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, California 91007 Recorded by: Jeanette A. McKenna, McKenna et al., Whittier CA *Date Aug. 28, 2018 X Continuation Update
DPR 523L (1/13) * Required Information State of California DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 6 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, California 91007 Recorded by: Jeanette A. McKenna, McKenna et al., Whittier CA *Date Aug. 28, 2018 X Continuation Update
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SKETCH MAP
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Page 7 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, CA 91007
Drawn by: Jeanette A. McKenna, McKenna et al., Whittier, CA *Date Aug. 28, 2018
DPR 523L (1/13) * Required Information State of California DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 8 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, California 91007 Recorded by: Jeanette A. McKenna, McKenna et al., Whittier CA *Date Aug. 28, 2018 X Continuation Update
DPR 523L (1/13) * Required Information State of California DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 9 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, California 91007 Recorded by: Jeanette A. McKenna, McKenna et al., Whittier CA *Date Aug. 280, 2018 X Continuation Update
DPR 523L (1/13) * Required Information State of California DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 10 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, California 91007 Recorded by: Jeanette A. McKenna, McKenna et al., Whittier CA *Date Aug. 28, 2018 X Continuation Update
DPR 523L (1/13) * Required Information State of California DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Primary # HRI # Trinomial Page 11 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, California 91007 Recorded by: Jeanette A. McKenna, McKenna et al., Whittier CA *Date Aug. 28, 2018 X Continuation Update
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Page 12 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date Aug. 28, 2018 X Continuation Update
The single family residential complex at 414 Fairview Avenue, Arcadia, Los Angeles County, Cal-
ifornia, was, according to the County Assessor, developed between 1925 and 1930 as a relatively
small residence. Subsequently, improvements resulted in the current description of a three bed-
room, one bath residence with 1,798 square feet. The County Assessor describes the property
as “Tract #3430 Lot com S 86ȼ10’10” W 120 ft from NE cor of Lot 20 th S 86ȼ10’10” W 70 ft
with a uniform depth of 200 ft S part of Lots 20 and Lot 21.” (see Tract No. 3430, attached).
Research confirmed the subject property was originally part of the historic Rancho Santa Anita,
as mapped in 1858 (recorded in 1868). When mapped, the Rancho was owned by Henry Dalton
and later by Elias “Lucky” Baldwin. In 1910, this portion of the Rancho was subdivided and
mapped as Tract No. 950. In this case, the project area was identified as being within Lot 3 of
Tract No. 950, defined to the south by County Road (Duarte Road) and to the north by Huntington
Drive. The western boundary of Lot 3 is Baldwin Avenue. As such, the project area is in the
western portion of Lot 3.
Tract 3430 was mapped in 1920 at the request of Rudolph H. Schwarzkopf, Anita M. Baldwin (E.J.
Baldwin’s Daughter), and Otto E. Winkler. As mapped, this tract extended east of Baldwin Avenue
and between Duarte Road and the northern boundary of lots facing Fairview Avenue. A total of
55 lots were identified with the lots on the north side of Fairview Avenue being smaller than the
lots to the south. Here, the average lot measured 145 feet wide and 420 feet deep (60,900 square
feet or over eight times the size of a modern single family residential property and originally de-
signed as semi-rural lots available for light agricultural/ranching activities. The current project
area is in the northeastern corner of the original Lot 20 of Tract No. 3430.
Lot line adjustments after WWII resulted in the redefinition of Lot 20. The County Assessor now
identified the property as 55.10 feet (E/W) by 200 feet (N/S; 11,000+ square feet (1.5 times a
standard SFR property).
A review of permits, census data, and directories identified the original occupants of this property
as Ralph M. and Joanna Adams. They constructed the residence (and garage) in 1925. Ralph
M. Adams died in 1927, leaving Joanna (29 years of age) a widow. In 1930, at 32, Joanna re-
married – George Noble. Noble had two children (Jane, 8, and Robert,10, in 1930) prior to his
marriage to Joanna and, shortly after their marriage in 1930, alterations to the residence were
noted, likely to accommodate the young children. The original residence was a two bedroom, one
bath residence with an unfinished attic.
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Page 13 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date Aug. 28, 2018 X Continuation Update
The Noble family remained on the property until at least 1948. George Noble was a cement
worker and Joanna worked as a cashier for the Southern California Gas Company.
Subsequent records showed Curtis B. Yost owned the property in the 1950s (into the 1960s) and,
by 1972, Thomas Hawkins owner and occupied the property. Hawkins was still on the property
as late as 2004. Thomas Hawkins is credited with most of the permitted improvements to the
property, including, but not limited to:
9 Re-roofing (1972)
9 Enclosing the patio (west of garage) for an art studio (1973)
9 Reconstruction of the original garage (1973)
9 Addition of a bedroom (in the existing attic area; 1981)
9 Continued renovations to the attic bedroom living space (1982)
The original plan for the residence was not changed. The garage and studio are the more notable
exterior changes to the property.
At the time of this review, the property at 414 Fairview Avenue was vacant and the exteriors were
fully accessible. The property was unkempt, with overgrown foliage, discarded materials, a broken
fence, and broken windows. Both the garage and residence were in states of disrepair. The
interior of the residence was not examined. Likewise, the cellar/basement was not accessed.
The residence at 414 Fairview Avenue is described as an eclectic form of an English Country
Cottage form of architecture. This style is characterized by the high pitched, cross gabled roof
design and the presence of windows beneath the roof peaks (although not in the form of dormers).
The structure is often asymmetrical, but with a central entrance, and there are often pop-out win-
dows on the first story. When a second story is present, it can be associated with the attic area
of the structure, later converted to living space – limited by the roof design.
In this case, the residence is essentially rectangular in plan, although there is a slight recess in the
northeastern corner of the building. The north elevation (facing Fairview Avenue) exhibits the
strong first story with the limited attic area (converted, in part, into living space. The structure is
wood frames with stucco siding and a brick skirt has been added to the western extent of the
structure. To the east, the brick is in the form of a short wall that defines a small patio associated
with the northeastern corner of the residence. This brickwork is considered a modern addition.
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Page 14 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date Aug. 28, 2018 X Continuation Update
The cross-gable roof line illustrates two north-facing peaks (eastern and western portions of the
roof) with an east/west expanse between these peaks. The gable roofs associated with the peaks
are oriented north/south and each exhibits a single metal louver vent window beneath the peaks.
The first story exhibits a beveled northeastern corner with three aluminum sash windows (replace-
ment) – one facing northeast and two facing north. These windows are framed by simple squared
wood framing.
The main entry lies further north than the northeastern corner, exhibiting a large, modern, fixed
window facing east and two additional, large, fixed, windows flanking the doorway. These window
have been added to the original residential design. The central doorway consists of a standard
door jamb of squared framing and a hinged door with a solid base and half-round (shell), pie cut
panes above. This is also a new door, replacing to original doorway.
To the west of the doorway, the north elevation is flat and exhibits a set of two, modern, vinyl,
double hung sash windows with no framing. These windows have been added to the residence
more recently and likely replaced larger windows when the brick skirt was added to the residence.
Above the doorway is a small roof extension providing shade and protection for the main entry.
Constructed of simple wood, this “porch” awning exhibits evidence of maintenance in the form of
unpainted replacement fascia boards and supporting rafters. There are no posts supporting this
overhang. The roofing above this overhang exhibits damage and temporary maintenance.
The east elevation of the residence is flat and exhibits the high peak of the east/west trending
gable roof (with an associated window – currently obstructed by vegetation). The first story has
two windows and a secondary entrance associated with s short stoop. The northernmost window
is relatively small and likely associated with the kitchen area. It is an aluminum replacement win-
dow within the original wood frame (with a short shill). The larger window, to the south of the
doorway) is also an aluminum slider replacement window, but without any wood framing. Scars in
the stucco siding indicate the original window size.
The secondary doorway on the east elevation is a standard kitchen door with a solid base and a
small sash slider above. This is not original to the residence, but not recent, either. It appears to
date to the 1950s. The stoop is a concrete structure with three steps (facing south) and a simple,
flat raining. Damaged utility boxes are mounted to the north of the doorway. A vent is located at
the base of the stoop, providing ventilation from the basement/cellar.
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Page 15 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date Aug. 28, 2018 X Continuation Update
The south elevation of the residence is a long, flat expanse with no distinguishing design elements.
In the eastern portion of this elevation, there is a short concrete wall defining the concrete stepped
entrance to the cellar (with a south-facing entry). There is a possibility this cellar was added as
some later date, as the concrete walls do not appear to match the original foundation. Since
George Noble was a concrete worker, it is likely he completed this work and it may date to ca.
1930, as suggested by the reference in the Assessor records. The cellar was not accessed during
this investigation.
The remainder of the south elevation is dominated by the east/west trending roof line with evidence
of damage along the eaves and the presence of four windows. These windows all exhibit different
designs and, from east to west they include:
9 A modern, tall, aluminum framed slider window with not framing (scars visible);
9 A small, original wood framed window, sash window associated with the bathroom area;
9 A set of vinyl slider windows with six panes each (2:3) set flush with the siding; and
9 A set of larger, aluminum slider windows (single pane), also mounted flush with the siding.
The southwestern corner of the south elevation exhibits a small extension of the roof line with a
cross-gable roof expanse and a single, aluminum framed window beneath the peak. This window
suggest the western extent of the attic is associated with the converted living space. The roof line
in this area is considerably lower than the high peak of the majority of the residence, also suggest-
ing it is associated with a limited use area.
An aluminum closet housing the water heater is located along the outside of the south elevation,
confirming the location of the bathroom within the residence. Also present are the remains of a
modern, fabricated fence that once provided a barrier between the driveway and rear yar of the
property. This fence appears to have been damaged via vandalism.
The western elevation of the residence is also a flat expanse, dominated by the western side of
the north/south trending gable roof line. This elevation includes a large, tapered chimney covered
in stucco, a set of modern, aluminum slider windows to the north of the chimney, and the addition
of a large, aluminum framed sliding glass door feature to the south of the chimney. This door
system is obviously not original to the residence, but added during the modern period and designed
to access a modest, open patio area of poured concrete between the residence and the western
property boundary.
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Page 16 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date Aug. 28, 2018 X Continuation Update
A wooden fence defines the northern extent of the patio, meeting the northwest corner of the res-
idence. This fence includes a wooden gate affording access to the rear year.
To the south of the glass doors, nearer the southwestern corner of the residence, is a set of original,
larger, wooden framed, double hung sash windows with a narrow sill. This set of windows is
capped by an aluminum awning providing shade and protection from the western setting sun.
In general, the residence appears to reflect its original construction, but closer examination con-
firmed the presence of many replacement windows, scars from the removal and replacement of
the windows, replacement doors, an added sliding glass door system, reroofing and evidence of
roof damage, and re-stuccoing of the entire structure. Brickwork has been added to the north
elevation and the cellar was likely constructed shortly after the original construction was completed.
In all, these alterations and the deterioration of the structure, have compromised the integrity of
the residence, negating its architectural integrity and potential historical significance.
The garage and associated addition are located to the rear of the residence and on the eastern
side of the property – accessed via a concrete driveway running along the eastern property bound-
ary. The original garage was constructed in a manner similar to the residence, exhibiting a steeply
pitched gable roof (oriented north/south) and a door system that has been significantly altered.
When originally built, the door was likely a double hinged design dominating the eastern 2/3 of the
structure (not centered), while the western 1/3 of the structure was set aside as a narrow work
area. This garage would have been designed for a single car and is currently slightly larger than
a standard single car garage. Alterations to the original garage include the removal of the original
doors and the construction of a closed wall (of plywood) and the reframing of a simple, single-wide
entry currently lacking a door. Above, beneath the peak, a modern window has been added, likely
replacing an earlier casement-style window (possibly wooden, without glass).
The east elevation fo the garage is a flat expanse of stucco with no windows. The south elevation
of the garage is also a flat expanse, but exhibits a more recent upper doorway accessed via a
make-shift exterior staircase attached to the western addition of the garage (see later discussion).
There is no door in the doorway and the roofline extension covering the stairway is in disrepair.
Overall, the garage exhibits significant alterations in the forms of re-stuccoing, removal of the orig-
inal bay door(s), construction of the wall in the bay door frame, a staircase, the addition of a window
and door to the upper area – and the establishment of a floor to permit use of the upper area.
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Page 17 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date Aug. 28, 2018 X Continuation Update
The addition to the garage can be attributed to Thomas Hawkins (ca. 1973) and in conjunction
with some of the original alterations to the garage. This addition has been described in the permits
as an “art studio” attached to the original garage and built upon an existing patio (concrete pad).
This rectangular addition was construction of wood framing and stucco siding, complementing the
residence and garage, but consisting of a single story addition with s shed roof (and composition
shingles). The north elevation of the addition exhibits a set of sliding glass doors similar to those
on the west elevation of the residence and a set of large, single paned, aluminum sliding windows.
Neither the doors nor windows are framed. The west elevation is flat and exhibits three sets of
aluminum sliding windows (some broken). The south elevation illustrated a single, wood framed
doorway (without a mounted door), a second set of sliding glass doors, and a wood frames, single
fixed window pane – possibly salvaged from another location on the building. The construction
of the addition incorporated the original garage west elevation – stucco sided. This addition was
used as an art studio and the present of the kilns to the south of the garage indicate the artist was
a potter who fired his wears on the property.
The addition to the garage is considered a modern addition to the property and is not associated
with any historic uses of the property.
The rear yard of the property is overgrown and there are numerous potted plants clustered and
scattered around the yard, suggesting the occupant were also involved in the growing and selling
of seedings. Also located within the yard area are mature trees and a rock BBQ (likely historic).
The front yard area is also overgrown, including the presence of mature trees and shrubbery.
This overgrown impacts the setting of the residence from the street and is adversely impacting
the surrounding properties. The surrounding properties are dominated with redeveloped proper-
ties – mainly multi-family units (apartments) built on the larger lots. While the existing residential
property reflects the early improvements to the area, the redevelopment of the adjoining proper-
ties has negated the original neighborhood and the single family residence at 414 Fairview Ave-
nue is now out of place with the surrounding neighbors.
+ + + + + + + + + + + + + + + +
The residential property at 414 Fairview Avenue is representative of the ca. 1925 improvements
within Tract No. 3430 (est. 1920). The original owner completed the improvements in 1925, but
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Page 18 of 61 *Resource Name or # (assigned by recorder) 414 Fairview Avenue, Arcadia, CA 91007
Recorded by: Jeanette A. McKenna *Date Aug. 28, 2018 X Continuation Update
died shortly thereafter, in 1927. His widow remarried and the 1930-1948 (+) improvement can be
attributed to the Nobles. Subsequently, Thomas Hawkins purchased the property and the im-
provements dating between the early 1970s to the early 200s can be attributed to Hawkins. Most
of the significant changes (alterations and additions) were completed in the modern period and
are attributed to Hawkins, including the replacement of doors and windows, re-roofing, remodeling
of the garage, and the addition of the art studio. George Noble is credited with the excavation of
the cellar, the pouring of the concrete patio(s), and other general maintenance.
The extent of the alterations and additions to the property and the deteriorated condition of the
structures have impacted the overall architectural integrity of the improvements at 414 Fairview
Avenue. In assessing the property, McKenna et al. applied the federal and state guidelines
and concluded property does not meet any of the minimum requirements for recognition
as a historical resource (association with significant events association with significant
persons; architectural distinction and/or integrity; or archaeological sensitivity) as defined
in CEQA and, NEPA. As such, this is not a significant cultural resource and any additional
alterations or proposed demolition will not result in an adverse environmental impact.
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Attachment No. 4
Attachment No. 4
Tentative Tract Map No. 18-04 (82355)
Attachment No. 5
Attachment No. 5
Architectural Plans
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414
Attachment No. 6
Attachment No. 6
Preliminary Exemption Assessment
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project: MFADR 18-03, TTM 18-04, TRH 18-22 and TRE 19-20 – A
tentative tract map for a six-unit residential condominium
development with a Categorical Exemption under the California
Environmental Quality Act (“CEQA”)
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):
414 Fairview Avenue (Fairview Avenue & Holly Avenue)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Tom Li of Prestige Design, Planning &
Development, Applicant
(2) Address PO 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: 15332 – Class 32 (In-fill development project)
f. The project is statutorily exempt.
Applicable Exemption:
g. The project is otherwise
exempt on the following basis:
h. The project involves another public agency, which constitutes the Lead Agency.
Name of Lead Agency:
Date:
July 9, 2019
Staff:
Luis Torrico, Senior Planner