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Home My WebLink AboutItem No. 1: MFADR 20-02 - 414 S 2nd Ave (Continued from the Septmeber 8, 2020 Planning Commission Meeting) DATE: September 22, 2020 TO: Honorable Chairman and Planning Commission FROM: Lisa L. Flores, Planning & Community Development Administrator Luis Torrico, Senior Planner By: Christine Song, Associate Planner SUBJECT: APPROVING MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 20-02, TENTATIVE TRACT MAP NO. TTM 20-02 (83124), PROTECTED HEALTHY TREE REMOVAL PERMIT NO. TRH 20-04, AND PROTECTED TREE ENCROACHMENT PERMIT NO. TRE 20-07 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A SIX-UNIT MULTI- FAMILY RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 414 S. 2ND AVENUE Recommendation: Adopt Resolution No. 2064 SUMMARY The applicant, Eric Tsang, on behalf of the property owner, 418 Second Ave LLC, is requesting approval of Multiple Family Architectural Design Review No. MFADR 20-02, Tentative Tract Map No. TTM 20-02 (83124), Protected Healthy Tree Removal Permit No. TRH 20-04, and Protected Tree Encroachment Permit No. TRE 20-07 for a new two-story, multi-family residential condominium development with six units and at grade parking garages. 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 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07, subject to the conditions listed in this staff report, and adopt Resolution No. 2064 – refer to Attachment No. 1. Resolution No. 2064 - MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 414 South 2nd Avenue September 22, 2020 – Page 2 of 15 BACKGROUND The proposed project was originally scheduled to be heard by the Planning Commission on September 8, 2020. However, due to the local impacts of the Bobcat Fire, the Planning Commission meeting was continued to the September 22, 2020 meeting. The subject property is a 24,287 square foot interior lot, located on the east side of South 2nd Avenue, between El Dorado Street and California Street. The property is zoned R-2, Medium Density Multiple Family Residential with a General Plan Land Use Designation of Medium Density Residential. The property is surrounded by other R-2 zoned properties to the north, south, and east, while there are R-3 zoned properties to the west. The project site is improved with two single family dwellings, two duplexes, and two carport structures built in 1931 – refer to Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the Subject Property. There are a total of thirteen (13) mature trees on the subject site and seven (7) of them are proposed for removal, two (2) of which qualify for protection under the City’s Tree Preservation Ordinance. A Certificate of Demolition (COD) for the subject property was approved on June 10, 2020, however the structures have not yet been demolished due to the City’s replacement policy for residential projects that the owners cannot demolish the structures until a project has been approved. Based on the evaluation by an Architectural Historian, the property does not meet any of the minimum requirements for designation as a historical resource under federal, state and local criteria. 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 requesting to demolish all the existing structures on the property to construct a new two-story, six-unit, multi-family residential condominium development with surface parking – refer to Attachment No. 3 for the Tentative Tract Map and Attachment No. 4 for the proposed Architectural Plans. The project consists of six detached Spanish style townhomes. Two units will consist of four bedrooms and 2,715 square feet. Four units will consist of four bedrooms and 2,739 square feet. The front units will have direct access from 2nd Avenue and the remaining four units will have a pedestrian walkway parallel to the drive aisle in order to minimize the need for pedestrians to cross parking drive aisles; the units may also be accessed through the attached garages (see Figure 1). Resolution No. 2064 - MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 414 South 2nd Avenue September 22, 2020 – Page 3 of 15 The proposed development will have an overall ridge height of 25’-5”; therefore, the development will be in compliance with the maximum 30’-0” height limit. The building provides the minimum front yard setback of 25’-0” as well as all the other minimum setbacks required in the R-2 zone. As part of the development of the site, a 12-foot dedication will be required along the entire frontage for street and sidewalk purposes. Therefore, the front yard setback shall be measured from the new property line, accounting for the proposed dedication. Each unit will have an oversized two-car garage with dimensions of 19’ x 21’-10”, and there will be three (3) open guest parking spaces. The garages for all the units will be accessed from 2 nd Avenue through the driveway along the center of the property. Additionally, there will be three (3) bicycle parking spaces provided toward the rear of the property, between units C and E. Based on the number of parking spaces provided, the project meets the required parking per the Development Code. Each unit provides at-grade patios to satisfy the 100 square feet of open space per unit requirement. The project includes the removal of a total of seven (7) mature trees on the property, five (5) of which are not protected under the City’s Tree Preservation Ordinance. These five trees consist of: two (2) Crape Myrtle trees, two (2) Chinese Elm trees, and a Carrotwood tree. These trees are not located within required setback areas and are classified as Unprotected Trees under the City’s Tree Preservation Ordinance. All five of these trees are located within areas that must be excavated and compacted to construct a building pad or to install pavement for open space areas and the driveway. The trees would not survive the construction of the project. The project also includes the removal of two (2) protected trees and encroachment into the driplines of three (3) protected trees. The protected trees proposed for removal are a Laurel Cocculus tree with a trunk diameter of 24 inches and a Carolina Cherry tree with a trunk diameter of 14 inches, both located within the required side yard setback areas. The proposed development will also encroach within the driplines of three (3) protected trees, Figure 1 – Site Plan 2nd Avenue N Resolution No. 2064 - MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 414 South 2nd Avenue September 22, 2020 – Page 4 of 15 which include a Coast Live Oak tree with a trunk diameter of 28 inches, an Italian Stone Pine tree with a trunk diameter of 48 inches, and a Box Elder tree with a trunk diameter of 13 inches, as discussed later in this staff report. ANALYSIS The R-2 zone requires a minimum density of two dwelling units per lot and a maximum density of one unit per 3,750 square feet of lot area. The subject property measures 24,287 square feet in lot area. However, as part of the development, a 12-foot dedication will be required along the property frontage, which measures approximately 1,099 square feet, resulting in a new lot size of 23,188 square feet. For the purposes of calculating density, the proposed dedication was removed from the total lot area. As a result, the minimum density for this lot is two (2) units and the maximum is six (6) units. The proposed six-unit development complies with the density requirement of the underlying R-2 zone. Additionally, the project will also comply with the development standards of the R-2 zone, including but not limited to the setbacks, height, parking, and open space. Concurrent with the subdivision application, the Planning Commission must approve, conditionally approve, or deny the architectural design of the proposed project. The project is designed in a contemporary Spanish architectural style (refer to Attachment No. 4) with a stucco exterior finish. The roof consists of concrete ‘S’ tile roofing material and moldings along the eaves (see Figures 2 & 3). Additional architectural features include windows with wood shutters, wrought iron balcony railings, bronze-colored exterior light fixtures, and wood panels with corbels. The proposed Spanish style development will be compatible with other contemporary style existing multi-family developments along 2nd Avenue as the massing and scale of this project is consistent with others found in the surrounding neighborhood. The project will also provide landscaping throughout the property, with an emphasis along the front yard and the side yards to offer additional screening and privacy for the adjacent multi-family residences on both sides. Figure 2. Proposed front elevation Resolution No. 2064 - MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 414 South 2nd Avenue September 22, 2020 – Page 5 of 15 Tree Removal The applicant is requesting to remove a total of seven (7) trees, two (2) of which are protected trees, in order to accommodate the project – a Laurel Cocculus tree and a Carolina Cherry tree, (circled in red in Figure 4). Both trees have a single trunk diameter greater than 12 inches, as noted in the Arborist Report (see Attachment 6 for the Arborist Report, and the Figure 4 below). Figure 4. Landscape Plan -- - Tree Removal -- - New Tree Replacement Figure 3. Proposed side elevations Resolution No. 2064 - MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 414 South 2nd Avenue September 22, 2020 – Page 6 of 15 The two trees are in fair health and have trunk diameters measuring 24 and 14 inches. Each tree is located within the area of excavation and construction of building pads for proposed Units B and E. Due to the loss of 40 to 50 percent of their canopies for required structural clearance, the trees would not survive the construction phase and the trees will suffer severe root damage and loss from the excavation. As part of the mitigation and the City’s tree replacement policy, the Applicant is required to plant four (4) new replacement trees. In this case, there is sufficient justification for the removal of the two trees. As a remedial measure, the project will be subject to Condition No. 4, which requires that four (4) 36-inch box replacement trees be planted as part of the project. The applicant is proposing to plant a total of four (4) trees consisting of two Carrotwood and two Desert Museum Palo Verde trees. Two of the trees will be planted along the front yard and two of the trees will be planted in the side yards toward the rear to allow for adequate room to grow. Condition No. 4 also requires that a Certified Arborist be on-site during construction, in order to monitor and ensure proper planting and care of all trees on the property. A follow-up Arborist report will also be required prior to issuance of a Certificate of Occupancy to confirm the ongoing health of the trees. If it is determined that any of the trees are in poor health, the Applicant/Owner shall be required to remove and replace the trees. The applicant is also proposing to plant hedges and shrubs along both side yards and the rear property line for added privacy screening - refer to Attachment No. 4 for the architectural plans which includes a landscape plan. Tree Encroachment Three (3) protected trees will be preserved as part of this development. Tree #1, as identified on the Arborist Report and the Landscape Plan, is a Coast Live Oak tree with a trunk diameter of 28 inches and is located in the front yard of the subject property. The proposed development will encroach within 15 feet of the trunk and the foundation for Unit B will be built as close as 12 feet from the trunk on the east side. The proposed driveway will come as close as five feet from the trunk on the south side. Pruning of the tree will be required for crown reduction in order to accommodate the exterior wall and roofline of Unit B. Based on the Arborist Report, the Oak tree can be preserved with protective fencing during demolition and construction. The project is expected to have minimal to moderate impact on the health of this tree. Additionally, one Italian Stone Pine tree (Tree #2) with a trunk diameter of 48 inches is located in the front yard and will also be preserved as part of the development. The foundation of Unit A will be built within the dripline of this tree and will come within ten feet of the trunk. One Box Elder tree (Tree #4) with a trunk diameter of 13 inches is located in the rear yard on the north side of the property and will also be preserved. The foundation of Unit F will come within seven feet of the trunk and reduction pruning will be required on the south side of the tree’s crown to accommodate the exterior wall and roofline of the unit. Both Tree #2 and Tree #4 are expected to survive in good health as long as the applicant adheres to the tree protection plan in the Arborist Report, during demolition and construction. Resolution No. 2064 - MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 414 South 2nd Avenue September 22, 2020 – Page 7 of 15 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. 3 for Tentative Tract Map No. TTM 20-02 (83124). 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: The proposed tentative tract map for a six-unit multi-family residential condominium development and subdivision of the airspace with the removal of two (2) protected trees has been reviewed for compliance with the City’s General Plan, Development Code, and the State Subdivision Map Act. It has been determined that the proposed subdivision is consistent with the General Plan Medium Density Residential Land Use designation and the R-2, Medium Density Multiple Family Residential zoning designation. These designations are intended to accommodate medium density, attached or detached residential units such as condominiums, within the appropriate neighborhoods. The proposed tentative tract map complies with the Subdivision Map Act regulations and there is no specific plan applicable to this project. The project 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-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 project site is physically suitable for the proposed multi-family residential development. The R-2 zone requires a minimum density of two dwelling units per lot and a maximum density of one unit per 3,750 square feet of lot area. After accounting for the proposed 12-foot dedication, based on the lot area of 23,188 square feet, a maximum of six (6) units can be built on this site. The proposed six-unit development complies with the density requirement as Resolution No. 2064 - MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 414 South 2nd Avenue September 22, 2020 – Page 8 of 15 well as all other applicable zoning requirements including but not limited to parking, setbacks, height, and open space. 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 for six (6) multi- family residential condominium units is a subdivision of an infill site within an urbanized area and does not serve as a habitat for endangered or rare species. The project will not cause substantial environmental damage or impact wildlife. 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 will construct six (6) multi-family residential units in compliance with all applicable Building and Fire Codes to ensure public health and safety. The project will maintain a density that is allowed in the R-2 zone and the proposed development 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 does not conflict with easements acquired by the public at large for access through or use of, property within the proposed subdivision. There are no known easements on the subject property. F. The discharge of sewage from the proposed subdivision into the community sewer system will not result in violation of existing requirements specified by the California Regional Water Quality Control Board. Facts in Support of the Finding: The Arcadia Public Works Services Department determined that the City’s existing infrastructure will adequately serve the new development, and the requirements of the California Regional Water Quality Control Board will be satisfied. G. The design of the subdivision provides, to the extent feasible, passive or natural heating and cooling opportunities. Resolution No. 2064 - MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 414 South 2nd Avenue September 22, 2020 – Page 9 of 15 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. Architectural Design Review The proposed development is located in the R-2 zone (Medium Density Multiple Family Residential), which is intended to provide medium density residential development. The proposed design of the six-unit condominium project is compatible with existing multi-family developments in the surrounding neighborhood in terms of massing and scale. The proposed contemporary Spanish style architecture will be consistent with other Spanish influenced styles of architecture that exist along 2nd Avenue. In addition, the proposed design 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. Tree Removal and Encroachment The proposed development requires the removal of seven (7) mature trees, two (2) of which are protected trees – a Laurel Cocculus tree and a Carolina Cherry tree with trunk diameters greater than 12 inches, both located in the side yard areas. Due to required excavations and expected loss of 40 to 50 percent of their canopies for required structural clearance, the trees will not survive the construction phase and would suffer severe root loss. In compliance with the City’s Tree Preservation Ordinance, the project will provide four (4) new replacement trees for the loss of these two trees and at least two (2) new replacement trees will be required to be planted within the front yard area to provide adequate landscaping along the street frontage. The proposed development will encroach within the driplines of three (3) protected trees, which include a Coast Live Oak tree with a trunk diameter of 28 inches, an Italian Stone Pine tree with a trunk diameter of 48 inches, and a Box Elder tree with a trunk diameter of 13 inches. These trees can be preserved and are expected to survive in good health as Resolution No. 2064 - MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 414 South 2nd Avenue September 22, 2020 – Page 10 of 15 long as protective fencing is provided during demolition and construction of the project, and the applicant adheres to the tree protection plan provided in the Arborist Report. The project is expected to have minimal to moderate impacts on the health of the trees. ENVIRONMENTAL ASSESSMENT It has been determined that the project site is less than five (5) acres; the project site has no value as a 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 The public hearing notice for this project was originally mailed to all the property owners within the 300 foot radius of the subject property and published in the Arcadia Weekly newspaper on August 27, 2020. However, due to the impacts of the Bobcat Fire, the Planning Commission meeting was continued to the September 22, 2020 meeting. As a result, the City did not have to re-notice the project. The owner/applicant is required to provide written notice to each tenant informing them of their intent to convert the existing structures into condominiums. The notice must be sent at least 60 days prior to submitting the tentative tract map application to the City. On August 5, 2020, the owner/applicant sent each tenant the required notice via certified mail. During the comment period, staff received one (1) public comment (refer to Attachment No. 5). The property owner that abuts the subject property to the south along 2nd Avenue had concerns regarding the existing utility pole in the public right of way, the existing Pine tree on the subject property, and historic preservation of the existing structures. The applicant proposes to maintain the existing utility pole in front of the subject property and the existing Pine tree in the front yard; neither are proposed for removal. In terms of historic preservation, as noted in this staff report, an Architectural historian has evaluated the subject property and concluded that the property does not meet any of the minimum requirements for designation as a historical resource under federal, state, and local criteria. RECOMMENDATION It is recommended that the Planning Commission approve Multiple Family Architectural Design Review No. MFADR 20-02, Tentative Tract Map No. TTM 20-02 (83124), Protected Healthy Tree Removal Permit No. TRH 20-04, and Protected Tree Encroachment Permit No. TRE 20-07, subject to the following conditions, find that the project is Categorically Exempt from the California Environmental Quality Act (CEQA), and adopt Resolution No. 2064, subject to the following conditions of approval: Resolution No. 2064 - MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 414 South 2nd Avenue September 22, 2020 – Page 11 of 15 1. All windows shall be recessed a minimum of two (2) inches from the building wall. A construction detail indicating the 2-inch recess shall be included on the plans submitted to the Building Division for plan check. 2. 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. The placement and height of said screening shall subject to review and approval by the Planning & Community Development Administrator, or designee. 3. 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 20- 02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07, subject to the approval of the Planning & Community Development Administrator, or designee. 4. A total of four (4) 36-inch box trees shall be planted on the subject property as replacement trees, and at least two of the trees shall be planted within the front yard area. The trees and its type shall be shown on the final landscape plan that is submitted to Building Services for plan check, subject to review by the Planning & Community Development Administrator, or designee, to ensure compliance with this condition. During construction, a Certified Arborist shall be on-site to monitor and ensure proper placement of the trees as well as any other trees that are proposed to be protected under this approval, and a follow-up report shall be submitted to the City prior to issuance of a Certificate of Occupancy from Building Services. Within twelve (12) months after a Certificate of Occupancy has been issued, Planning Services has the ability to request a follow-up report from a Certified Arborist, at the expense of the Applicant, Property Owner, or HOA, to review if any of the trees appear to be declining in health. If any of the trees are in poor health, the Applicant/Owner shall be required to remove and replace the trees, subject to review and approval by the Planning & Community Development Administrator, or designee. 5. The Owner/Applicant will be required to pay the following fees prior to approval of the Tract Map: Map Fee $100.00 Final Approval Fee (1 lot @ $25.00 ea.) $ 25.00 TOTAL $125.00 6. Prior to approval of the Final Tract Map, the Owner/Applicant shall submit a separate demolition and erosion control plan prepared by a registered civil engineer, and demolish all existing structures. 7. Prior to approval of the Final Tract Map, the Owner/Applicant shall: Resolution No. 2064 - MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 414 South 2nd Avenue September 22, 2020 – Page 12 of 15 a) Remove and replace existing curb and gutter from property line to property line. b) Construct sidewalk from property line to property line. c) Remove the existing driveway approach and replace with a new driveway approach per City of Arcadia standard. d) Repair asphalt street damages caused by the development, as necessary. 8. The Owner/Applicant shall coordinate with public works for the installation of the street trees per the City of Arcadia Street Tree Master Plan. 9. Prior to the recordation of the Tract Map or the issuance of the building permit, whichever comes first, the Owner/Applicant shall provide a 12-foot dedication along Second Avenue for street and sidewalk purposes. 10. A Standard Urban Stormwater Mitigation Plan is required and shall be reviewed and approved by the City Engineer or designee, prior to the issuance of a building permit. 11. Project shall comply with Chapter 35A Multiple Family Construction Standards as amended in the Arcadia Municipal Code Section 8130.20. 12. All utility conductors, cables, conduits and wiring supplying electrical, cable and telephone service to a multiple family building shall be installed underground except risers which are adjacent to and attached to a building. 13. Grading plans shall be submitted to, and approved by Building & Safety. The grading plans shall indicate all site improvements, and shall indicate complete drainage paths of all drainage water run-off. 14. A building permit shall be issued prior to the removal and/or demolition of structures. 15. The project shall comply with the latest adopted edition of the following codes as applicable: a. California Building Code b. California Electrical Code c. California Mechanical Code d. California Plumbing Code e. California Energy Code f. California Fire Code g. California Green Building Standards Code h. California Existing Building Code i. Arcadia Municipal code Resolution No. 2064 - MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 414 South 2nd Avenue September 22, 2020 – Page 13 of 15 16. All structures shall be provided with an automatic fire sprinkler system per the City of Arcadia Fire Department’s Multi-Family Dwelling Sprinkler Standard. 17. A public fire hydrant shall be provided along the street frontage at a location approved by the Fire Marshall, or designee. 18. A twelve inch (12”) cast iron water main with 71 psi static pressure is available on 2nd Avenue to serve the subject address. The Owner/Applicant shall provide calculations to determine the total combined maximum domestic fire demand, and verify the water service size required. 19. Condominium or townhouse complexes of more than 5 individual units shall be served by a common domestic master water meter and service capable of supplying sufficient water to meet all domestic and fire suppression needs of the total number of units. 20. In the event that fire suppression service is common to the complex, the Owner/Applicant shall provide a dedicated water line service as directed by the Fire Marshal. 21. 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. 22. All condominiums shall require a separate water service and meter for common area landscape irrigation. 23. A Water Meter Clearance Application shall be submitted to the Public Works Services Department prior to permit issuance. 24. New water service installation shall be completed 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 Section specifications. 25. The Owner/Applicant shall utilize existing sewer lateral if possible. 26. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover (466.02’), an approved backwater valve shall be required. 27. The proposed project shall be subject to low impact development (LID) requirements. These requirements include but are not limited to using infiltration trenches, bio- retention planter boxes, roof drains connected to a landscaped area, pervious concrete/paver, etc. Resolution No. 2064 - MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 414 South 2nd Avenue September 22, 2020 – Page 14 of 15 28. The Owner/Applicant shall install a trash enclosure with a one-foot clearance around all bins, including but not limited to, trash, recycling and green waste bins to the satisfaction of the Public Works Services Director, or designee. 29. The Owner/Applicant 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. 30. The Owner/Applicant 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. 31. Approval of MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 shall not be in effect unless the Property Owner and Applicant have executed and filed the Acceptance Form with the City on or before 30 calendar days after the Planning Commission has adopted the Resolution. The executed Acceptance Form submitted to the Development Services Department is to indicate awareness and acceptance of the 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 20-02, Tentative Tract Map No. TTM 20-02 (83124), Protected Healthy Tree Removal Permit No. TRH 20-04, and Protected Tree Encroachment Permit No. TRE 20-07, state that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 2064 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. Resolution No. 2064 - MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20-07 414 South 2nd Avenue September 22, 2020 – Page 15 of 15 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 20-02, Tentative Tract Map No. TTM 20-02 (83124), Protected Healthy Tree Removal Permit No. TRH 20-04, and Protected Tree Encroachment Permit No. TRE 20- 07 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 September 22, 2020, Planning Commission Meeting, please contact Associate Planner, Christine Song at (626) 574-5447, or csong@ArcadiaCA.gov. Approved: Lisa L. Flores Planning & Community Development Administrator Attachment No. 1: Resolution No. 2064 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity Attachment No. 3: Tentative Tract Map No. TTM 20-02 (83124) Attachment No. 4: Architectural Plans Attachment No. 5: Public Comment, dated September 8, 2020 Attachment No. 6: Arborist Report, dated January 2020 Attachment No. 7: Preliminary Exemption Assessment Attachment No. 1 Attachment No. 1 Resolution No. 2064 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-2 Number of Units: MDR Property Characteristics 1931 2,786 5 418 SECOND AVE LLC Site Address:414 S 2ND AVE Parcel Number: 5779-004-023 N/A Zoning: General Plan: N/A Downtown Overlay: Downtown Parking Overlay: Architectural Design Overlay:N/A N/A N/A N/A Residential Flex Overlay: N/A N/A N/A N/A Special Height Overlay: N/A 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 24-Aug-2020 Page 1 of 1 Subject Site – 414 S. 2nd Avenue East of subject site West of subject site (3rd Avenue) North of subject site South of subject site Attachment No. 3 Attachment No. 3 Tentative Tract Map No. TTM 20-02 (83124) Attachment No. 4 Attachment No. 4 Architectural Plans ':5()':5()7:+7:+':5()7:+':5()7:+':5()7:+':5()7:+6(&21'$9(1 ( 16" PALM TO BE REMOVED,7$/,$16721(3,1(725(0$,15(4 ')52176(7%$&. 5(4 '6,'(6(7%$&. 5(4 '6,'(6(7%$&. 5(4 '5($56(7%$&. 81,7$81,7&81,7(81,7%81,7'81,7)(E) WOOD FENCE TO BE REMOVED( +7%/2&.:$//725(0$,1( +7%/2&.:$//725(0$,1( +7%/2&.:$//725(0$,1( +7%/2&.:$//725(0$,1:032:(532/(1 ( 1 ( 1 ( '(',&$7,21 8" TREE TO BE REMOVED3$/0725(0$,13$/0725(0$,1&2$67/,9(2$.725(0$,124" LAUREL COCULUS TO BE REMOVED8" CRAPE MYRTLE TO BE REMOVED -$&$5$1'$725(0$,1 &$52/,1$&+(55<725(0$,13$/0725(0$,124" CHINESE ELM TO BE REMOVED12" CARROTWOOD TO BE REMOVED8" CRAPE MYRTLE TO BE REMOVED3$/0725(0$,1%2;(/'(5725(0$,1(+286((+286((+286((+286((+286( &2857<$5'6) %,&<&/(5$&.635,9$7(<$5'6)35,9$7(<$5'6)35,9$7(<$5'6)35,9$7(<$5'6)35,9$7(<$5'6)35,9$7(<$5'6)6(59,&(3$1(/6(59,&(3$1(/6(59,&(3$1(/6(59,&(3$1(/6(59,&(3$1(/ 5(029($1'5(3/$&(7+(&85%*877(5$1'6,'(:$/.)5203523(57</,1(723523(57</,1(5(029($1'5(3/$&(7+('5,9(:$<$3352$&+3(5&,7<2)67$1'$5'66&2857<$5'6) 1ȇȱȬȱ0Ȉ1ȇȱȬȱ0Ȉ6&(75$16)250(5/2&$7,21,)5(48,5('75$6+(1&/2685(/2&$7,21 +7%/2&.:$//60227+678&&2),1,6+720$7&+%8,/',1* %521=(&2/250(7$/*$7( 18" CHINESE ELM TO BE REMOVED14" CAROLINA CHERRY TO BE REMOVED '(&25$7,9(35(&$67:,3('(675,$1*$7(:,'5,9(:$<*$7(678&&2720$7&+%8,/',1* 9Ȉ9Ȉ$67))1$785$/*5$'(62/,'0(7$/*$7(%521=(720$7&+%/'*,521:25. +7%/2&.:$//678&&2720$7&+%/'* ;:22'3267;-2,67;:22'%($0&2558*$7('0(7$/522)0$7&+75(//,6&2/25:22'75(//,63$,17('720$7&+%/'*)$6&,$+6667((/3267',$*21$/%5$&,1*%(+,1' 67))1$785$/*5$'(;:22'3267;-2,67;:22'%($0&2558*$7('0(7$/522)0$7&+75(//,6&2/25:22'75(//,63$,17('720$7&+%/'*)$6&,$ +7%/2&.:$//678&&2720$7&+%/'*SHEET NO.440 E. HUNTINGTON DR., # 356, ARCADIA, CA 91006909.569.3737MAIL@ERIC-DESIGN.COMERIC CHI WANG TSANG, AIA8/5/2020 11:58:06 AMA-1.0414 S. 2ND ST.ARCADIA, CA 91006SITE PLAN 6,7(3/$1$33/,&$172:1(52:1(51'//&$''5(6661'67$5&$',$&$7(/(0$,/0$,/#(5,&'(6,*1&20$33/,&$17(5,&76$1*$''5(66(+817,1*721'567($5&$',$&$7(/(0$,/0$,/#(5,&'(6,*1&20352-(&7'(6&5,37,21352-(&71$0(6(&21'675((75(6,'(1&(6352-(&7$''5(6661'67$5&$',$&$$31-2%'(6&5,37,21&216758&71(:6725<63$1,6+67</(&21'20,1,80=21,1*5180%(52)6725<2&&83$1&<*528358&216758&7,217<3(9%(;,67,1*'(02/,7,21(;,67,1*6758&785(66)6)6)'(02/,7,21$//(;,67,1*6758&785(6352-(&7,1)250$7,21)/225$5($6800$5<81,7$67)/2256)1')/2256)*$5$*(6)TOTAL LIVING AREA:2,715 SF81,7%67)/2256)1')/2256)*$5$*(6)TOTAL LIVING AREA:2,715 SF81,7&67)/2256)1')/2256)*$5$*(6)TOTAL LIVING AREA:2,739 SF81,7'67)/2256)1')/2256)*$5$*(6)TOTAL LIVING AREA:2,739 SF81,7(67)/2256)1')/2256)*$5$*(6)TOTAL LIVING AREA:2,739 SF81,7)67)/2256)1')/2256)*$5$*(6)TOTAL LIVING AREA:2,739 SFGRAND TOTAL LIVING AREA:16,386 SF352-(&7'$7$/276,=(6)0$;,080'(16,7<6) 81,760,1,080'(16,7<81,76352326(''(16,7<81,765(4,5('3$5.,1*63$&( 81,76 (1&/26('81,76 *8(673529,'('3$5.,1*63$&(6(1&/26(' *8(673$5.,1*)5217<$5'/$1'6&$3(5$7,26)6) !5(48,5('23(163$&(6) 6)352326('23(163$&()5217<$5'&200216)&2857<$5'&200216)6,'(<$5'635,9$7(6)($&+81,7*5$66&5(7('5,9(:$<,17(5/2&.,1*3$9(5'5,9(:$</$:1$5($/$1'6&$3($5($/$1'6&$3($5($/$1'6&$3($5($/$1'6&$3($5($ )5217()(1&((/(9$7,21 0('$//,216(&7,21 75$6+(1&/2685()5217(/(9$7,21 75$6+(1&/2685(6,'((/(9$7,21 ',1,1*5220&$5*$5$*( $2' -8"X 8' -0" SW$16' -0"X 8' -0" GARAGE$6' -0"X 8' -0" SLTGA46' -0"x 5' -0" DBL CSSILL HT: 3' -0"A52' -0"x 3' -0" CSSILL HT: 5' -0" $2' -8"X 8' -0" SW$2' -6"X 8' -0" SW$2' -6"X 8' -0" SWA73' -0"x 5' -0" FXSILL HT: 3' -0" A66' -0"x 5' -0" DBL CSSILL HT: 3' -0" /,%5$5<*5($75220.,7&+(1$3' -6"X 9' -0" ENTRYA22' -6"x 5' -0" CSSILL HT: 3' -0"A32' -6"x 5' -0" CSSILL HT: 3' -0"A12' -0"x 4' -6" CSSILL HT: 3' -6"A86' -0"x 4' -0" DBL CSSILL HT: 4' -0" %('5220%('52200$67(5%('5220%('5220 A95' -0"x 4' -6" DBL CSSILL HT: 3' -0"A262' -6"x 4' -6" CSSILL HT: 3' -0"$4' -0"X 8' -0" DBL SW$2' -8"X 8' -0" SW$3' -0"X 8' -0" SW$2' -8"X 8' -0" SW$2' -8"X 8' -0" SWA152' -6"x 4' -6" CSSILL HT: 3' -0"A165' -0"x 4' -6" DBL CSSILL HT: 3' -0"A185' -0"x 4' -0" DBL CSSILL HT: 3' -6"TG$3' -0"X 8' -0" SW$3' -0"X 8' -0" SW$2' -6"X 8' -0" SWA252' -0"x 3' -0" CSSILL HT: 4' -6"A212' -6"x 4' -0" CSSILL HT: 3' -6"TGA242' -6"x 4' -6" CSSILL HT: 3' -0"A232' -6"x 4' -6" CSSILL HT: 3' -0"A172' -0"x 3' -0" CSSILL HT: 4' -6"$3' -0"X 8' -0" SWA122' -6"x 4' -6" FXSILL HT: 3' -0"A142' -6"x 4' -6" CSSILL HT: 3' -0"A222' -0"x 3' -0" CSSILL HT: 4' -6"$5' -0"X 7' -6" DBL FDA192' -6"x 4' -0" CSSILL HT: 3' -6"TGA102' -6"x 4' -6" CSSILL HT: 3' -0"A112' -6"x 4' -6" CSSILL HT: 3' -0"A132' -6"x 4' -6" FXSILL HT: 3' -0" A262' -6"x 4' -6" CSSILL HT: 3' -0"$6' -0"X 8' -0" SL $2' -6"X 8' -0" SW$5' -0"X 7' -6" SL$2' -6"X 8' -0" SW 67)/2253/$181,7$SHEET NO.440 E. HUNTINGTON DR., # 356, ARCADIA, CA 91006909.569.3737MAIL@ERIC-DESIGN.COMERIC CHI WANG TSANG, AIA8/5/2020 11:58:11 AMA-2.0414 S. 2ND ST.ARCADIA, CA 91006FLOOR PLANS(UNIT A) 1')/2253/$181,7$:,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7( &$6(0 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( '%/&$6(0(17 ( ),;(' ( '%/&$6(0(17 ( '%/&$6(0(17 ( &$6(0 ( &$6(0 ( $:1,1* ( ),;(' ( ),;(' ( &$6(0 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) '%/&$6(0(17 ) ),;(' ) '%/&$6(0(17 ) '%/&$6(0(17 ) &$6(0 ) &$6(0 ) $:1,1* ) ),;(' ) ),;(' ) &$6(0 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 :,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7& &$6(0 & '%/&$6(0(17 & &$6(0 & '%/&$6(0(17 & ),;(' & '%/&$6(0(17 & '%/&$6(0(17 & &$6(0 & &$6(0 & $:1,1* & ),;(' & ),;(' & &$6(0 & &$6(0 & '%/&$6(0(17 & &$6(0 & '%/&$6(0(17 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 ' 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CSSILL HT: 3' -0"B132' -6"x 4' -6" FXSILL HT: 3' -0"%2' -6"X 8' -0" SW%6' -0"X 8' -0" SL%5' -0"X 7' -6" SL%2' -6"X 8' -0" SWB272' -6"x 4' -6" CSSILL HT: 3' -0"B262' -6"x 4' -6" CSSILL HT: 3' -0" SHEET NO.440 E. HUNTINGTON DR., # 356, ARCADIA, CA 91006909.569.3737MAIL@ERIC-DESIGN.COMERIC CHI WANG TSANG, AIA8/5/2020 11:58:16 AMA-2.1414 S. 2ND ST.ARCADIA, CA 91006FLOOR PLANS(UNIT B) 67)/2253/$181,7% 1')/2253/$181,7%:,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7( &$6(0 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( '%/&$6(0(17 ( ),;(' ( '%/&$6(0(17 ( '%/&$6(0(17 ( &$6(0 ( &$6(0 ( $:1,1* ( ),;(' ( ),;(' ( &$6(0 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) '%/&$6(0(17 ) ),;(' ) '%/&$6(0(17 ) '%/&$6(0(17 ) &$6(0 ) &$6(0 ) $:1,1* ) ),;(' ) ),;(' ) &$6(0 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 :,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7& &$6(0 & '%/&$6(0(17 & &$6(0 & '%/&$6(0(17 & ),;(' & '%/&$6(0(17 & '%/&$6(0(17 & &$6(0 & &$6(0 & $:1,1* & ),;(' & ),;(' & &$6(0 & &$6(0 & '%/&$6(0(17 & &$6(0 & '%/&$6(0(17 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' '%/&$6(0(17 ' &$6(0 ' '%/&$6(0(17 ' ),;(' ' '%/&$6(0(17 ' '%/&$6(0(17 ' &$6(0 ' &$6(0 ' $:1,1* ' ),;(' ' ),;(' ' &$6(0 ' &$6(0 ' '%/&$6(0(17 ' &$6(0 ' '%/&$6(0(17 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ( &$6(0 :,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7$ &$6(0 $ &$6(0 $ &$6(0 $ '%/&$6(0(17 $ &$6(0 $ '%/&$6(0(17 $ ),;(' $ '%/&$6(0(17 $ '%/&$6(0(17 $ &$6(0 $ &$6(0 $ ),;(' $ ),;(' $ &$6(0 $ &$6(0 $ '%/&$6(0(17 $ &$6(0 $ '%/&$6(0(17 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 % &$6(0 % &$6(0 % &$6(0 % '%/&$6(0(17 % &$6(0 % '%/&$6(0(17 % ),;(' % '%/&$6(0(17 % '%/&$6(0(17 % &$6(0 % &$6(0 % ),;(' % ),;(' % &$6(0 % &$6(0 % '%/&$6(0(17 % &$6(0 % '%/&$6(0(17 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 & &$6(0 & &$6(0 '2256&+('8/( '2257<3( :' +7' 6,1*/()/86+ ' 6,1*/()/86+ ( +$/)5281'(175< ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ( +25,=6/,'(5 ( 6,1*/()/86+ ( 3$1(/*$5$*( ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ( )5(1&+'%/ ( 6,1*/()/86+ ( +25,=6/,'(5 ( 6,1*/()/86+ ( 6,1*/()/86+ ( )5(1&+'%/ ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ) +$/)5281'(175< ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ ) +25,=6/,'(5 ) 6,1*/()/86+ ) 3$1(/*$5$*( ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ ) )5(1&+'%/ ) 6,1*/()/86+ ) +25,=6/,'(5 ) 6,1*/()/86+ ) 6,1*/()/86+ ) )5(1&+'%/ ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ '2256&+('8/( '2257<3( :' +7% 6,1*/()/86+ % 6,1*/()/86+ & +$/)5281'(175< & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ & +25,=6/,'(5 & 6,1*/()/86+ & 3$1(/*$5$*( & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ & )5(1&+'%/ & 6,1*/()/86+ & +25,=6/,'(5 & 6,1*/()/86+ & 6,1*/()/86+ & )5(1&+'%/ & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ ' +$/)5281'(175< ' 6,1*/()/86+ ' 6,1*/()/86+ ' 6,1*/()/86+ ' +25,=6/,'(5 ' 6,1*/()/86+ ' 3$1(/*$5$*( ' 6,1*/()/86+ ' 6,1*/()/86+ ' 6,1*/()/86+ ' )5(1&+'%/ ' 6,1*/()/86+ ' +25,=6/,'(5 ' 6,1*/()/86+ ' 6,1*/()/86+ ' )5(1&+'%/ ' 6,1*/()/86+ ' 6,1*/()/86+ ' 6,1*/()/86+ '2256&+('8/( '2257<3( :' +7 'RXEOHB*DWHB7UDVKB(QFORVXUHB $ +$/)5281'(175< $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ $ +25,=6/,'(5 $ 6,1*/()/86+ $ 3$1(/*$5$*( $ 6,1*/()/86+ $ +25,=6/,'(5 $ )5(1&+'%/ $ 6,1*/()/86+ $ +25,=6/,'(5 $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ $ )5(1&+'%/ $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ % +$/)5281'(175< % 6,1*/()/86+ % 6,1*/()/86+ % 6,1*/()/86+ % +25,=6/,'(5 % 6,1*/()/86+ % 3$1(/*$5$*( % 6,1*/()/86+ % +25,=6/,'(5 % )5(1&+'%/ % 6,1*/()/86+ % +25,=6/,'(5 % 6,1*/()/86+ % 6,1*/()/86+ % 6,1*/()/86+ % )5(1&+'%/ % 6,1*/()/86+ % 6,1*/()/86+ % 6,1*/()/86+ $%%5(9,$7,216$: $:1,1*&/67 &/26(7&6 &$6(0(17'%/ '28%/()' )5(1&+'2256+ 6,1*/(+81*6/ 6/,'(56: 6:,1*7* 7(03(5('*/$66 ',1,1*5220&$5*$5$*(/,%5$5<*5($75220.,7&+(1 &2' -8"X 8' -0" SW&16' -0"X 8' -0" GARAGE&6' -0"X 8' -0" SLTGC52' -0"x 3' -0" CSSILL HT: 5' -0"&2' -8"X 8' -0" SW&2' -6"X 8' -0" SW&2' -6"X 8' -0" SWC66' -0"x 5' -0" DBL CSSILL HT: 3' -0"&3' -6"X 9' -0" ENTRYC22' -6"x 5' -0" CSSILL HT: 3' -0"C32' -6"x 5' -0" CSSILL HT: 3' -0"C12' -0"x 4' -6" CSSILL HT: 3' -6"C86' -0"x 4' -0" DBL CSSILL HT: 4' -0"C46' -0"x 5' -0" DBL CSSILL HT: 3' -0"C73' -0"x 5' -0" FXSILL HT: 3' -0"%('5220%('52200$67(5%('5220%('5220 C95' -0"x 4' -6" DBL CSSILL HT: 3' -0"&4' -0"X 8' -0" DBL SW&2' -8"X 8' -0" SW&3' -0"X 8' -0" SW&2' -8"X 8' -0" SW&2' -8"X 8' -0" SWC162' -6"x 4' -6" CSSILL HT: 3' -0"C175' -0"x 4' -6" DBL CSSILL HT: 3' -0"C195' -0"x 4' -0" DBL CSSILL HT: 3' -6"TG&2' -8"X 8' -0" SW&3' -0"X 8' -0" SW&2' -6"X 8' -0" SWC252' -0"x 3' -0" CSSILL HT: 4' -6"C212' -6"x 4' -0" CSSILL HT: 3' -6"TGC242' -6"x 4' -6" CSSILL HT: 3' -0"C232' -6"x 4' -6" CSSILL HT: 3' -0"C182' -0"x 3' -0" CSSILL HT: 4' -6"&2' -8"X 8' -0" SWC132' -6"x 4' -6" FXSILL HT: 3' -0"C152' -6"x 4' -6" CSSILL HT: 3' -0"C222' -0"x 3' -0" CSSILL HT: 4' -6"&5' -0"X 7' -6" DBL FDC202' -6"x 4' -0" CSSILL HT: 3' -6"TGC102' -6"x 4' -6" CSSILL HT: 3' -0"C112' -6"x 4' -6" CSSILL HT: 3' -0"C142' -6"x 4' -6" FXSILL HT: 3' -0"C272' -6"x 4' -6" CSSILL HT: 3' -0"C262' -6"x 4' -6" CSSILL HT: 3' -0"&2' -6"X 8' -0" SW&2' -6"X 8' -0" SWC122' -0"x 2' -0" AWSILL HT: 5' -6"&2' -6"X 8' -0" SW&5' -0"X 7' -6" SLSHEET NO.440 E. HUNTINGTON DR., # 356, ARCADIA, CA 91006909.569.3737MAIL@ERIC-DESIGN.COMERIC CHI WANG TSANG, AIA8/5/2020 11:58:22 AMA-2.2414 S. 2ND ST.ARCADIA, CA 91006FLOOR PLANS(UNIT C) 67)/2253/$181,7& 1')/2253/$181,7&:,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7( &$6(0 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( '%/&$6(0(17 ( ),;(' ( '%/&$6(0(17 ( '%/&$6(0(17 ( &$6(0 ( &$6(0 ( $:1,1* ( ),;(' ( ),;(' ( &$6(0 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) '%/&$6(0(17 ) ),;(' ) '%/&$6(0(17 ) '%/&$6(0(17 ) &$6(0 ) &$6(0 ) $:1,1* ) ),;(' ) ),;(' ) &$6(0 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 :,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7& &$6(0 & '%/&$6(0(17 & &$6(0 & '%/&$6(0(17 & ),;(' & '%/&$6(0(17 & '%/&$6(0(17 & &$6(0 & &$6(0 & $:1,1* & ),;(' & ),;(' & &$6(0 & &$6(0 & '%/&$6(0(17 & &$6(0 & '%/&$6(0(17 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' '%/&$6(0(17 ' &$6(0 ' '%/&$6(0(17 ' ),;(' ' '%/&$6(0(17 ' '%/&$6(0(17 ' &$6(0 ' &$6(0 ' $:1,1* ' ),;(' ' ),;(' ' &$6(0 ' &$6(0 ' '%/&$6(0(17 ' &$6(0 ' '%/&$6(0(17 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ( &$6(0 :,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7$ &$6(0 $ &$6(0 $ &$6(0 $ '%/&$6(0(17 $ &$6(0 $ '%/&$6(0(17 $ ),;(' $ '%/&$6(0(17 $ '%/&$6(0(17 $ &$6(0 $ &$6(0 $ ),;(' $ ),;(' $ &$6(0 $ &$6(0 $ '%/&$6(0(17 $ &$6(0 $ '%/&$6(0(17 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 % &$6(0 % &$6(0 % &$6(0 % '%/&$6(0(17 % &$6(0 % '%/&$6(0(17 % ),;(' % '%/&$6(0(17 % '%/&$6(0(17 % &$6(0 % &$6(0 % ),;(' % ),;(' % &$6(0 % &$6(0 % '%/&$6(0(17 % &$6(0 % '%/&$6(0(17 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 & &$6(0 & &$6(0 '2256&+('8/( '2257<3( :' +7' 6,1*/()/86+ ' 6,1*/()/86+ ( +$/)5281'(175< ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ( +25,=6/,'(5 ( 6,1*/()/86+ ( 3$1(/*$5$*( ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ( )5(1&+'%/ ( 6,1*/()/86+ ( +25,=6/,'(5 ( 6,1*/()/86+ ( 6,1*/()/86+ ( )5(1&+'%/ ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ) +$/)5281'(175< ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ ) +25,=6/,'(5 ) 6,1*/()/86+ ) 3$1(/*$5$*( ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ ) )5(1&+'%/ ) 6,1*/()/86+ ) +25,=6/,'(5 ) 6,1*/()/86+ ) 6,1*/()/86+ ) )5(1&+'%/ ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ '2256&+('8/( '2257<3( :' +7% 6,1*/()/86+ % 6,1*/()/86+ & +$/)5281'(175< & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ & +25,=6/,'(5 & 6,1*/()/86+ & 3$1(/*$5$*( & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ & )5(1&+'%/ & 6,1*/()/86+ & +25,=6/,'(5 & 6,1*/()/86+ & 6,1*/()/86+ & )5(1&+'%/ & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ ' +$/)5281'(175< ' 6,1*/()/86+ ' 6,1*/()/86+ ' 6,1*/()/86+ ' +25,=6/,'(5 ' 6,1*/()/86+ ' 3$1(/*$5$*( ' 6,1*/()/86+ ' 6,1*/()/86+ ' 6,1*/()/86+ ' )5(1&+'%/ ' 6,1*/()/86+ ' +25,=6/,'(5 ' 6,1*/()/86+ ' 6,1*/()/86+ ' )5(1&+'%/ ' 6,1*/()/86+ ' 6,1*/()/86+ ' 6,1*/()/86+ '2256&+('8/( '2257<3( :' +7 'RXEOHB*DWHB7UDVKB(QFORVXUHB $ +$/)5281'(175< $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ $ +25,=6/,'(5 $ 6,1*/()/86+ $ 3$1(/*$5$*( $ 6,1*/()/86+ $ +25,=6/,'(5 $ )5(1&+'%/ $ 6,1*/()/86+ $ +25,=6/,'(5 $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ $ )5(1&+'%/ $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ % +$/)5281'(175< % 6,1*/()/86+ % 6,1*/()/86+ % 6,1*/()/86+ % +25,=6/,'(5 % 6,1*/()/86+ % 3$1(/*$5$*( % 6,1*/()/86+ % +25,=6/,'(5 % )5(1&+'%/ % 6,1*/()/86+ % +25,=6/,'(5 % 6,1*/()/86+ % 6,1*/()/86+ % 6,1*/()/86+ % )5(1&+'%/ % 6,1*/()/86+ % 6,1*/()/86+ % 6,1*/()/86+ $%%5(9,$7,216$: $:1,1*&/67 &/26(7&6 &$6(0(17'%/ '28%/()' )5(1&+'2256+ 6,1*/(+81*6/ 6/,'(56: 6:,1*7* 7(03(5('*/$66 ',1,1*5220&$5*$5$*(/,%5$5<*5($75220.,7&+(1 '2' -8"X 8' -0" SW'16' -0"X 8' -0" GARAGE'6' -0"X 8' -0" SLTGD52' -0"x 3' -0" CSSILL HT: 5' -0"'2' -8"X 8' -0" SW'2' -6"X 8' -0" SW'2' -6"X 8' -0" SWD73' -0"x 5' -0" FXSILL HT: 3' -0"D66' -0"x 5' -0" DBL CSSILL HT: 3' -0"'3' -6"X 9' -0" ENTRYD22' -6"x 5' -0" CSSILL HT: 3' -0"D32' -6"x 5' -0" CSSILL HT: 3' -0"D12' -0"x 4' -6" CSSILL HT: 3' -6"D86' -0"x 4' -0" DBL CSSILL HT: 4' -0"D46' -0"x 5' -0" DBL CSSILL HT: 3' -0"%('5220%('52200$67(5%('5220%('5220 D95' -0"x 4' -6" DBL CSSILL HT: 3' -0"'4' -0"X 8' -0" DBL SW'2' -8"X 8' -0" SW'3' -0"X 8' -0" SW'2' -8"X 8' -0" SW'2' -8"X 8' -0" SWD162' -6"x 4' -6" CSSILL HT: 3' -0"D175' -0"x 4' -6" DBL CSSILL HT: 3' -0"D195' -0"x 4' -0" DBL CSSILL HT: 3' -6"TG'2' -8"X 8' -0" SW'3' -0"X 8' -0" SW'2' -6"X 8' -0" SWD252' -0"x 3' -0" CSSILL HT: 4' -6"D212' -6"x 4' -0" CSSILL HT: 3' -6"TGD242' -6"x 4' -6" CSSILL HT: 3' -0"D232' -6"x 4' -6" CSSILL HT: 3' -0"D182' -0"x 3' -0" CSSILL HT: 4' -6"'2' -8"X 8' -0" SWD132' -6"x 4' -6" FXSILL HT: 3' -0"D152' -6"x 4' -6" CSSILL HT: 3' -0"D222' -0"x 3' -0" CSSILL HT: 4' -6"'5' -0"X 7' -6" DBL FDD202' -6"x 4' -0" CSSILL HT: 3' -6"TGD102' -6"x 4' -6" CSSILL HT: 3' -0"D112' -6"x 4' -6" CSSILL HT: 3' -0"D142' -6"x 4' -6" FXSILL HT: 3' -0"D272' -6"x 4' -6" CSSILL HT: 3' -0"D262' -6"x 4' -6" CSSILL HT: 3' -0"'2' -6"X 8' -0" SW'2' -6"X 8' -0" SWD122' -0"x 2' -0" AWSILL HT: 5' -6"'2' -6"X 8' -0" SW'5' -0"X 7' -6" SLSHEET NO.440 E. HUNTINGTON DR., # 356, ARCADIA, CA 91006909.569.3737MAIL@ERIC-DESIGN.COMERIC CHI WANG TSANG, AIA8/5/2020 11:58:27 AMA-2.3414 S. 2ND ST.ARCADIA, CA 91006FLOOR PLANS(UNIT D) 67)/2253/$181,7' 1')/2253/$181,7':,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7( &$6(0 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( '%/&$6(0(17 ( ),;(' ( '%/&$6(0(17 ( '%/&$6(0(17 ( &$6(0 ( &$6(0 ( $:1,1* ( ),;(' ( ),;(' ( &$6(0 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) '%/&$6(0(17 ) ),;(' ) '%/&$6(0(17 ) '%/&$6(0(17 ) &$6(0 ) &$6(0 ) $:1,1* ) ),;(' ) ),;(' ) &$6(0 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 :,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7& &$6(0 & '%/&$6(0(17 & &$6(0 & '%/&$6(0(17 & ),;(' & '%/&$6(0(17 & '%/&$6(0(17 & &$6(0 & &$6(0 & $:1,1* & ),;(' & ),;(' & &$6(0 & &$6(0 & '%/&$6(0(17 & &$6(0 & '%/&$6(0(17 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' '%/&$6(0(17 ' &$6(0 ' '%/&$6(0(17 ' ),;(' ' '%/&$6(0(17 ' '%/&$6(0(17 ' &$6(0 ' &$6(0 ' $:1,1* ' ),;(' ' ),;(' ' &$6(0 ' &$6(0 ' '%/&$6(0(17 ' &$6(0 ' '%/&$6(0(17 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ( &$6(0 :,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7$ &$6(0 $ &$6(0 $ &$6(0 $ '%/&$6(0(17 $ &$6(0 $ '%/&$6(0(17 $ ),;(' $ '%/&$6(0(17 $ '%/&$6(0(17 $ &$6(0 $ &$6(0 $ ),;(' $ ),;(' $ &$6(0 $ &$6(0 $ '%/&$6(0(17 $ &$6(0 $ '%/&$6(0(17 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 % &$6(0 % &$6(0 % &$6(0 % '%/&$6(0(17 % &$6(0 % '%/&$6(0(17 % ),;(' % '%/&$6(0(17 % '%/&$6(0(17 % &$6(0 % &$6(0 % ),;(' % ),;(' % &$6(0 % &$6(0 % '%/&$6(0(17 % &$6(0 % '%/&$6(0(17 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 & &$6(0 & &$6(0 '2256&+('8/( '2257<3( :' +7' 6,1*/()/86+ ' 6,1*/()/86+ ( +$/)5281'(175< ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ( +25,=6/,'(5 ( 6,1*/()/86+ ( 3$1(/*$5$*( ( 6,1*/()/86+ ( 6,1*/()/86+ ( 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5' -0" FXSILL HT: 3' -0"E66' -0"x 5' -0" DBL CSSILL HT: 3' -0"(3' -6"X 9' -0" ENTRYE22' -6"x 5' -0" CSSILL HT: 3' -0"E32' -6"x 5' -0" CSSILL HT: 3' -0"E12' -0"x 4' -6" CSSILL HT: 3' -6"E86' -0"x 4' -0" DBL CSSILL HT: 4' -0"E46' -0"x 5' -0" DBL CSSILL HT: 3' -0"%('5220%('52200$67(5%('5220%('5220 E95' -0"x 4' -6" DBL CSSILL HT: 3' -0"(4' -0"X 8' -0" DBL SW(2' -8"X 8' -0" SW(3' -0"X 8' -0" SW(2' -8"X 8' -0" SW(2' -8"X 8' -0" SWE162' -6"x 4' -6" CSSILL HT: 3' -0"E175' -0"x 4' -6" DBL CSSILL HT: 3' -0"E195' -0"x 4' -0" DBL CSSILL HT: 3' -6"TG(2' -8"X 8' -0" SW(3' -0"X 8' -0" SW(2' -6"X 8' -0" SWE252' -0"x 3' -0" CSSILL HT: 4' -6"E212' -6"x 4' -0" CSSILL HT: 3' -6"TGE242' -6"x 4' -6" CSSILL HT: 3' -0"E232' -6"x 4' -6" CSSILL HT: 3' -0"E182' -0"x 3' -0" CSSILL HT: 4' -6"(2' -8"X 8' -0" SWE132' -6"x 4' -6" FXSILL HT: 3' -0"E152' -6"x 4' -6" CSSILL HT: 3' -0"E222' -0"x 3' -0" CSSILL HT: 4' -6"(5' -0"X 7' -6" DBL FDE202' -6"x 4' -0" CSSILL HT: 3' -6"TGE102' -6"x 4' -6" CSSILL HT: 3' -0"E112' -6"x 4' -6" CSSILL HT: 3' -0"E142' -6"x 4' -6" FXSILL HT: 3' -0"E272' -6"x 4' -6" CSSILL HT: 3' -0"E262' -6"x 4' -6" CSSILL HT: 3' -0"(2' -6"X 8' -0" SW(2' -6"X 8' -0" SWE122' -0"x 2' -0" AWSILL HT: 5' -6"(2' -6"X 8' -0" SW(5' -0"X 7' -6" SLSHEET NO.440 E. HUNTINGTON DR., # 356, ARCADIA, CA 91006909.569.3737MAIL@ERIC-DESIGN.COMERIC CHI WANG TSANG, AIA8/5/2020 11:58:33 AMA-2.4414 S. 2ND ST.ARCADIA, CA 91006FLOOR PLANS(UNIT E) 67)/2253/$181,7( 1')/2253/$181,7(:,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7( &$6(0 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( '%/&$6(0(17 ( ),;(' ( '%/&$6(0(17 ( '%/&$6(0(17 ( &$6(0 ( &$6(0 ( $:1,1* ( ),;(' ( ),;(' ( &$6(0 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) '%/&$6(0(17 ) ),;(' ) '%/&$6(0(17 ) '%/&$6(0(17 ) &$6(0 ) &$6(0 ) $:1,1* ) ),;(' ) ),;(' ) &$6(0 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 :,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7& &$6(0 & '%/&$6(0(17 & &$6(0 & '%/&$6(0(17 & ),;(' & '%/&$6(0(17 & '%/&$6(0(17 & &$6(0 & &$6(0 & $:1,1* & ),;(' & ),;(' & &$6(0 & &$6(0 & '%/&$6(0(17 & &$6(0 & '%/&$6(0(17 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 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-6"x 4' -6" CSSILL HT: 3' -0"F142' -6"x 4' -6" FXSILL HT: 3' -0"F272' -6"x 4' -6" CSSILL HT: 3' -0"F262' -6"x 4' -6" CSSILL HT: 3' -0")2' -6"X 8' -0" SW)2' -6"X 8' -0" SWF122' -0"x 2' -0" AWSILL HT: 5' -6")2' -6"X 8' -0" SW)5' -0"X 7' -6" SLSHEET NO.440 E. HUNTINGTON DR., # 356, ARCADIA, CA 91006909.569.3737MAIL@ERIC-DESIGN.COMERIC CHI WANG TSANG, AIA8/5/2020 11:58:38 AMA-2.5414 S. 2ND ST.ARCADIA, CA 91006FLOOR PLANS(UNIT F) 67)/2253/$181,7) 1')/2253/$181,7):,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7( &$6(0 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( '%/&$6(0(17 ( ),;(' ( '%/&$6(0(17 ( '%/&$6(0(17 ( &$6(0 ( &$6(0 ( $:1,1* ( ),;(' ( ),;(' ( &$6(0 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( '%/&$6(0(17 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ( &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) '%/&$6(0(17 ) ),;(' ) '%/&$6(0(17 ) '%/&$6(0(17 ) &$6(0 ) &$6(0 ) $:1,1* ) ),;(' ) ),;(' ) &$6(0 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) '%/&$6(0(17 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 ) &$6(0 :,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7& &$6(0 & '%/&$6(0(17 & &$6(0 & '%/&$6(0(17 & ),;(' & '%/&$6(0(17 & '%/&$6(0(17 & &$6(0 & &$6(0 & $:1,1* & ),;(' & ),;(' & &$6(0 & &$6(0 & '%/&$6(0(17 & &$6(0 & '%/&$6(0(17 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 & &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' '%/&$6(0(17 ' &$6(0 ' '%/&$6(0(17 ' ),;(' ' '%/&$6(0(17 ' '%/&$6(0(17 ' &$6(0 ' &$6(0 ' $:1,1* ' ),;(' ' ),;(' ' &$6(0 ' &$6(0 ' '%/&$6(0(17 ' &$6(0 ' '%/&$6(0(17 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ' &$6(0 ( &$6(0 :,1'2:6&+('8/( :,1'2:7<3( :' +7 6,//+7$ &$6(0 $ &$6(0 $ &$6(0 $ '%/&$6(0(17 $ &$6(0 $ '%/&$6(0(17 $ ),;(' $ '%/&$6(0(17 $ '%/&$6(0(17 $ &$6(0 $ &$6(0 $ ),;(' $ ),;(' $ &$6(0 $ &$6(0 $ '%/&$6(0(17 $ &$6(0 $ '%/&$6(0(17 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 $ &$6(0 % &$6(0 % &$6(0 % &$6(0 % '%/&$6(0(17 % &$6(0 % '%/&$6(0(17 % ),;(' % '%/&$6(0(17 % '%/&$6(0(17 % &$6(0 % &$6(0 % ),;(' % ),;(' % &$6(0 % &$6(0 % '%/&$6(0(17 % &$6(0 % '%/&$6(0(17 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 % &$6(0 & &$6(0 & &$6(0 '2256&+('8/( '2257<3( :' +7' 6,1*/()/86+ ' 6,1*/()/86+ ( +$/)5281'(175< ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ( +25,=6/,'(5 ( 6,1*/()/86+ ( 3$1(/*$5$*( ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ( )5(1&+'%/ ( 6,1*/()/86+ ( +25,=6/,'(5 ( 6,1*/()/86+ ( 6,1*/()/86+ ( )5(1&+'%/ ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ( 6,1*/()/86+ ) +$/)5281'(175< ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ ) +25,=6/,'(5 ) 6,1*/()/86+ ) 3$1(/*$5$*( ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ ) )5(1&+'%/ ) 6,1*/()/86+ ) +25,=6/,'(5 ) 6,1*/()/86+ ) 6,1*/()/86+ ) )5(1&+'%/ ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ ) 6,1*/()/86+ '2256&+('8/( '2257<3( :' +7% 6,1*/()/86+ % 6,1*/()/86+ & +$/)5281'(175< & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ & +25,=6/,'(5 & 6,1*/()/86+ & 3$1(/*$5$*( & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ & )5(1&+'%/ & 6,1*/()/86+ & +25,=6/,'(5 & 6,1*/()/86+ & 6,1*/()/86+ & )5(1&+'%/ & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ & 6,1*/()/86+ ' +$/)5281'(175< ' 6,1*/()/86+ ' 6,1*/()/86+ ' 6,1*/()/86+ ' +25,=6/,'(5 ' 6,1*/()/86+ ' 3$1(/*$5$*( ' 6,1*/()/86+ ' 6,1*/()/86+ ' 6,1*/()/86+ ' )5(1&+'%/ ' 6,1*/()/86+ ' +25,=6/,'(5 ' 6,1*/()/86+ ' 6,1*/()/86+ ' )5(1&+'%/ ' 6,1*/()/86+ ' 6,1*/()/86+ ' 6,1*/()/86+ '2256&+('8/( '2257<3( :' +7 'RXEOHB*DWHB7UDVKB(QFORVXUHB $ +$/)5281'(175< $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ $ +25,=6/,'(5 $ 6,1*/()/86+ $ 3$1(/*$5$*( $ 6,1*/()/86+ $ +25,=6/,'(5 $ )5(1&+'%/ $ 6,1*/()/86+ $ +25,=6/,'(5 $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ $ )5(1&+'%/ $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ $ 6,1*/()/86+ % +$/)5281'(175< % 6,1*/()/86+ % 6,1*/()/86+ % 6,1*/()/86+ % +25,=6/,'(5 % 6,1*/()/86+ % 3$1(/*$5$*( % 6,1*/()/86+ % +25,=6/,'(5 % )5(1&+'%/ % 6,1*/()/86+ % +25,=6/,'(5 % 6,1*/()/86+ % 6,1*/()/86+ % 6,1*/()/86+ % )5(1&+'%/ % 6,1*/()/86+ % 6,1*/()/86+ % 6,1*/()/86+ $%%5(9,$7,216$: $:1,1*&/67 &/26(7&6 &$6(0(17'%/ '28%/()' )5(1&+'2256+ 6,1*/(+81*6/ 6/,'(56: 6:,1*7* 7(03(5('*/$66 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 SHEET NO.440 E. HUNTINGTON DR., # 356, ARCADIA, CA 91006909.569.3737MAIL@ERIC-DESIGN.COMERIC CHI WANG TSANG, AIA8/5/2020 11:58:45 AMA-3.0414 S. 2ND ST.ARCADIA, CA 91006ELEVATIONS(UNIT A) :(67(/(9$7,2181,7$ 1257+(/(9$7,2181,7$ ($67(/(9$7,2181,7$ 6287+(/(9$7,2181,7$&21&5(7(522),1*($*/(522),1*352'8&76&$3,675$126$10$7(2(;7(5,25:$//678&&20(5/(;360227+),1,6+$&&(17678&&20(5/(;3$&,':$6+('*$5$*('225&+,29(5/$<5(&(66('3$1(/'811(':$5'6%$11,67(5%52:19,1</'2256 :,1'2:60,/*$5'75,16,&5(&(66('%521=(:528*+7,521&86720,521:25.:($7+(5('%521=(:22':25.75($7(':22'3$,17(''811(':$5'6:,/'0867$1*(;7(5,25:$///,*+7&+(67(5+,///,*+7:$///$17(51*5(&,$1%521=(:,1'2:6+877(5$7/$17,&6+877(5:$/187 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 SHEET NO.440 E. HUNTINGTON DR., # 356, ARCADIA, CA 91006909.569.3737MAIL@ERIC-DESIGN.COMERIC CHI WANG TSANG, AIA8/5/2020 11:58:50 AMA-3.1414 S. 2ND ST.ARCADIA, CA 91006ELEVATIONS(UNIT B) :(67(/(9$7,2181,7% 1257+(/(9$7,2181,7% ($67(/(9$7,2181,7% 6287+(/(9$7,2181,7%&21&5(7(522),1*($*/(522),1*352'8&76&$3,675$126$10$7(2(;7(5,25:$//678&&20(5/(;360227+),1,6+$&&(17678&&20(5/(;3$&,':$6+('*$5$*('225&+,29(5/$<5(&(66('3$1(/'811(':$5'6%$11,67(5%52:19,1</'2256 :,1'2:60,/*$5'75,16,&5(&(66('%521=(:528*+7,521&86720,521:25.:($7+(5('%521=(:22':25.75($7(':22'3$,17(''811(':$5'6:,/'0867$1*(;7(5,25:$///,*+7&+(67(5+,///,*+7:$///$17(51*5(&,$1%521=(:,1'2:6+877(5$7/$17,&6+877(5:$/187 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 SHEET NO.440 E. HUNTINGTON DR., # 356, ARCADIA, CA 91006909.569.3737MAIL@ERIC-DESIGN.COMERIC CHI WANG TSANG, AIA8/5/2020 11:58:55 AMA-3.2414 S. 2ND ST.ARCADIA, CA 91006ELEVATIONS(UNIT C) ($67(/(9$7,2181,7& 1257+(/(9$7,2181,7& :(67(/(9$7,2181,7& 6287+(/(9$7,2181,7&&21&5(7(522),1*($*/(522),1*352'8&76&$3,675$126$10$7(2(;7(5,25:$//678&&20(5/(;360227+),1,6+$&&(17678&&20(5/(;3$&,':$6+('*$5$*('225&+,29(5/$<5(&(66('3$1(/'811(':$5'6%$11,67(5%52:19,1</'2256 :,1'2:60,/*$5'75,16,&5(&(66('%521=(:528*+7,521&86720,521:25.:($7+(5('%521=(:22':25.75($7(':22'3$,17(''811(':$5'6:,/'0867$1*(;7(5,25:$///,*+7&+(67(5+,///,*+7:$///$17(51*5(&,$1%521=(:,1'2:6+877(5$7/$17,&6+877(5:$/187 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 SHEET NO.440 E. HUNTINGTON DR., # 356, ARCADIA, CA 91006909.569.3737MAIL@ERIC-DESIGN.COMERIC CHI WANG TSANG, AIA8/5/2020 11:58:59 AMA-3.3414 S. 2ND ST.ARCADIA, CA 91006ELEVATIONS(UNIT D) ($67(/(9$7,2181,7' 1257+(/(9$7,2181,7' :(67(/(9$7,2181,7' 6287+(/(9$7,2181,7'&21&5(7(522),1*($*/(522),1*352'8&76&$3,675$126$10$7(2(;7(5,25:$//678&&20(5/(;360227+),1,6+$&&(17678&&20(5/(;3$&,':$6+('*$5$*('225&+,29(5/$<5(&(66('3$1(/'811(':$5'6%$11,67(5%52:19,1</'2256 :,1'2:60,/*$5'75,16,&5(&(66('%521=(:528*+7,521&86720,521:25.:($7+(5('%521=(:22':25.75($7(':22'3$,17(''811(':$5'6:,/'0867$1*(;7(5,25:$///,*+7&+(67(5+,///,*+7:$///$17(51*5(&,$1%521=(:,1'2:6+877(5$7/$17,&6+877(5:$/187 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 SHEET NO.440 E. HUNTINGTON DR., # 356, ARCADIA, CA 91006909.569.3737MAIL@ERIC-DESIGN.COMERIC CHI WANG TSANG, AIA8/5/2020 11:59:03 AMA-3.4414 S. 2ND ST.ARCADIA, CA 91006ELEVATIONS(UNIT E)&21&5(7(522),1*($*/(522),1*352'8&76&$3,675$126$10$7(2(;7(5,25:$//678&&20(5/(;360227+),1,6+$&&(17678&&20(5/(;3$&,':$6+('*$5$*('225&+,29(5/$<5(&(66('3$1(/'811(':$5'6%$11,67(5%52:19,1</'2256 :,1'2:60,/*$5'75,16,&5(&(66('%521=(:528*+7,521&86720,521:25.:($7+(5('%521=(:22':25.75($7(':22'3$,17(''811(':$5'6:,/'0867$1*(;7(5,25:$///,*+7&+(67(5+,///,*+7:$///$17(51*5(&,$1%521=(:,1'2:6+877(5$7/$17,&6+877(5:$/187 :(67(/(9$7,2181,7( 6287+(/(9$7,2181,7( ($67(/(9$7,2181,7( 1257+(/(9$7,2181,7( 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 67))7231$785$/*5$'(QG))7235,'*(+(,*+7 SHEET NO.440 E. HUNTINGTON DR., # 356, ARCADIA, CA 91006909.569.3737MAIL@ERIC-DESIGN.COMERIC CHI WANG TSANG, AIA8/5/2020 11:59:07 AMA-3.5414 S. 2ND ST.ARCADIA, CA 91006ELEVATIONS(UNIT F) :(67(/(9$7,2181,7) 6287+(/(9$7,2181,7) ($67(/(9$7,2181,7) 1257+(/(9$7,2181,7)&21&5(7(522),1*($*/(522),1*352'8&76&$3,675$126$10$7(2(;7(5,25:$//678&&20(5/(;360227+),1,6+$&&(17678&&20(5/(;3$&,':$6+('*$5$*('225&+,29(5/$<5(&(66('3$1(/'811(':$5'6%$11,67(5%52:19,1</'2256 :,1'2:60,/*$5'75,16,&5(&(66('%521=(:528*+7,521&86720,521:25.:($7+(5('%521=(:22':25.75($7(':22'3$,17(''811(':$5'6:,/'0867$1*(;7(5,25:$///,*+7&+(67(5+,///,*+7:$///$17(51*5(&,$1%521=(:,1'2:6+877(5$7/$17,&6+877(5:$/187 7:+7:+7:+7:+7:+7:+$SHEET NO.440 E. HUNTINGTON DR., # 356, ARCADIA, CA 91006909.569.3737MAIL@ERIC-DESIGN.COMERIC CHI WANG TSANG, AIA8/5/2020 12:00:21 PMA-4.0414 S. 2ND ST.ARCADIA, CA 91006ROOF PLAN/ 3DVIEWS 522)3/$1$;2120(75,&9,(:$;2120(75,&9,(: Attachment No. 5 Attachment No. 5 Public Comment – September 8, 2020 From:Don Boobyer To:Christine Song Subject:Re: 414 South Second Avenue Date:Tuesday, September 8, 2020 11:46:00 AM Regarding the notice - as the property is known as 416 - 418 South Second Avenue, only one copy of official notices is mailed to 416. Nothing is ever sent to 418. I can always tell if a realtor is working off of a property list since they send to Lois Evans and Don Boobyer at 416 South Second Avenue. As regarding the utility pole, it is good that it will stay. It makes sense, since the pole out at the street is already fully supplying other properties. I still say that the Italian Pine is way too large and out of scale, but it is, indeed, your call. I just wonder how the residents in that first unit will feel with the tree looming over their house. One item I left out, due to 300 word limit, Have you changed Historical Preservation consultant? The staff re;port says that the property does not quality. However, the property is listed on page 3 line 11 of the Individual Resources listing produced back in 2016. They said :This 1930s single-family residence is significant for its association with Arcadia’s early patterns of residential development and for exemplifying the accelerated growth of residential subdivision efforts across the city during the early 20th century. Intact residential properties from this time period are increasingly rare. Just curious. I know that nothing I say will delay this project, I just wanted to get it on lthe record. On Tuesday, September 8, 2020, 08:03:54 AM PDT, Christine Song <csong@arcadiaca.gov> wrote: Hi Don, Thank you for your e-mail. A public notice was mailed out on 8/27/20, did you receive that? I checked our files and didn't see any return mailings as of yet. Regarding the utility pole, the project is not proposing to remove the existing utility pole. However, all cables and conduits stemming from it that will serve the project will need to be installed underground. This should not impact the adjacent properties. The Italian Pine tree in the front yard is a mature protected tree that is in good health, according to the Arborist report. Typically, the City prefers that mature protected trees be preserved (and not removed) if they will not have a significant impact on a proposed project. If you feel that additional pruning/trimming should be done , please feel free to contact the property owner. However, please note that any significant trimming and pruning of a protected tree is limited to what a Certified Arborist deems safe and appropriate to maintain the overall health of the tree. If you have any other questions or concerns, I would be glad to discuss with you. Please feel free to give me a call. Best regards, Christine Song Associate Planner | City of Arcadia 240 W. Huntington Dr. | Arcadia, CA 91007 (626) 574-5447 | csong@ArcadiaCA.gov -----Original Message----- From: Don Boobyer <dboobyer@att.net> Sent: Saturday, September 5, 2020 4:55 PM To: Mailbox - Planning <planning@ArcadiaCA.gov> Cc: Christine Song <csong@arcadiaca.gov> Subject: Re: 414 South Second Avenue I am a joint owner of the property to the south of the project, namely 416 – 418 South Second Avenue. I have lived here since 1956 and became a joint owner in 1985. I have never been contacted by anyone connected with the project. I have no connection to 418 Second Ave LLC. I do not appreciate Annie Chan using my address for her LLC. One concern I have about the project is that there is a utility pole located on the south side of the project about half-way down. This pole provides Edison's drop for 416 and Spectrum's drop for 418. If this pole is removed to underground the projects utilities, what happens to these two drops? The other concern I have about the project concerns Protected Tree #2, the Italian Pine in front. The arborist says that this tree is 60 feet tall. However, in the plans there is a rendering showing this tree not exceeding the height of the proposed unit, 25 feet. The arborist report says only 10% pruning is required. Which is correct? A quick look at surrounding area indicates that, excluding palm trees, most of the trees located on two- story developments do not exceed the rooftops. Personally, I think that this tree is massively oversize, and should be trimmed or removed. Also, about 25% of the crown encroaches on my property. Thank you. 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"605.29?.;202?A63FA5.A •5.C2=2?@<;.99F6;@=20A21A52A?22@.;1A52=?<=2?AF?232??21A<6;A56@?2=<?A.;15.C2 @A.A21:F36;16;4@.00B?.A29F •5.C2;<0B??2;A<?=?<@=20A6C26;A2?2@A6;A52C242A.A6<;<?A52=?<=2?AFA5.A6@A52 @B/720A<3A56@?2=<?A.;15.C2;<=2?@<;.96;A2?2@A<?/6.@D6A5?2@=20AA<A52=.?A62@ 6;C<9C21 •(52.;.9F@6@<=6;6<;@.;10<;09B@6<;@@A.A2152?26;.?2:F<D;.;1.?2/.@21<; 0B??2;A@062;A6360=?<021B?2@.;13.0A@ •"F.;.9F@6@<=6;6<;@.;10<;09B@6<;@D2?212C29<=21.;1A56@?2=<?A5.@/22;=?2=.?21 .00<?16;4A<0<::<;9F.002=A21.?/<?60B9AB?.9=?.0A602@ •#<<;2=?<C6121@64;6360.;A=?<32@@6<;.9.@@6@A.;02A<:22E02=A.@6;160.A21D6A56;A52 ?2=<?A •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ttachment 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) Date: August 6, 2020 Staff: Christine Song, Associate Planner 1. Name or description of project: MFADR 20-02, TTM 20-02 (83124), TRH 20-04, and TRE 20- 07 – 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 S. 2nd Avenue (Eldorado Street and California Street) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name 418 Second Ave, LLC (2) Address P.O. Box 504 Walnut CA 91788 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: