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PLANNING COMMISSION RESOLUTION 1303
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A RESOLUTION APPROVING DEVELOPMENT PERMIT R.M. 85-1
FOR A 22 LOT SUBDIVISION IN THE R-M RESIDENTIAL
MOUNTAINOUS SINGLE-FAMILY ZONE, NORTH OF THE
WHISPERING PINES ESTATES DEVELOPMENT AND MAKING
FINDINGS OF OVERRIDING CONSIDERATIONS RELATING TO
MITIGATION MEASURES AND PROJECT ALTERNATIVES FOR R.M.
PERMIT 85-1
WHEREAS, on August 22, 1985, an application was filed by
Charles P. Bluth for a Development Permit for a residential
project in the R-M Residential Mountainous Single-Family zone,
located north of the Whispering Pines Estates Development, more
particularly described as follows:
Lot 2, Section 22, TIN, R11W, S.B. & M., in the City of
Arcadia, County of Los Angeles, State of California
WHEREAS, a public hearing was held on said matter on
. September 24, 1985 at which time all interested persons were
given full opportunity to be heard and to present evidence:
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA HEREBY RESOLVES AS FOLLOWS:
Section ~ That the factual data submitted by the Planning
Department in the staff report and EIR is true and correct.
Section ~ This Commission finds that:
1. The use applied for at the location indicated is
properly one for which a Development Permit is authorized.
2. The granting of such Development Permit will not
adversely affect the General Plan.
3. The site abuts streets adequate in width and pavement
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type to carry the kind of traffic generated by the proposed
development. Although the total length of the cul-de-sac exceeds
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the maximum length allowed by code, there will be only 46
residential lots within the private development. The
Environmental Impact Report (EIR) notes that the subdivision will
add 220 additional trips to the existing traffic (23 trips at the
peak hour). The EIR states that "none of the streets in the area
are expected to exceed design capacity as a result of approval of
this Tentative Map". The EIR further states that "the
environmental capacity of an access street normally is considered
to be 1,500 to 2,500 vehicles per day....The increase in average
daily traffic on Sycamore Avenue just west of the intersection
with Oakglen from 800 trips (no project) to 1,020 trips with the
project would mean a post-project flow of 51 percent of the
acceptable environmental capacity as opposed to the current 40
percent. This is not a significant impact." A 20' wide paved
access road will be provided for emergency purposes.
4. The Environmental Impact Report notes that the design of
_the subdivision does not conform to the requirements of the
hillside development ordinance in that the street grades exceed
the 6% allowed by code and the length of the driveway to Lots 12
through 14 exceed that allowed by code. The streets in the
existing Whispering Pines Estates subdivision (Tract 36895) have
10% grades with a portion of Whispering Pines Drive having a 15%
grade. These street grades have not presented any problems for
motor vehicles and according to the Fire Department, have not
created any problems for emergency vehicles. The 20' wide road
serving lots 12 through 14 will be required to provide a turn-
around area for emergency vehicles. The Planning Commission as a
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condition of approval required that Lot 13 (the most northerly
lot) be eliminated and the area maintained in its natural state.
5. The Environmental Impact Report identified that the
grading and construction of 22 single-family homes on the
ridgeline and construction of a water reservoir on Lot 14 will be
visible for miles. The applicant has indicated that landscaping
will be an integral part of the subdivision and the following
conditions have been required to mitigate the major impact: (1)
that all graded slopes must be planted with fast-maturing species
as soon as possible after grading is completed, (2) that all
slope planting must include evergreens to mask the grading year-
round, (3) that a minimum 24" box trees be planted around the
perimeter of the water tank to screen the tank from view, (4)
that the water tank shall be painted in earth-tone colors or
camouflaged patterns, (5) that lots 8, 10, 11 and 12 be
r~stricted to single-story homes with a maximum height of 20
-feet, (6) that no stem wall construction will be permitted and
(7) night-lighting shall be of low-intensity and directed down
and away from adjacent properties. The EIR indicates that homes
further down the hill and across the Santa Anita Wash will have a
clear view of the proposed development and conversely will be
clearly visible from the subdivision, however, "in this case,
distance mitigates the privacy impacts."
6. The Environmental Impact Report states that the water
supply and pressure is not available for domestic use and fire
suppression. The applicant is proposing to construct a reservoir
on Lot 14. This reservoir will have a minimum capacity of
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310,000 gallons to provide for both fire protection and domestic
requirements. A booster station will be used to pump water from
the existing water system to the new reservoir. Private booster
pumps will be required on some of the lots.
7. The site is currently a fire hazard area because the
existing coastal sage scrub is subject to brush fires. A 200
foot green belt will be required around and adjacent to all
structures to provide an effective firebreak. The Fire
Department's evaluation of this project was not based on the
secondary emergency access as proposed because it would probably
not be available when needed. The paved roadway does not extend
to a public right of way and is not considered acceptable vehicle
access. The Department notes. however, that there is value in
maintaining the access roadway as proposed in order to allow
residents a second way out of the area should an evacuation be
n~cessary. The Fire Department also recommends that an emergency
-access be provided either at the northeast portion of the
subdivision through the property located in Monrovia and/or at
the southwest corner of the subdivision through the Flood Control
District's property.
8. The Environmental Impact Report notes that cut and fill
slopes will be at a ratio of 1.5:1. Appendix 70 of the Uniform
Building Code allows cut and fill slopes of 2:1 unless otherwise
recommended in the approved soil engineering and/or engineering
geology report. It was the Commission's opinion that cut slopes
are inherently more stable and the preliminary geologic report
noted that the 1.5:1 cut slopes would be acceptable conditioned
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upon subsequent confirmation by required field geologic
exploration studies. However, the majority of the Commissioners
felt that fill slopes are less stable than cut slopes and,
therefore, should be 2:1 rather than the 1.5:1 as presented in
the proposed application. As a condition of approval, the
Commission has required that all fill slopes be 2:1. All slopes
will be planted with fast-maturing landscaping as soon as
possible after grading is completed. A licensed geologist will
monitor all grading activity as it occurs to ensure the stability
of all cut and fill slopes.
9. The Environmental Impact Report identified short-term
noise impact from construction; however, this will be mitigated
by the restricted working hours which are 7 a.m. to 5 p.m. Monday
through Saturday.
Section 3. That for the foregoing reasons, subject to the
approval of the City Council, this Commission grants Development
Permit 85-1 for a 22 lot subdivision in the R-M Residential
Mountainous Zone upon the following conditions:
1. That the applicant shall submit a landscape and
irrigation plan to be reviewed and approved by the City.
a. That all graded slopes must be planted with fast-
maturing species as soon as possible after grading is completed.
b. All slope planting must include evergreens to mask the
grading.
2. That a minimum 24" box trees be planted around the
perimeter of the water tank to screen said tank from view.
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3. That the water tank shall be painted in earth-tone
colors or camouflaged patterns.
4. That the City Council grant a modification to permit
cul-de-sac streets in excess of 301.8 feet as recommended by the
Planning Commission.
5. That the City Council grant a modification to permit a
maximum grade of 10% for Streets "A", "B", "C" and the extension
of Whispering Pines Drive and to permit a maximum grade of 15%
for the 20' road servicing lots 12 and 14 and the emergency
access road.
6. That slope easements be provided for all earth work
proposed on property not contained within the proposed tentative
tract map. Said slope easement will be subject to the review and
approval of the City Attorney.
7. That a field geologic exploration program shall be
performed in conjunction with a soil engineering field
exploration program as recommended in Converse Consultant's
preliminary geologic report.
8. That, if based upon the field geologic exploration
program, the 1.5:1 cut slopes are appropriate for this area, a
modification is granted for the 1.5:1 cut slopes.
9. That if an agreement is worked out between the applicant
and the adjacent easterly property owner, that the easterly slope
shall be gradually graded or daylighted subject to the approval
of the Public Works Department and Planning Department.
10. That if an agreement is worked out with the adjacent
property owner to relocate the reservoir in the City of Monrovia,
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that all necessary easements are obtained per the requirements of
the Water Manger and that said site is deeded to the City of
Arcadia. Said location of the reservoir shall also be subject to
the approval of the City of Monrovia.
11. All lots shall comply with the minimum lot area
requirement of 15,000 square feet.
12. That no stem wall construction shall be permitted.
13. That night-lighting shall be of low-intensity and
directed down and away from adjacent properties.
14. On Lots 5, 9, 19, and 23 the front of the lots shall be
deemed to be that side of the lot which is at street grade.
15. If the slope height is greater than 20 feet then the
setback from the top of the slope shall be not less than 20'.
16. If approved by the City Council, this application shall
not take effect until the owner and the applicant have executed a
form available at the Planning Department indicating awareness
.and acceptance of the conditions of approval.
17. That lots 8, 10, 11 and 12 be restricted to single-story
homes with a maximum height of 20 feet.
18. That lot 13 be eliminated from the project and the area
maintained in its natural state.
19. That all the fill slopes shall be at a ratio of 2:1.
20. That the City Council grant street "C" and the access
road to have horizontal curves with a centerline radius of less
than 200 feet required by the Subdivision Code.
21. The preparation and recordation of a tract map in
accordance with the requirements of the State Subdivision Map
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Act. The map shall be submitted to the County Engineer for
checking, and after checking, the County Engineer's letter
recommending approval and map shall be submitted to the City
Engineer for map certification.
22. Submit a grading and drainage plan prepared by a
registered civil engineer subject to the approval of the Director
of Public Works. This work shall include plans and procedures
for drainage and erosion control during the course of
construction.
23. Provide all necessary easements and install all
utilities underground.
24. Install all standard street improvements including City
standard concrete sidewalk adjacent to curb and ramps for the
handicapped in accordance with plans to be approved by the City
Engineer.
25. P.C.C. driveway aprons shall be constructed concurrently
with curb and gutter construction. Driveways to each pad shall
be provided and paved with asphalt from the back of driveway
apron to the pad for erosion control.
26. The minimum street centerline radius shall be based upon
a 25 mph vehicular speed. Street driveway grades shall not
exceed 15%.
27. Remove all trees and structures within the street right-
of-way and all buildings within the tract boundary.
28. Arrange with Edison Company to install street lights
with underground circuits. Location and number of lights will be
subject to the approval of the City Engineer.
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29. Hydrology calculations that cover the entire area of the
proposed development (and tributary areas) shall be submitted
with preliminary street and grading plans. These calculations
should show existing street capacities, proposed street
capacities, catch basins and connector pipes where required,
total Q from areas, how they are split by proposed development
and all based on L.A. County Flood Control data. All storm
waters developed within the proposed development shall be
intercepted and conveyed to the Santa Anita Wash by properly
designed storm drain system. Since the proposed storm drain for
the project flows onto L.A. County Flood Control District
property, the design of the drain must be approved by the
District.
30. The developer will be required to submit verifications
to the City of his rights to grade outside the limit of the
proposed subdivision.
31. Grading operations shall be limited to the dry season
and shall comply with Section 8610 through 8658.1 of the Arcadia
Municipal Code including but not limited to the following:
a. Prior to approval of grading plans, soil
recommendations, engineering, and testing shall be made by a soil
engineering firm agreeable to both the City and the developer; a
geologist report will also be required.
b. Drainage benches, erosion control, slope planting and an
irrigation system shall be required. Locations of benches and
slope planting to be determined after review of soils
investigation report.
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c. All cuts and fills adjacent to developed properties
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shall be subject to review. Excessive cuts and fills that may be
detrimental to said properties will not be allowed.
d. Continuous inspection of cut and fill construction shall
be required and compaction tests of fill areas will be made on a
continuing basis by a firm acceptable to the City at the expense
of the developer.
32. In addition, the following items need to be resolved to
the satisfaction of the Public Works Department.
a. Location of any structure or tree with a 6" diameter or
larger.
b. Pad elevation of Lot 20.
d. Letter granting the use of LACFCD land for the access
road.
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e. Width, slope, horizontal radius and where the access
road leads.
33. Pay the following fees and deposits:
Street sign installation
Street trees (92 @ $40)
Final Approval Fee (23 @
Map Fee
(2 @ $125) $ 250.00
3,680.00
$25) 575.00
10.00
$4,515.00
34. If the developer posts a bond for the required
improvements, the subdivision agreement has a 12 month expiration
date and all work specified in subdivision agreement shall be
completed within 12 months.
35. If approved, it is requested that the City Council
authorize the Director of Public Works to approve and execute the
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subdivision agreement for this tract.
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36. The ideal reservoir elevation for this tract is at
elevation 1000 feet or higher. Since such a site is apparently
not available, these requirements apply to a reservoir
constructed on a reservoir pad elevation 940 feet as shown on the
tract map (Lot 14).
37. The reservoir shall have a minimum capacity of 310,000
gallons to provide for both fire protection and domestic
requirements. Based on a pad elevation of 940 feet, the
reservoir shall be 40' in diameter by 36' high, with a design
water level of 970 feet elevation.
38. Provision must be made to the satisfaction of the Water
Manager to take the reservoir out of service for cleaning and
repair either by having two separate smaller reservoirs or by a
dividing wall separating one reservoir into two parts.
39. Underground power and telephone service shall be
p~ovided so that the reservoir and booster station can be
-integrated into the City central telemetry system for remote
control. Also the developer shall make the necessary
modifications and additions to the central telemetry system to
operate the reservoir and booster station by remote control.
40. A booster station, located at approximately the south
tract boundary, is necessary to pump water from the existing
water system to the new reservoir.
41. The booster station shall have one 200 GPM, 10
horsepower and one 100 GPM. 5 horsepower pump. The station shall
be designed to blend with the surrounding properties and not be
objectionable as far as noise and appearance.
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42. The booster station shall be provided with underground
power and telephone service and shall be integrated into the City
central telemetry system for remote control.
43. Developer shall provide an easement for the booster
station if necessary.
44. Because the reservoir pad is not high enough to provide
the minimum design pressure of 40 PSI to all the proposed lots,
private booster pumps shall be installed. These private,
individual booster pumps (hydro-pneumatic systems) will be
required for lots 10, II, 12, 15, 16, and 17.
45. These individual booster pumps shall be installed by the
developer and the ongoing power and maintenance costs shall be at
the property owner's expense.
46. The necessary pipelines, valves, fire hydrants, service
lines, meters and appurtenances shall be installed at the
developer's expense. Easements for these facilities shall be
provided where necessary.
47. Pipelines shall be sized to provide a minimum fire flow
of 2,000 GPM AT 20 PSI residual pressure as required by the Fire
Department.
48. Fire hydrants shall be spaced so that no structure is
more than 300 feet from the nearest fire hydrant.
49. The reservoir, booster station, domestic water system
and telemetry controls shall be installed in accordance with
plans and specifications approved by the City Water Manager and
at the developer's expense.
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50. The subdivision will require approximately eight fire
hydrants installed and wet prior to any framing construction.
51. Hydrant spacing shall be approximately 300 feet, but in
no case greater than 500 feet apart. In addition, the furthest
point to any structure must be within 300 feet of a fire hydrant.
52. The minimum fire flow shall be 2,000 G.P.M. at 20 P.S.l.
with a two (2) hour duration available 24 hours per day.
53. Driveways in excess of 150 feet in length shall be 20
feet wide with adequate turning radius capable of supporting the
imposed loads of fire apparatus without damage. Typical weight
of apparatus is approximately 13,000 lbs.
54. Said driveways shall have 13 feet 6 inch vertical
clearance and shall be provided with approved provisions for
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turning around fire apparatus. A hammer head is an acceptable
alternative.
55. All security gates shall be a minimum of 12 feet wide
with a 13'6" vertical clearance and shall have an approved key
over-ride to allow Fire Department access.
56. The emergency access road being proposed south of lot 1
and terminating in the flood control basin shall be constructed
of all-weather driving surface with an unobstructed width of not
less than 20 feet, with a minimum 32 foot turning radius
capable of supporting the imposed loads of fire apparatus and
with a minimum of 13 feet 6 inch vertical clearance.
57. Access to this tract from the northeast property line
shall not be precluded and the proposed roadway north of the
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water reservoir shall be provided for possible future use.
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58. Development of Pad 12 will be contingent on meeting the
required fire flow and all buildings constructed on Pad 12 will
be required to provide additional fire protection, i.e., fire
sprinkler and alarm systems due to their location and distance
from the termination of street "CU. Said Fire protection shall
be subject to the review and approval of the Fire Department.
59. A 200 foot green belt shall be provided and maintained
around and adjacent to all structures to provide an effective
firebreak. This will require the removal of flammable vegetation
or other combustible growth.
Section ~ The decision findings and conditions contained
in this Resolution reflect the Commision's action of September
24, 1985 and the following vote:
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AYES:
NOES:
ABSTAIN:
ABSENT:
Commissioners Galinski, Kovacic, Szany and Dixon
Commissioner Harbicht
Commissioner Hedlund
Commissioner Fee
Section ~ The Secretary shall certify to the adoption of
this Resolution and shall cause a copy to be forwarded to the
City Council of Arcadia.
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. I HEREBY CERTIFY that the foregoing Resolution was adopted
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at a regular meeting of the Planning Commission held on the 8th
day of October, 1985 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners Galinski, Kovacic,
None
Commissioner Harbicht
Commissioners Fee and Hedlund
Szany, Dixon
Chaa~ J ~//7
Planning Commission, City of Arcadia
ATTEST:
fr11WJJtJ!~
Secretary, Planning Commission
City of Arcadia
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September 24, 1985
TO:
FROM:
ARCADIA CITY PLANNING COMMISSION
CASE NO.:
PLANNING DEPARTMENT
DONNA L. BUTLER, ASSOCIATE PLANNER
R.M. 85-1
GENERAL INFORMATION
APPLICANT:. Charles P. Bluth
LOCATION: Property located north of Whispering Pines Estate
Tract 36895
REQUEST: R-M permit to develop a 23 lot subdivision
PURPOSE: The construction of 22 single family homes
AREA: Approximately 24 acres
EXISTING LAND USE AND ZONING:
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The subject site is vacant; zoned R-M
SURROUNDING LAND USE AND ZONING:
NORTH:
SOUTH:
EAST:
WEST:
Vacant land; zoned R-H
Developed with single-family dwellings; zoned R-M
Vacant land located in Monrovia; zoned R-F
(Residential Foothill)
Developed with the Flood Control Property; zoned R-I
GENERAL PLAN DESIGNATION:
Single-family residential (0-6 du/ac)
SPECIAL INFORMATION
In September, 1983 the applicant, Mr. Bluth, filed Tentative Map
42936 and R.M. Permi~ 83-1. Based upon an initial study prepared
by City staff, it was determined that the proposed subdivision may
have a significant effect on the environment and therefore an
Environmental Impact Report would be necessary. After hearings
before the Planning Commission and the City Council, the Council at
its May I, 1984 meeting certified the Environmental Impact Report.
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PROPOSAL
The applicant is proposing a 23 lot hillside subdivision north of
the existing Whispering Pines subdivision (Tract 36895). Twenty-
two of the lots will be developed with single-family residences,
the remaining lot will be the site for a water reservoir. The
proposed project will be designed as a private development with
privately owned and maintained streets and sewers.
Project Site
The terrain consists of steep slopes. Based upon a preliminary
geotechnical evaluation (by Converse Consultants), the onsite
materials are decomposed granite with thin surficial soil covering.
Approximately 400,000 cubic yards of dirt will be cut from the
hillside and filled into canyons to create the 22 homesites. No
export or import of dirt is being proposed.
Design .2.i Lots
The proposed lots will have the following approximate lot
characteristics:
Lot No. Lot Area Pad ~ Lot Width
Code 15,000 sq. ft. NA 98.4 ft.
45.9 ft.**
1 54,280 sq. ft. 20,500 sq. ft. 130.0 ft.
2 50,400 sq. ft. 16,700 sq. ft. 125.0 ft.
3 44,800 sq. ft. 13,200 sq. ft. 125.0 ft.
4 117,500 sq. ft. 17,400 sq. ft. 45.0 ft.
5 24,640 sq. ft. 12,800 sq; ft. 165.0 ft.
6 14,900 sq. ft. 12, 100 sq. ft. 110.0 ft.
7 41,650 sq. ft. 17,000 sq. ft. 45.0 ft.
8 59,010 sq. ft. 19,400 sq. ft. 45.0 ft.
9 24,750 sq. ft. 13,700 sq. ft. 130.0 ft.
10 44,100 sq. ft. 16,700 sq. ft. 135.0 ft.
11 68,450 sq. ft. 19,100 sq. ft. 45.0 ft.
12 92,950 sq. ft. 16,600 sq. ft. 45.0 ft.
, 13 91,600 sq. ft. 13,800 sq. ft. 130.0 ft.
14* 34,600 sq. ft. S , 600 sq. ft. 35.0 ft.
15 26,750 sq. ft. 10,800 sq. ft. 55.0 ft.
16 23,750 sq. ft. 10,000 sq. ft. 125.0 ft.
17 29,760 sq. ft. 14,200 sq. ft. 100.0 ft.
18 29,400 sq. ft. 17,400 sq. ft. 45.0 ft.
19 31,480 sq. ft. 17,000 sq. ft. 160.0 ft.
20 16,800 sq. ft. 9,200 sq. ft. 60.0 ft.
21 14,900 sq. ft. 13,700 sq. ft. 50.0 ft.
22 15,620 sq. ft. 13,000 sq. ft. 130.0 ft.
23 16,350 sq. ft. 13,500 sq. ft. 160.0 ft.
R.M. 85-1
September 24, 1985
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*Reservoir site
**Required lot width on the cul-de-sac terminus
The R-M zone requires a minimum lot area of 15,000 sq. ft. and a
minimum street frontage of 98.4 feet. Lots situated on a cul-de-
sac terminus must have a minimum street frontage of 45.9 feet.
There is no minimum pad area requirement.
Based upon the above code requirements, Lots 6 and 21 do not comply
with the lot area requirement.
Lots 12, 13 and 14 are characteristic of flag lots (served by a
street which does not meet the City standards) and have no frontage
on "C" Street.
Lots 1, 2, 3, 4, 5, 9, 11, 19, 21, 22 and 23 will involve both cut
and fill; Lots 7, 8, and 10 are predominantly fill and Lots 6, 12,
13, 14, 15, 16, 17, 18 and 20 are predominantly cut.
Design of Streets
Access to this subdivision will be from the existing Whispering
Pines Drive. The homesites will be served by four cul-de-sac
streets (Streets A, B, C and the extension of Whispering Pines
Drive). All of these streets will comply with the Public Works
standards even though they will be private streets.
The R-H zone allows a maximum cul-de-sac length of 301.8 feet. The
-existing Whispering Pines development has a street length of
approximately 2,070 feet, measured from the gatehouse to the top of
the existing Whispering Pines Drive.
The proposed development will be approximately 910 feet long
measured from the beginning of the development to the end of "e"
Street. The 20' wide roadway serving lots 12, 13 and 14 is an
additional 340 feet in length.
The total length of the cul-de-sac from Sycamore Avenue to Lot 13
of the new subdivision is 3,960 feet; the total length of the
private street will be 3,320 feet (.61 mile).
Although the cul-de-sac length exceeds the maximum 301.8 feet
allowed by code, there will be only a total of 46 residential lots
within the private development. In addition there are a total of 12
residential lots on Oakhaven Road and Oakhaven Lane (private road).
The Environmental Impact Report notes that this subdivision will
add 220 additional trips to the existing traffic (23 trips at peak
hour). It further states that "none of the streets in the area are
R.M. 85-1
September 24, 1985
Page 3
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expected to exceed design capacity as a result of approval of this
Tentative Map."
The R-M zone requires a minimum 49.2 foot right of way and a curb
to curb width of 36.1 feet.
The proposed subdivision complies with this requirement with the
exception of the 20 foot wide road (driveway) servicing Lots 12, 13
and 14.
The EIR notes that "c" Street should be extended and that the 20'
road be reduced in length. If "c" Street were extended it would
require additional hillside cutting. It is staff's opinion that
the 20' roadway is more preferable than additional cutting into the
hillside.
The Fire Department has noted that if the 20' wide road is
approved, an emergency vehicle turnaround should be provided on Lot
13.
Streets A, B, C and the extension of Whispering Pines Drive have a
maximum grade of 10%. The 20 foot wide roadway has a maximum grade
of 15%.
The R-M zone states the maximum grade of streets shall not exceed
6%.
Most of the existing streets in Tract 36895 have 10% grades
the a portion of Whispering Pines Drive having a 15% grade.
has not created any problems for emergency equipment.
with
This
-A 20' wide paved emergency access road is proposed to be located
along the southerly property line of Lot 1 then traverses the
hillside area west of proposed Lot 1. The road will terminate at
the project boundaries along the east side of the Flood Control
Spreading Basin area. From that point emergency vehicles would
cross the spreading basin to Elkins' Avenue.
The road will have a maximum 15% grade and be used for emergency
purposes only and would probably only be used if vehicle access
over the main roads was not possible.
The Los Angeles County Flood Control District has not approved an
easement or guaranteed that any access road over its property would
be maintained.
Geologic Information
Based upon a Preliminary Geologic Assessment by Converse
Consultants, "onsite materials were observed to be decomposed
granite with thin surficial soil covering. Slope angles are about
l:lZ and steeper in some areas. The natural soils did not appear
R.M. 85-1
September 24, 1985
Page 4
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to be highly erosive: however, significant erosion scars were
observed in a pioneer dozer road where drainage had been
concentrated."
The major grading on the site will consist of cutting 1.5:1 slopes
in granite up to 50 feet high and filling two canyons at a slope
ratio of 1.5:1 to heights of 200 feet. Lesser fill slopes between
building pads range from about 5 feet to 50 feet in height.
Appendix 70 of the Uniform Building Code states:
"Unless otherwise recommended in the approved soil engineering
and/or engineering geology report, cuts [and fills] shall
conform to the provisions of this section."
"Slope.
safe for
than two
The slope of cut surfaces shall be no steeper than
the intended use. Cut slopes shall be no steeper
horizontal to one vertical.
is
Fill Location. Fill slopes shall not be constructed on
natural slopes steeper than two to one."
The preliminary geologic assessment notes that "the bedrock
underlying the site is decomposed granite. The existing 1.5:1 cut
slopes in the adjoining Whispering Pines Tract 36895 have performed
well through the exceptionally rainy seasons of 1980 and 1983. Our
preliminary geologic assessment suggests that the 1.5:1 planned cut
slopes should be grossly stable with respect to deep-seated
landsliding."
The report does recommend that a final investigation should be done
-which includes "field exploration, laboratory testing and detailed
engineering and geologic analyses and evaluations".
A copy of this report has been attached for your information.
When Tract 36895 was approved, it was prior to the requirement of
2: I slopes.
Water Services
Water service to the site will be from a reservoir located on Lot
14. This water reservoir will have a minimum capacity of 310,000
gallons to provide for both fire protection and domestic
requirements. Based upon the pad elevation of 940 feet the
reservoir shall be 40' in diameter and 36' high with a water level
elevation of 970 feet.
A booster station located at the south end of the tract is
necessary to pump water from the existing water system to the new
reservoir.
R . ~!. 85-1
September 24, 1985
Page 5
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Because the reservoir pad is not high enough to provide the minimum
pressure required by the Water Division (40 PSI), private booster
pumps will be required for lots 10, 11, 12, 13, 15, 16 and 17.
The City has received the attached letter from Nick Pokrajac owner
of the property immediately east of the subject si~~ located in the
City of Monrovia. Mr. Pokrajac states that the proposed location
of the water tower is so high as to interfere with the view from my
[his] property. He notes he "would be willing to permit the water
tower to be placed on my [his] property at a higher elevation which
would give full gravity flow and without need for auxiliary
pressure and at the same time, not interfere with my [his] view."
Don Hopper, Community Development Director for the City of
Monrovia, has reviewed the proposed plans and commented in the
attached letter that "the reservoir/water tank should be located
so that it is not visible from any existing or proposed lots in
Monrovia".
If the applicant and the adjoining property owner (Mr. Pokrajac)
work out an agreement to relocate the water tower in Monrovia, Lot
14 could become a residential lot. If such an agreement were
reached, the City would require approval of the location from the
City of Monrovia and require the necessary easements for access and
water lines and would require the lot to be deeded to the City.
In terms of visibility and elevation (for increased water
pressure), the most desirable location for the water tank is in the
foothill area of Monrovia. However, is the applicant is unable to
work out an arrangement with the adjoining property owner to
relocate the reservoir, the proposed location on Lot 14 will comply
-with City requirements. If the tank is property screened with
landscaping, the visual impact will be reduced.
Police and Fire Service
The construction of 22 single-family residences will add negligibly
to the Police Department's workload. They have indicated that they
anticipate no problems serving the site with their existing forces.
The site is currently a fire hazard area because the existing
coastal sage scrub is subject to brush fires. The applicant has
indicated that he will be removing approximately 50 to 100 feet of
scrub along lots 13, 12, 11, 10 9, 7, 4 and 3 and providing an
irrigation system and landscaping. During a conversation with Fire
Chief Gardner he advised staff that residential development in the
hillside area reduces the compustible vegetation in the area
thereby reducing the fire hazards.
According to the Fire Department the "driveways" in excess of 150
feet must be 20 feet wide with adequate turning radius capable of
supporting fire apparatus without damage. These driveways shall
R.M. 85-1
September 24, 1985
Page 6
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have 13'6" vertical clearance and shall be provided with a turn
around area for fire apparatus. Lot 13 will require a turn-around
area acceptable to the Fire Department.
Because of the distance of Lots 12 and 13 from the termination of
"C" Street, buildings constructed on Lots 12 and 13'will be
required to provide additional fire protection such as fire
sprinkler and alarm systems.
A 200 foot green belt will be required around and adjacent to all
structures to provide an effective firebreak.
The Fire Department has commented in their report that the
secondary emergency access as proposed would probably not be
available when needed. The paved roadway does not extend to a
public right of way and is not considered acceptable vehicle
access. The Fire Department's evaluation of this project was based
on not having a secondary access available. The Department notes,
however, that there is value in maintaining the access roadway as
proposed in order to allow residents a second way out of the area
should an evacuation be necessary.
The Fire Department recommends that this emergency access road be
constructed of all weather driving surface with adequate roadway
turning radius capable of supporting the fire apparatus.
The applicant's plans show a 20' wide service road (driveway) at
the end of "C" Street terminating at the easterly City boundary.
The Fire Department has indicated that access to this tract from
the northeast property line should not be precluded and that the
proposed roadway north of the water reservoir be provided for
-possible future use.
The Fire Department has estimated that the response time will
increase approximately one minute, making the average response time
4.6 minutes.
Staff recommends that an emergency access be provided either at the
northeast portion of the lot through the property located in
Monrovia and/or at the southwest corner of the subdivision through
the Flood Control District's property.
Grading of Site
Cut slopes will be required for lots 14 through 20. These slopes
will be steep, creating a peaked hill where the existing easterly
ridge exist.
Don Hopper from Monrovia recommends that the top of the slope be
gradually graded to create a rounded hilltop.
R.M. 85-1
September 24, 1985
Page 7
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Another alternative would be to daylight the slope which would
remove the peak creating larger pad areas for Lots 14-20. Each of
these alternatives would require approval of the adjoining property
owner in Monrovia.
Grading a more gradual slope or daylighting of the' easterly peak
would provide a more preferable alternative to the steep cuts that
are proposed. The City may wish to approve the alternative of
grading the slope or daylighting the easterly peak if an agreement
can be worked out with the adjacent property owner.
Aesthetics and Visual Resources
This proposed development will be clearly visible from homes to the
south and to the west across the Santa Anita Wash, The ErR notes
that due to the topography of the site many of the homes in the
Whispering Pines Estate may have some loss of privacy if the
development is approved and constructed as designed. Landscaping
mitigates this impact to some extent. Homes further down the hill
and across the Santa Anita Wash will have a clear view of the
proposed development and conversely will be clearly visible from
it. However, "In this case, distance mitigates the privacy
impacts."
One of the Mitigation Measures identified in the EIR is that "all
slopes be planted as soon as possible after grading is completed.
Planting with evergreen trees and shrubs will ensure that the cut
and fill slopes are masked throughout the year as well as providing
erosion protection year-round." The applicant has indicated that
landscaping will be an integral part of the project's development.
~The report also notes that "all building pads should be required to
be level and no stem walls should be allowed to be constructed".
All the pads proposed are level which precludes the necessity for
stem walls. A stem wall is an extended foundation wall constructed
on the down-slope side of hillside buildings.
The report also suggests that homes on the site's prominent
ridgeline should be limited to a single story or 20 feet.
Approximately 800 to 900 feet east of the ridge line on the
proposed subdivision, is a higher ridge located in the City of
Monrovia. This ridge runs approximately 8 feet to 206 feet higher
than the existing ridge in Arcadia. The Monrovia ridgeline will
become more visible to residents in Arcadia if this subdivision is
approved.
Attached is a letter from Leonard Kranser objecting to the proposed
subdivision. Mr. Kranser primarily objects to large buildings on
the hillside and the change to the natural ridgeline.
R.M. 85-1
September 24, 1985
Page 8
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ANALYSIS
The ~roposal is consistent with the design of lots specified in the
R-M requirements.
Development of this property will reduce the fire b~zards in the
area by the removal of combustible brush and will also reduce
erosion scars caused by pioneer (old) dozer roads where drainage
has been concentrated.
The following is a summary of the required modifications and
mitigation measures:
Street Length
Although the street length exceeds the standards set forth in the
code, only 46 homes are serviced by this street. In cases of
emergency the site will have an alternative access.
No other major residential developments are currently proposed in
the vicinity of the project site and given the steep terrain of
property to the north and the limited access, no further
development within the City of Arcadia is anticipated to the north.
Also, the design of the subdivision does not provide for any future
development to the north.
Street Grade
The Arcadia Municipal Code allows a maximum street grade of 6%; the
proposed streets have 10% grades. These grades are consistent with
-the existing development to the south and such grades have
presented no problems for emergency vehicles. If the applicant was
required to meet the 6% requirement; an additional 20,000 to 40,000
cubic yards of soil would need to be graded.
Cut and Fill
Appendix 70 of the VBC allows a maximum of 2:1 cut and fill. The
applicants proposal calls for 1.5:1 cut and fill. Based upon the
initial findings of the preliminary geologic report it appears that
this cut and fill will be stable. However, prior to approval of
the grading plan, a field geologic exploration program should be
performed in conjunction with the recommended soil engineering
filed exploration program.
Pursuant to the provisions of the California Environmental Quality
Act, the Planning Department has prepared an initial study for the
proposed project. Said initial study disclosed several substantial
or potentially substantial adverse impacts associated with this
project and an Environmental Impact Report was prepared for this
pr'oject. An Environmental Impact report was processed pursuant to
R.M. 85-1
September 24, 1985
Page 9
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provisions of the California Environmental Quality Act and
certified by the City Council after public hearing was conducted on
May I, 1984.
Attached for your information are copies of the pre~iminary
geologic report, letters from the City of Monrovia, Mr. Pokrajac,
and Mr. Kranser, a petition from Mr. Corgorno, and other related
material.
RECOMMENDATION
The Planning Department recommends approval of R.M. Permit 85-1
subject to the following conditions:
I. That the conditions outlined in the attached report from the
Department of Public Works shall be complied with to the
satisfaction of the Director of Public Works.
2. That the conditions outlined in the attached report from the
Water Department shall be complied with to the satisfaction of
the Water Manager.
3. That the conditions outlined in the attached report from the
Fire Department shall be complied with to the satisfaction of
the Fire Chief.
4. That the applicant shall submit a landscape and irrigation
plan to be reviewed and approved by the City.
5. That the City Council grant a modification to permit cul-de-
sac streets in excess of 301.8 feet as recommended by the
Planning Commission.
6. That the City Council grant a modification to permit a maximum
grade of 10% for Streets "A", "B", "C" and the extension of
Whispering Pines Drive and to permit a maximum grade of 15%
for the 20' road servicing lots 12, 13 and 14 and the
emergency access road.
7. That slope easements be provided for all earth work proposed
on property not contained within the proposed tentative tract
map. Said slope easement will be subject to the review and
approval of the,City Attorney.
8. That a field geologic exploration program shall be performed
in conjunction with a soil engineering field exploration
program as recommended in Converse Consultant's preliminary
geologic report.
R .M. 85-1
September 24, 1985
Page 10
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9. That, if based upon the field geologic exploration program,
the 1.5:1 slopes are appropriate for this area, a modification
is granted for the 1.5:1 cut and fill slopes.
10.
That if an agreement is worked out between the applicant and
the adjacent easterly property owner, that tKe' easterly slope
shall be gradually graded or daylighted subject to the
approval of the Public Works Department and Public Department.
11. That if an agreement is worked out with the adjacent property
owner to relocate the reservoir in the City of Monrovia, that
all necessary easements are obtained per the requirements of
the Water Manger and that said site is deeded to the City of
Arcadia. Said location of the reservoir shall also be subject
to the approval of the City of Monrovia.
12. All lots shall comply with the minimum lot area requirement of
15,000 square feet.
13. If approved by the City Council, this application shall not
take effect until the owner and the applicant have executed a
form available at the Planning Department indicating awareness
and acceptance of the conditions of approval.
FINDINGS AND MOTIONS
Approval
If the Planning Commission intends to take action to approve this
project, the Commission should move to approve and direct staff to
prepare the appropriate resolution incorporating the specific
findings and conditions of approval set forth in the staff report
(or as modified by the Commission).
Denial
If the Planning Commission intends to take action to deny this
project, the Commission should move to deny and direct staff to
prepare an appropriate resolution incorporating the Commission's
deCision and findings in support of that decision.
R.M. 85-1
September 24, 1985
Page 11
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TENTATIVE
TRACT NI 42936
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EXHIBIT A
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A\:gust 29, 1985
TO:
PLANNING DEPARTMENT
FROM: PUBLIC WORKS DEPARTMENT
SUBJECT: TENTATIVE TRACT NO. 42936
PROPOSED SUBDIVISION NORTH OF TRACT 36895
The tentative map depicts a street design that does not comply with City Code.
Following are areas of non-compliance with the R-M Zone requirements:
1. Whispering Pines Drive, Streets A, B, C and access road together exceed
the 500 foot limit for cul-de-sac street length.
2. There are driveway grades up to 15% which exceed the 10% limitation of the
R-M Zone.
In addition to the above, street "cn and access road have horizontal curves
with a center I ine radius of less than 200 feet required by the Subdivision
Code. Council modification of the above will be required if subject tentative
tract is to be approved subject to the following conditions:
1. The preparaiton and recordation of a tract map in accordance with the
requirements of the State Subdivision Map Act. The map shall be submitted
to the county Engineer for checking, and after checking, the county
Engineer's letter recommending approval and map shall be submitted to the
City Engineer for map certification.
2. Submit a grading and drainage plan prepared by a registered civil engineer
subject to the approval of the Director of Public Works. This work shall
include plans and procedures for drainage and erosion control during the
course of construction.
3. Provide all necessary easements and install all utilities underground.
4. Install all standard street improvements including City standard concrete
sidewalk adjacent to curb and ramps for the handicapped in accordance with
plans to be approved by the City Engineer.
5. P.C.C. driveway aprons shall be constructed concurrently with curb and
gutter construction. Driveways to each pad shall be provided and paved
with aspha It from the back of driveway apron to the pad for eros ion
control.
6. The minimum street centerline radius shall be based upon a 25 mph
vehicular speed. Street and driveway grades shall not exceed 15%.
7. Remove all trees and structures within the street right-of-way and a 11
buildings within the tract boundary.
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8.
Arrange with Edison Company to install street lights with underground
circuits. Location and number of lights will be subject to the approval
of the City Engineer.
9. Hydrology calculations that cover the entire area of the proposed
development (and tributary areasl shall be submitted. with preliminary
street and grading plans. These calculations should show existing street
capacities, proposed street capacities, catch basins and connector pipes
where required, total Q from areas, how they are split by proposed
development and all based on L. A. County Flood Control data. All storm
waters developed within the proposed development shall be intercepted and
conveyed to the Santa Anita Wash by properly designed storm drain system.
Since the proposed storm drain for the project flows onto L. A. County
Flood Control District property, the design of the drain must be approved
by the District.
10. The developer will be required to submit verifications to the City of his
rights to grade outside the limit of the proposed subdivision.
11. Grading operations shall be limited to the dry season and shall comply
with Section 8610 through 8658.1 of the Arcadia Municipal Code including
but not limited to the following:
,
a. Prior to approval of grading plans, soil recommendations, engineering,
and testing shall be made by a soil engineering firm agreeable to both
the City and the developer; a geologist report will also be required.
b. Drainage benches, erosion control, slope planting and irrigation
system shall be required. Locations of benches and slope planting to
be determined after review of soils investigation report.
c. All cuts and fills adjacent to developed properties shall be subject
to review. Excessive cuts and fills that may be detrimental to said
properties will not be allowed.
d. Continuous inspection of cut and fill construction shall be required
and compaction tests of fill areas will be made on a continuing basis
by a firm acceptable to the City at the expense of the developer.
12. In addition, the following items need to be addressed:
a. Location of any structure or tree with a 6" diameter or larger.
b. Pad elevation of Lot 20.
c. Drainage of the water on Lot 13.
d. Letter granting the use of LACFCD land for the access road.
e. Width, slope, horizontal radius and where the access road leads.
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13. Pay the following fees and deposits:
Street sign installation (2 @ $125)
Street trees (92 @ $40.00)
Final Approval Fee (23 @ $25)
Map Fee
$ 250.00
3,680.00
575.00
10;00
54,010.00
If the developer posts a bond for the required improvements, the subdivision
agreement has a 12 month expiration date and all work specified in subdivision
agreement shall be completed within 12 months.
If approved, it is requested that the City Council authorize the Director of
Public Works to approve and execute the subdivision agreement for this tract.
adi ;f/~~ucr/
CHESTER N. HOWARD
Director of Public Works
CNH:CAH:rk
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August 26, 1985
TO:
FROM:
SUBJECT:
Donna Butler, Planning Department
Robert G. Berlien, Water Manager
Water Division Requirements - Tentative Tract 42936
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These requirements are based on the tentative tract map dated August 13, 1985.
1. Reservoir
A. The ideal reservoir elevation for this tract is at elevation 1000
feet or higher. Since such a site is apparently not available,
these requirements apply to a reservoir constructed on a reservoir
pad elevation 940 as shown on the tract map (lot 14).
B. The reservoir shall have a minimum capacity of 310,000 gallons to
provide for both fire protection and domestic requirements. Based
on a pad elevation of 940, the reservoir shall be 40' diameter by
36' high, with a design water level of 970 feet elevation.
C.
Provision must be made to take the reservoir out of service for
cleaning and repair. This can be accomplished by having two
separate smaller reservoirs or by a dividing wall separating one
reservoir into two parts.
D. The reservoir lot (lot 14) shall be deeded to the City. The
developer shall provide landscaping and trees on the lot to screen
the reservoir.
E. Underground power and telephone service shall be provided so that
the reservoir and booster station can be integrated into the City
central telemetry system for remote control. Also the developer
shall make the necessary modifications and additions to the
central telemetry system to operate the reservoir and booster
station by remote control.
2. Booster Station
A. A booster station, located at approximately the south tract
boundary, is necessary to pump water from the ex i st ing water
system to the new reservoir.
B. The booster station shall have one 200 GP/.l, 10 horsepower and one
100 GPI1, 5 horsepower pump. The station shall be designed to
blend with the surrounding properties and not be objectionable as
far as noise and appearance.
The booster stat ion sha 11 be prov i ded with underground pO\~er and
telephone service and shall be integrated into the City central
telemetry system for remote control. .
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Tract No. 42936 - Requirements
August 26, 1985
Page 2
D. Developer shall provide an easement for the booster station if
necessary.
3. Private Booster Pumps
A. Because the reservoir pad is not high enough to provide the
minimum design pressure of 40 PSI to all the proposed lots,
private booster pumps shall be insta lled. These private,
individual booster pumps (hydro-pneumatic systems) will be
required for lots 10, 11, 12, 13, 15, 16, and 17.
B. These individual booster pumps shall be installed by the developer
and the ongoing power and maintenance costs shall be at the
property owner's expense.
4. Domestic Water System
A. The necessary pipelines, valves, fire hydrants, service lines,
meters and appurtenances shall be installed at the developer's
expense. Easements for these faci 1 ities sha 11 be provided where
necessary.
5.
Fire Protection
Pipelines shall be sized to provide
GPM at 20 PSI residual pressure
Department.
B. Fire hydrants shall be spaced so that no structure is more than
300 feet from the nearest fire hydrant.
A.
a mlnlmum fire flow of 2000
as required by the Fire
6. Standards
A. The reservoir, booster station, domestic water system and
telemetry controls shall be installed in accordance with plans and
speCifications approved by the City Hater ;'lanager and at the
developer's expense.
(L\:;A8b\::Q,"'----
ROBERT G. BERLIEN
~later r~anager
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TO:
FROM:
SUBJECT:
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Date 2.ElPJ;..: 1 9, 1 9 8 5
Donna Butler, Associate planner
Gerald R. Gardner, Fire Chief~
TRACT 42936, 23 LOT SUBDIVISION
1. Fire hydrants
Subdivision will require approximately eight fire
hydrants installed and wet prior to any framing
construction.
Hydrant spacing shall be approximately 300 feet,
but in no case greater than 500 feet apart. In
addition, the furthest point to any structure must
be within 300 feet of a fire hydrant.
Minimum fire flow is to be 2,000 G.P.M. @ 20 P.S.I.
with a two (2) hour duration available 24 hour per day.
2. Driveways
Driveways in excess of 150 feet in length shall be
20 feet wide with adequate turning radius capable of
supporting the imposed loads of fire apparatus without
damage. Typical weight of apparatus is approximately
13,000 Ibs.
Said driveways shall have 13'6" vertical clearance
and shall be provided with approved provisions for
turning around fire apparatus. A hammer head is an
acceptable alternative.
3. Security Gates
All security gates shall be a minimum of 12 feet wide
with a 13'6" vertical clearance and shall have an
approved key over-ride to allow Fire Department access.
4.
Emergency Access Road
It is recommended that the emergency access road being
proposed South of lot 1 and terminating in the flood
control basin be constructed of all weather driving
surface of not less than 20 feet of unobstructed width,
with adequate roadway turning radius capable of sup-
porting the imposed leads of fire apparatus with a
minimum of 13 feet 6 inch vertical clearance.
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Page 2
Tract 42936
lot subdivision
In addition, it is recommended that
the North East property line not be
proposed roadway North of the water
possible future use.
this tract from
and that the
be provided for
access to
precluded
reservoir
5. Development of Pad 12 and 13 will be contingent on meeting the
required fire flow and all buildings constructed on Pad 12 and
13 will be required to provide additional fire protection,
i.e. fire sprinkler and alarm systems due to their location
and distance from the termination of street "C".
6, A 200 foot green belt shall be provided and maintained around
and adjacent to all structures to provide an effective firebreak.
This will require the removal of flammable vegetation or other
combustible growth.
Comment on access
In all probability the secondary emergency access as proposed
would not be available when needed. The paved roadway does
not extend to a pUblic right of way and is not considered
acceptable vehicle access. Therefore this tract is being
evaluated as an extension of Wispering Pines (Tract 36895)
with no secondary access.
The value in maintaining the access roadway as proposed may
be that it will allow residents a second way out of the area
should an evacuation be necessary.
Response time
This tract will be served by Fire Station Three (3) on Orange
Grove and Fire Station One (I) on Santa Anita. It is estimated
that response distance to the end of Street "C" is an additional
1,500 feet of travel from the North end of the existing tract
and will increase response times approximately one (I) minute.
The average response time to the existing tract is approximately
3.6 minutes for fire and paramedic service. Therefore, it is
anticipated that response time to the proposed tract will be
approximately 4.6 minutes.
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ern. ~ ,':: IIi'Dltq
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1 TO AT
-/, Chct Howard
UBJECT
-' TRACT 42936 - PltELElINARV GEOLOGIC ASSESS~'IECJT
Attached is a cory of a letter which we received from Howard Spellman from r,on"pr~p
Consultants regarding the 1.5:1 slope.
Please advise if this information is ad
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to proceed with processing of the Tract ~~p.
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Butler
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The preliminary geological assessment for Tract 42936 has been reviewed by the
Department of Public Works.
Based on the recorrmenda ti on of the soil sengi neer
and predicated on completion of the field geologic program and soils engineering
to be performed by Converse Consultants prior to the approval of final grading,
.
DATE
draina e and other tract plans,
2. - 28- 85 SIGNED
.of the tract map at his time.
thi s
department has no objection to the processing
t2d;J,1Ji:t~7 'HESTER N. HOVIARD, Dir. of Pub.\~orks
.~...........A~~
:1'E~" 45 469
POL Y PAK (50 Sets) 4P 469
SEND PARTS' AND 3 WITH CARBON INTACT...
PART 3 WIU BE RETURNED WITH REPLY.
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BLUTH DEVELOPMENT, INC.
1201 WEST HUNTINGTON DRIVE
ARCADIA, CAL.IFDRNIA 91006 / 1213) 795-3101
February 27, 1985
n~C=lVE.O
h.l'Oo -
FE3 2 '71985
~y OF ARCADlA
9,\ A"'I~.!~"'1r; nr.'OT
Donna Butler
Associate Planner
CITY OF ARCADIA
240 West Huntington Drive
Arcadia, CA 91006
Dear Donna:
SUBJECT: TRACT 42936
Enclosed are two letters that you requested from me: one on the slopes
as far as the ratio of 1-1/2:1 and the second being the geologist's
evaluation for the two phases of development.
~
You have also requested the letter of approval from the L.A. County Flood
Control District on emergency access. As this will take another week to
be resolved, I thought it best to send this partial package to you.
If you have any questions, please do not hesitate to give me a call.
- Very t.r:uly_y~urs,
. --.~
~/--~.L7
_ _-..~,~~p0~ff/
Charles P. Bl ut h
President
CPB: fc
Enclosures
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Janua ry 30, 1985
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Geotechnical EngIneering
and Applied Science'
Converse Consultants
Bluth Realty and Investment, Inc.
1201 West Huntington Drive
Arcadia, California 91006
i~ E. C Eo I V E 0
FEa 271985
Attention: Mr. Charles P. Bluth
Subject:
PRELIMINARY GEOLOGIC ASSESSMENT
Grading Plan for Tentative Tract 42936
Arcadia, California
eCI Project No. B5-1122-01
CITY OF ARCADIA
r-l.A"'H\J:~.I~ T"r.OT
Gentlemen:
As authorized, a site reconnaissance was made, and the tentative grading plan
was reviewed in order to provide preliminary geologic assessment. No sub-
surface exploration or laboratory testing was performed.
The major grading ~till consist of cutting 1.5:1 slopes in granite up to
50 feet high and filling two canyons at a slope ratio of 1.5:1 to heights of
200 feet. Bedrock underlying the site is decomposed granite which we believe
to be ri ppab 1 e. Su rfi ci a 1 slumps, probably not exceedi ng 5 feet in depth,
occupy some portions of the side slopes of both canyons in which deep fills
are to be placed. Slump material, soil cover, and canyon bottom debris will
require cleanout to firm decomposed granite prior to placement of fill. The
existing 1.5:1 cut slopes in the adjoining Whispering Pines Tract 36895 have
performed well through the exceptionally rainy seasons of 1980 and 1983. Our
preliminary geologic assessment suggests that the 1.5:1 planned cut slopes
should be grossly stable with respect to deep-seated landsliding. However,
prior to approval of the grading plan, from a geologic standpoint, a field
geologic exploration program should be performed, in conjunction with the
recommended soil engineering field exploration.program.
Tract 42936 is about 1,000 feet north of the active Raymond Fault (Alquist-
Priolo Special Fault Studies Zone); therefore, the probability of surface
rupture due to faulting is low.
Thank you for this opportunity to be of continuing service. Please call if
you have questions.
Very truly yours,
CONVERSE CONSULTANTS, INC.
~q~~*
Howard A. spell~~r., CEG 154
Vice President/Geology Manager
HAS:85b
Dist: 5/Addressee
Converse Consullants, Inc.
126 West Del Mar Boulevard
Pasadena. California 91105
Telephone 818 7!J5.0481
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January 30, 1985
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Geolechnlcsr Engineering
and Applied ScIences
Converse Consultants
Bluth Realty and Investment Inc.
1201 West Huntington Drive
Arcadia, California 91006
Attention: Mr. Charles P. Bluth
rtE:CEIVEO
FEa 271985
Subject: PRELIMINARY GEOTECHNICAL EVALUATION
Proposed Tentative Tract No. 42936
Arcadia, California
CCI Project No. 85-1122-01
crTY OF ARCADtA
pl A!'-!!'-H~H'~ f"c:'OT
Gentlemen:
As you requested, we have reviewed the proposed plan for tentative Tract
No. 42936 with regard to preliminary evaluation of the proposed graded slopes.
Our scope of work included a reconnaissance of both the proposed tract and the
existing Tract No. 36895 immediately to the south. No subsurface exploration,
laboratory testing or engineering calculations were performed.
PROPOSED GRADING
Review of the subject tentative tract map indicates that planned site grading
will include filling a major canyon at the southwest corner of the site and a
major canyon in the central site area. Another fill area will be along the
south and southeast site area. Remaining graded areas in the central and
northeastern site area wi1l be cut. Some natural slope areas wi11 remain
along the west side of the tract.
The tract plan states that all proposed slopes are to be constructed at a
slope ratio of 1 1/2:1 (horizontal :vertical) unless otherwise noted. Fill
slopes in the canyon fill areas are estimated to be on the order of 200 feet
in height with intervening benches at about 25 to 35-foot vertical intervals.
Lessor fill slopes between building pads, etc. range from about 5 to 50 feet.
Cut slopes, primari1y along the east site area range up to about 50 feet in
height.
OBSERVATIONS
Onsite materials were observed to be decomposed granite with thin surficial
soi1 covering.Several minor surficial slumps were observed on the existing
natural slopes of the proposted tract; however, slope angles were about 1:1~
and steeper in some areas. The natural soils did not appear to be highly
erosive; however, significant erosion scars were observed in a pioneer dozer
road where drainage had been concentrated.
Converse Consu"ants, Inc.
126 West Del Mar Boulevard
Pasadena, California 91105
T .Iephone 818 795{)461
. ,... Bluth Realty and "~tment
. .. CCI Project 85-112'l{r .
.... · January 30, 1985 '
Page 2
Inc.
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Cut and fill slopes in the adjacent Tract No. 36895 were constructed at
1 1/2:1 slope ratios in si~ilar decomposed granite materials. Observations of
the existing cut and fill slopes of Tract No. 36895 revealed that these
existing 1 1/2:1 slopes are apparently performing well. No evidence of gross
or surficial instability was observed. Some minor (3 to -4 inches deep)
erosion channels were observed.
PRELIMINARY EVALUATION
Based on our site observations and the apparent good performance of the
existing 1 1/2:1 slopes on the adjacent Tract No. 36895, it is our preliminary
evaluation that the proposed 1 1/2: 1 graded slopes will perform adequately
provided that proper hillside grading procedures are followed during con-
struction. Proper grading procedures would include (but not be limited to):
.
cleanout and stripping prior to fill placement
keying
benching
subdrains
surface drains
proper compaction
slope surface compaction
planting and maintenance.
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We recommend that a final investigation of proposed grading be made by this
office to confirm our preliminary evaluation and establish stability safety
factors for all permanent slopes. The final investigation should include
field exploration, laboratory testing, and detailed engineering and geologic
analyses and evaluations.
CLOSURE
The findings and recommendations presented herein were based solely on visual
observations of site conditions and must be verified by a final investigation.
Ou~ preliminary evaluation was performed in accordance with generally accepted
standards of engineering practice. We make no other warranty, either express
or impl ied.
Respectfully submitted,
CONVERSE CONSULTANTS, INC.
~Dqtt
JAO:85b
Dist: 5/Addressee
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Converse Consultants. Inc.
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APPENDIX
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APPENDIX
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UNIFORM BUILDING CODE
1979 EDITION
TABLE NO. 70.A-PLAN.CHECKING FEES
Bonds
Sec. 7008. The building orricial may require bonds in such form and
amounts as may be deemed necessary to assure that the work. if not com-
pleted in accordance with rhe approved plans and specifications, will be
corrected to eliminate hazardous conditions.
In lieu of a surelY bond the applicant may rile a cash bond or inslrument
of credit with Ihe building official in an amount equal to thai which would
be required in Ih..... ..rely bond.
Cuts
Sec. 7009. (a) General. Unless otherwise recommended in the appro' cd
soil engineering and/or engineering geology report, cuts shall confmm to
the provisions of this section.
(b) Slope. The slope of cut surfaces shall be no Sleeper than is safe for
the intended use. CUI slopes shall be no steeper than two horizontal to one
vertical.
(c) Drainage and Terracing. Drainage and terracing shall be provided as
required by Section 7012.
Fills
Sec. 1010. (a) General. Unless otherwise recommended in the appro,"c<.I
soil engineering report. fills shall conform to the provisions of this h'l..'lioll.
In the absence of an approved soil engineering report the<;c provi..ions
may be waived for minor fills not intended to support structures.
(b) Fill Localion. Fill slopes shall not be constructed on natural slopes
steeper than Iwo to one.
(c) Preparation of Ground. The ground surface shall be prepared to
receive fill by removing vegecation, noncomplying fill, top-soil ;!lId olllt:r
unsuitable materials scarifying to provide a bond with the new fill. and,
where slopes are Sleeper than rive 10 one. and the height is grealer Ihan 5
feet, by benching into sound bedrock or other competent material as deter-
mined by the soils engineer. The bench under the toe of a fill on a ~Iope
steeper than five to one shall be at least 10 feet wide. The area beyond Ihe
toe of fill shall be sloped for sheet overflow or a paved drain sh<lll be pro-
"ided. Where fill is to be placed over a cut. the bench under Ihe lac \)f fill
shall be at least 10 feet wide but the cut must be made before pladng fill
and approved by the soils engineer and engineering geologisl as a SlIil;lblc
foundation for fill. Unsuitable soil is soil which, in Ihe opinioll of Iht'
building official or (he civil engineer or the soils enginel."l" or Ihe geoJngi<d.
is not compelent to support other soil or fill, 10 supporl ~trllcIlHl'!'. or (0
salisfactorily perform the olher funclions for which (he soil il; inlcIHh..'d.
(d) Fill Malerial. Detrimenlal amounts of organic material ~hall llill be
permitled in fills. Except as permitted by the building official, no rod or
similar irreducible malerial with a maximum dimension grcalcr than 12
inches shall be buried or placed in fills.
EXCEPTION: The: building oFficial may pe:rmil placemenl of largl'f rock
50 cubic ynrds or less .....,....,..................:.:.....,...
51 10 100 cu1;lic yards .....,...................................
101101000 cubic yards. . .. .. . _. ~. .. .. ~........ ..... ..... . . .. . .
10011010,000 cubic yards ...................,....,..........."
No Fee
SIO.()()
IS.OO
2().()()
10,00110 lOO.OfXl cuhic yards-$20.00 for Ihe: flrstlO.OOO cubic yards. plus $10.00
for ea\..'h addilionallO,OOOcubic )'ards or fraclion lhereof.
100.00110200.000 cubic yards-SIIO.OO for Ihe firs I 100,000 cubic yards. plus 56.00
for each additional 10,000 cubic yards or fraction Ihereof.
200,001 Cl.Jbic yard.~ or Illorc-$ I 70.00 for lhe firsl 200,000 cubic yards. plus $3.00
for each additional IO.()()() cubic yards or fraclioo thereof.
OIher In~pe('lium and Fl'l'~:
Additional plan rc\'i~w fl'quired by changes. addilions or revisions 10 approved
pl<ln<;. ........ ..... ... ........ .... ............ .....515.00pcrhour
(minimum chargc-onc.h~lf hour)
TABLE NO. 70.B-GRADING PERMIT FEES
50 cubic yjrd<i or k~s . . . . . , . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . .. S 1 D.()!}
5110100cubkyard<; ...............,........,................ 15.00
101101000 cubi\". )'ard~-$15.00 for lhe fir~l 100 cubic yard!'. plus S7.00 for cadi ad.
dil ionallOO cubic yanh \.Ir fra..:li~J11Ihcfl'(lf.
IO(H 10 1<1,000 cuhic yaru.\-$7X.CHJ for lh~ fif~l 1.000 cubil..' )'af\.h, plus $6.00 for
ca..:h adJilionall,O<KJ cubk yaflh nr fral'liolllhcfl'of.
10,001 to 100,000 cubi..: yafd~-S I3Z.00 for lh~ flr~1 10.000 cubic yards, plus 527.00
for cadi addilionallO.llOOcuhi..: y.mh or fraclinn lhereof.
100.001 cubic yard.~ or marl.'-$J75.00 far Ihe fir.q 100,000 cubic yards. plus $15.IXl
for each addilillnal IO.OOOcubic y;lrd~ or fra\."lion th~rcof.
OIh('r In...peclion... and h'n:
I. lnspccliom olll...idc of norm;l! bu!'.incss hours. . . . . . . . . . . . . . $15.00 per hour
(minin'mm dlarge-Iwo hour...)
2. Rcimr~\,..tillll fel.' u~...eY~ed llnJer rrn\'i~ions
of Section 3()5 (II) . . . . . . . . . . . . . . ... . . . . . . . . . . . . . . . , . . . . . . $1 5.oocad1
3. In,>pl.'clinl1S for which no fec is spl.\.'ifi\"'ally
indicilld. .. . . . . .. .. .. . . .. .... .. ... .. .. .. .... ..... . S\5.00pCI hoUl
(ll1ininlUlIl r:hargc-Illlc-half hour)
The fee for a grading permit aUlhorizing additional work to Ihat under a
valid permil shall be the difference bl:twecn (he fee paid for the original
pel mit and Ihe fee shown for Ihe entire projecl.
688
689
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September 9, 1985
Ms. Donna L. Butler
Associa te Planner
City of Arcadia
240 West Huntington Drive
Arcadia, California 91006
RECEIVED
SEPA6 1985
.,."_..~DA
pu_HG DCl'l'.
Subject: Tentative Tract Map No. 42936
Dear Donna:
The purpose of this letter is to again express Monrovia's concern over the possible impact
of Tract Map No. 42936 on our City and to suggest some possible mitigation measures.
t
My greatest concern is the effect that grading at 1-1/2 to I slope will have on the existing
configuration of the hillside. In looking at a section, grading just one side of the slope at
a 1-1/2 to I will create a peaked hill. I would recommend that the top of the slope be
gradually graded to create a rounded hilltop area. All drainage should still be to Arcadia,
and the area landscaped to blend with the proposed development. A section of the
proposed grading and our recommended modification is attached for your information.
The reservoir/water tank should be located so that it is not visible from any existing or
proposed lots in Monrovia. Obviously, people buy in a hillside area to enjoy the natural
environment and view that it affords. A water tank visible from lots could also
depreciate land values. Consequently, the least visible location for the water tank would
be the most desirable from Monrovia's perspective.
Finally, the 1-1/2 to I slope will require stan ilization, and further, from an aesthetic
viewpoint I would recommend that heavy vegetation be planted on all slope areas.
Thank you for the opportunity to respond to the tentative tract map proposed. I hope my
comments and recommendations are helpful in your review of the development.
Sincerely,
~,pp", Di..""
Community Development
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DRH:I'iGG:pd
Attachment
415 South Ivy Avenue
MonroviJ, California 91016-2888
(818) 359-3231
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ARCAplA
MoNROVIA-
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AWrnONAl- Re.co~MeN',:>~
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ATTACHMENT
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NICK POKRAJAC
SOO MESA CIRCLE
MONROVIA, CALIFORNIA 91016
September 16, 1985
RECEIVED
SEP 1 B 1985
CI'n'''' altCA.atA
PL.A~IHG oc..,..
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To the Planning Commission
of the City of Arcadia
Arcadia, California 91006
Re: Tentative Tract Map No. 42936
Applicant: Charles P. Bluth
Dear Sirs:
I am the owner of a large tract of land in the
City of Monrovia which immediately adjoins the property
included in the subject Tentative Tract Map. It is my re-
quest that in your consideration of the application, you
give effect to the following comments:
1. The proposed lots on the east property line,
Nos, 14, 15, 16, 17, 18 and 20, will not be
daylighted, which will result in cut slopes
which are very steep, some approximately 50
feet high. This will make access from my prop-
erty for fire protection virtually impossible.
Also, as these cut slopes will expose the under-
lying decomposed granite, it will be very difficult
to establish vegetation, which is so important for
protection from erosion,
2. The proposed location of the water tower is so high
as to interfere with the view from my property. It
is my understanding that the water tower is to be
based at contour 940 and rises approximately 46 feet
above my existing leveled pad. I would be willing to
permit the water tower to be placed on my property at
a higher el~vation which would give full gravity flow
and without need for auxiliary pressure and at the same
time, not interfere with my view.
NP:,cd
Yours very truly,
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L.EONARD S. KRANSER
'719 ELEVAOO AVENUE
ARCADIA, CALIFORNIA 91006
Sept 16, 1985
RECEIVED
SEP 18 1985
Chairman,
Arcadia Planning Commission
240 West Huntington Drive
Arcadia, California 91006
em OIT A~OIA
PU.PlNIIMlOU'T.
. ,
Dear Sir:
On June 18, 1984, I wrote to each member of the Planning
Commission to convey the following message which applies
equally as well this year:
"On May 10th, a standing-room-only group of concerned
residents of the Highland Oaks area met with Mr. Charles
Bluth to hear his plans for the expansion of his
development on the hillside north of Foothills Junior
High School. The great majority of comments and
questions expressed sentiment against various features
of the development, including these points:
.
The presence of large buildings on the hillside will
harm the value of neighboring homes when the hilltop
homes destroy an attractive natural ridge and impinge on
the privacy of the homeowners below.
Lighting on the existing first phase of this project,
including security lights placed by individuals on the
hilltop, is objectionable to residents below. Many
complaints were raised regarding loss of privacy and the
undesirable aesthetics of these lights on the hill. The
problem would be compounded by added construction.
It was clear that the existing natural ridgeline would
be greatly changed as seen from the west. Multi-story
houses, none in a traditional California style, would
loom on the hilltop when viewed from Highland Oaks,
Virginia, Alta Oaks, Elevado, and other neighboring
streets. Much concern was also expressed regarding the
aesthetics of a water tower in the project.
We urge that this natural hillside be preserved for the
sake of the homeowners who ~ to the Highlands for its
naturaT views, and for those who will ~ this way in
the future. Arcadia should allow no variances to
facilitate this development."
,
Very truly yours,
C:....~~ ~_____
Leonard Kranser
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1240 oak~en Lane
Arcadia, California
Plannin~ Commission
City of Arcadia
RECEIVED
SEP 2 0 1985
em.., 41leADlA
.....NNIIICIOCPl'.
Dear Members of the Planning Commission:
This is to strongly object to the proposal of building additional
homes on "Bluth Hill".
The original nronosal for this sub-division was rejected and the
subsequent plan was approved for a maximum of 26 homes. To add an
additional 25 homes is unthinkable, as well as contradictory.
At the present, and from the proposal published in the paper. the
only access into this sub-division, regardless of how pretentious,
is Oakhaven Road. To add the additional traffic to this area is
folly. Should you make a study of the area, you would concur that
traffic around Foothill Junior High School is already too heavy.
I would hope that the safety of the school children would take
precedence over enlar~ng an area that has already created problems.
Those of us located in the foothills below the sub-division have
experienced many problems. . .one of the major ones bein~ water
pressure. To furnish water up the hill pressure has been increased
creating problems for the homeowner on)the lower level. We have
recently experienced a costly replacement of a pressure ~au~e;
the direct result of extended high pressure for a great length of
time. Therefore, more homes, ~rQater water pressure.
J ask you to use prudence in reviewing this matter and I urge you
to consider the many homeowners adversely affected.
Also, I must protest the pOlicy of not notifying affected homeowners
when a proposal this ~rave is being considered.
Sincerely,
LJJ
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Doris H. Burland ( Mrs. Ernest L.)
15th September 1985
cc: City Council ~
Affected homeowners
~ Hearin~ date: Tuesday. Sentember 24th
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TO: CITY of ARMA PLAi-J111NG COMMISION
DATE: September 10, 1985
4t
Please enter for your consideration ti~;} following moF~ns 3S pr8sented
by the enclosed signed petitions dated July 11.1904. TI1'!'3e 1)10U:;;-,:;
affect your next regu!2riy scheduled meeting of 5epteml"- - :;:<1, 1085.
. ,
Specifically on the agenda that night is the proposed' nt::Jtive parce i
map It 42936. extension of Whispering Pines. trcct .f' 36 ..~5, lot 2
section 22 in the City of Arcadia.
Fact: 1) According to City records 20 noti ces wel, mailed to
residents within the statutory 300' affected ,rea.
Response: 1) According to the E.LR. report dated April 1984 the finished
pro j ec t ':""""!:L1lL .!lO.Jt1~la.. !at.. ~~\I/1 r~ L lIllli1a...:... ..
( page 4). Therefore we request the city to wave the statuory
300' rule and include all Taxpaverc; inrlllrlod in the visual
impact area as documented in the E.LR .
Response: la) The lJ!E.W route of the access road, altM:I'ln no;'. throUQh!y
understood by this group. apparently exit~. .It the
intersection of Elk1ns Ave. and Highland a~; Dr.. Sucl,:-J
road becomes "affected" area for all the rr dents ::l100'1 t:::.
. J
East side of Higt'lland O~ks and the resider: : of Eli: irl:> Ave. .
Therefore WG request the city to wave th~ ,:~,tu'.);y 300'
rule and include all residents of these add sses. cased
upon our telephone calls no resident of tOt ..:110';0 mentloilsr.i
properties received a notice of the Septern;:,~r 2.1U, meet ing.
Fact: 2) September 24 is the day before Yom Kippur.
Response: 2) Would you gentlemen, assuming none of yc are of the Jewish
, faith, attend such a meeting on Christmas Ie?
Therefore, we feel the City has been remiS5in its du .es to notify
resldents impacted by this project and request that you agree to
publIShIng a specIal notice on the front page of the Arcadia TrIbune during
the week of Se::>tember 16, 1955. The not ice shall not only announce the
~genda for the September 24 Planning Commission meet jng but state the
facts of the new proposed 3ccess road.
5ReSpeCtfUll.Y Subrnitte:
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Garl' Co. Drno (\
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01 SepteWer 5. 1980. the Planning Ccmnission of the Ci ty of
Monrovia adooted an !vnendrrent to the Ci ty' S Land Use Elerr.ent
which addres~ed future development in the Hillside area. To
ensure a cwpre..ensive inpleTientation of its goal. objecti.ves
and pol icies. the Land Use Element allowed for the adoption of
s;:>ecii ic plans wi thin the Cj ty' s Hi I Is ide area.
To facilitate the creation of specific plans, the Land Use
Element divided the relatively undeveloped hillside area into
four potentia! >pecifJc plan study areas (see figure I). In
April 1981. the City of ,\i\or,rovia approved the Gold Hill Specific.
Pi~n and is curr'~ntly in the process of adopting specific plans
[or t:\C NorUf,b"..1 and.v:.adison areas.
..
Th,-, Jc.::\:'n~nt it' to serve as the specific plan for the
C!(\I'.,,'j"<1i \-:an~ 1 area, and is the product of a coordinated
,,: r.c"; :..;: ("(:en tI:e Ci ty. 1 ando\\ners and the ccmrun i ty. Th i s
.~i'l.('.i li(' ,;.i"rl .~,,(:urrent is conprised oLan analysis of the area's
is;II~". t'F:)",rtunities and constraints, the land use map.
lic''.''.:J''iJ;';'c::t guidelines and inplernentation procedures.
2.0 ,\j.">,'0<:H TO ThE PREPAHATIG: CF ruE. a.CVERLEAF OW(Cr;
St:Jf..clFIC !='L.:\\
The Cloverleaf Can)'on Specific Plan is being prepared to achieve
:1>(' fo! le.....ing overall goals:
!) OesiRr1 a balznced specific plan conpatible with
th, Cl .Tl.mi t)" s social, econorr;ic and envi rormental
goals and objectives as detailed in City'S
11' J 1, ide llevelopment Pol icies and Standards.
2) help i~.sure adequate funding rrechanisms to provide
for proper j y phased capl tal irrprovements in the
Hillside area.
3) Assure. reasonable protections for natural
resources.
4) Es tab; . sh I and USeS tila t ensure economic feas 1-
bilit, for the lando\\ners.
2. 1 D<, j i I) i t i en 0 f . lec i fie Plan s
'(he :)t"tc l.~w .thorizes cities and counties to adopt sDecific
pb'1s lor illpJ cnting their gnneral pJ.:tns in designated areas.
li.hi ie c,trG;~.:o Iy useiul as a br idf!e bet\\een the general plan and
jn-jil'jdu~l G<'vr lorment proposals. the sflecific pl.:tn is often
misunderstl}'Xl since it app-cars to cwbine features of both a
p!"r, and detailed iiTp Jecn:>n tat ion rrea.sures. Goverrment Code
,.
.
t
~
~
July II, 1984
~lEl ~ 1 ~ tOJlNl
We request the Planning Commission and the City Council control futher
expansion of the development north of Foothill Junior High Scho?1. It is
requested that v~rhmces sought by the developer be denied, that
proposals for delJel'Jpment be rejected to the extent allowed by law.
and that the City ;of Arcadia enact stringent hillside development
Ordinances to be f:lplled to this and future projects,
NAME
ADDRESS
v" ,'""""
,--'::~!." A \,-_I;'~)!"-',r/l, ~
\ ~
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lLfI-\- \,)~ ~t0 Q.\(
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.
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5 t'2:~;'3 (J:l~r (7;?? O~ cP~
6l!Z~.~~ /~19 ~(J~Jlt.
v.
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July l~ 984
IPrEl ~ 1 ~ <<))W1
We reQuesllhe Plal\[\lIl9-.CO.[Jm]j~~\On (Jnd lhe Cily Council conlr~1 futher
exp;msion or the dcvvJopment north or FoothIll Junior High School. It is
rcquestcd that VlJr::.mces SOUgtlt by the developer be denied, that
llroposals lor development be rejected to the extent allowed by law.
. and that the City 0: Arcadia enact stringent hillside development
.Onlinances to be applied to this and ruture projects. .
NAME
ADDRESS
.
/,--) . . .
1 S'(?:~(?J%7'&zFl /[i f'4 atj;./fOdVa
2;7t:1d{~y!~ &9~7 ~ ~d(ZJ/i:/
hh/ /
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~. /ZJ 7. /'j.. C ~. J ' -. ../--/ m /' I/'
4 U~'I/M:'d ~. (/..f/..~'7N //~7 ((~/ct (?-h/.;y~b~
. ,/";. t r p./) .
~ LA-- "Lu.~_ C7~. U(:":';Y}7~./ ;;3 '7 Qj?Jr:;.. C~.~
d . "---Y' /J / /. /L /
6 V-c~' ( ...t J..L. ~.A~'/.-'./ ,/ A ,)3 o0.z:c 0~~
l
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7f ;: ~i#?<o {la?! 4e~g;f.
.'
~.
.
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..
JUly,"1984
~lEl ~ 1 ~ (o)lNI
. We request the Plaflf)!illLCOmml~slQIl and the City Counci I control futher
... .ex!JJnsion of the devi:lopment north or Foothill JunIOr High SchooL It is
rC(jul'sted that vlJrilJnces sought by the developer be denied, that
proposals for development be rejected to the extent allowed by law.
;md that the City of ArcadIa enact stringent hillside development
. Ordinances ~b be a~pllCd to HilS and future proJects. .
NAI1[ ADDnE55
~ I ILw{/-(f) J:L:I.:n-fl.. IC77 H'l(,fn/hJ~ 19-111($; A-KCA-!\1r4. ~;(.:<,)c..
!
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j J;.f/l/LL1/,_:'/f//1 //J.-J /1;:/ jj>///ri~/O (,Vr? /,?(;.,l//~
5't .1 RD)~. ( II ~ 1l11c, ..,\ q
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c,~ /1 "t';-/j ,/j ,,---A ~ L
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:Z'.'/ (7/' 7-~~
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JUIY"1984
, .'
. '-
fPlEl~l~(o)~
.,~
. '
Wp reQul'~t the rl.~H.\rJ'-fllJ.(Q[!lnll~;'~LL)_n and the ()ty CQ\JO.[!! control futher
expdnslOn of the devL'loplTlent north of Foothi II Junior High SChooL. It is
['('Quested that Vl:IrillnCes sought by the developer be denied, that
proposals lor develo~;rn('nt be rejected to the extent allowed by law.
cUld tlldt ttle CI ty e~ ArCi.HJla ellJCt stringent hills ide development
Ordinances to be applied to this and future projects.
NAl'lE
AODt1E55
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l';-lj+~J ./1. -_: I rl ' (
2 ~JL('c(Jm~t&
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{k-d .94-1fll- Q:'cJ.e0
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JtJK !~11p ~1J7I)' UI2',{) ,
/6J 7 !~l}1 d~
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rv ~'U--1--
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July 1~'.l84
IPfEl ~ 1 HOJINI
. ,
We request the Planr~!rill..Cof1l1)1J5~1Qf) and the City Council control futher
expansion 01 the devt:iopmcnt north of toothill JUnlor High SchooL It IS
rCQuested that vuri onces sought by thc t1cveloper be denied, that
propos<.1ls for devclo\l::lcnt DC rejectetlto the extent allowe<ll>y law.
anti that the City 0: Arcadia cnact strIngent hillside tlevelopmenl
Ordinances to be 3j;plied to this and future proJects. .
NAM(
ADDRESS
#e,c! ct: ~w-fv.v ,/g/O jlc;/~::;/r1aM Cj)~
'"
J8ro )Jti/.;&~A2& tlzeeu&
(/
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--
July I! 984
..
~!El ~ 1 ~ (o)1Nl
. ,
We request the P1Jn.n1rlq(onlQJJ~~lon and the City Council control futher
'.. expansion or the dev,:loplTlcnt north or Foothill JunIOr High School. It is
requested that vnnllnces sougl\t by the developer be der\lcd, that
proposals for devl'lopiCnt be rejected to the extent allowed by law.
. and that the City c~ Arcadia enact slrlrlyenl hi Ilside development
. Ordinances to be fllJplied to tl,is emu ruture projects.
NAl'll
ADOHESS
.
I 'l21&tJ~,J._1L/PdIIlA) J.J../O '1.l.#rL..<lcl O~i.,,: ()A,.c&dcA-' '1 /ocJ{ .
2 ~~~~ 1.::t35 (,)~Oue:>On('nr:!w- 9LOO<
:I k! ~/~0. (~ 1~1 102Y<j 4atl/ldl1 ;r8:) /J!c, .
4 .1/-L. ,?nJJ(!/v. ,(.f.~ lJ ..JmLd 1:1'1)' ((eLf': ~"'ILVl II tJrc 9100u
5
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tt
JUI~. 1984
~rEl ~ 1 ~ (Q)!Nl
. ,
. We request the PI~JllliillL(OI!l!Jlj1i~J.Qn and the (i ty (ounc II control futher
expans\()n of the dC/elopmcnt norlt\ of Foothill JUf\lor High School. It is
requested that vcrillnceS sought by the developer be denied, that
Dropos,lI~ for develOprnent oc rejected to tile extent alloweC111y law.
and that the City 'ljf Arcadia enact stringent hillside development
On.linanccs to OI'Jppllcd to thiS ana future projects. .
NAM!:
/ rJ' .
t;l~'<-'''{ 8~A'S1(-\.~
/: ( (-t/. J \-t
2 (.' /II1t.Ut/U..- i' Ji It--nSJ
3~:o/
4 .'_ 4d#~
5 A;J~~.t/4/6/?!4
6 /1~/ b( Q.J,;-
0--...-........: . .
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').. C(~~~j'~_ ~~JJ\-<J:(lYv
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10 '/ c?/U-c_~.;..~L~ =-=-_
~fl7J /'7(_.-.0,)
ADDnESS
(w LJIv\Te Or:. /)/2.
J 7 & 'hlu-Iz tidt 12J.
/1'3 zu;Uk ()oj( 11
/73 7~~ [)~ 1J~.
17J $/vt: oM.fA~
~
,
(GO {J/~ Ot1AL
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( J> 2- L0-U cD~ ~
1257 . CcJ(ve (9((.1- [Jt '
,.
I ,-_ . ~ , /I ...., .'-
"
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~
.
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4t
tt
JUlY'" 1984
[P)[El ~ 1 ~ ~~
We rcque~l the pIJI-,nlr.llL(\1!l!!-')I.~~.IQ.n and llle lily CuuncII control futher
expansIOn of tile devdopment north of Foothill JunIOr High School. It is
requested that Vllr~llnceS SOUgtlt by the developer be denied, that
IJropos;11s for development be rejected to the extent allowed by law.
aM thilt the Ctty of ArcadlJ enJct strlnyent hillside developlTlent
Ordinances to be CllJlJllcd to ttllS (Ind future proJects.
NAMl
ADDRESS
17/
I r'p-rJ/ ,I
/1.f'2
I//.~__d~y~. ~-1i..1..6.: .tJ~--v'
~J ' .
.., ')
/'/;. -'I
vI. L"":l'-'I..._;' -r:-
r
~,' ~
2 :.~~~w.:L..L~\:-l. !c...'c~ i
.
,
1[. 'fa} ~''\.)/'A((~I L,-I':. \b <t,
J 6Jt,C~(./ (=f1}8(.(..-.....-1/'
.. ~
. I~ 7"/ tJ ClIt<'JD-r-t ~
(\- . /j, .
4\.~~.!-(\.-<- l...'...<.:> ,. c---l--J~-
......... U
i S' J.,I ~/ {( .(J q (!: a /0 J,!:, ."-,
~
6
I .
II __.
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10
,
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..... . ..
~
.
'--
.
--
'-"
~
. July ~1984
~El ~l ~ (o)1Nl
. '
Wc request the PIC1fJil1nl) CommisSIOn and the City Council control futhcr
'expansion of the development north of ,Foothi 11 Junior High School. It is
.. requested that vnrinnces sought by the developer be denied, that
proposals for develo:)iOcnt be re Jectetl to the extent allowetl'by law.
and that the City d Arcadia enact stringent hillside development
Ordinances to be 2iJplied to this and future projects.
NAME
ADDRESS
? //?/-!7?~t~/J /j?~ Pf;j{::~'J/J (r).~~~
,I /
u '
2 '~J1:Ce'II(Uj1^:Q{)t{;(llJlIQ( '/9~4- /jjJot'r{fl,r{{)cd':J~ '
,:-'J/ / (P -/~. / '. ~ // .fl, /-:?/;D4 .
j ~&1{,<f J_t-::VCf(~/ /S'7 C-e-~'J-Wf V_V'---t~~
- c----~---/ O(//~/~
4/~- /~k- ./
/ / .
/J?
he>~J ?~
,4 ~c/fr:?#
5 ~A7'~ ___.:,.G~":::'..J<:J('_ /'/'$/ c:-e4t....---=--'Z. c&~ _
~'~
6 &~f!J1 ,JlupA "'-,,:(_1'1'1 [1/,,"" Pi. '~\Y
() ""/ /7." 11,
7- Y{t/.)~ f/ / If if ttL !/I' U1---(
J n:
1\ .n I.,
5 / -i "'--"-"'-.\,/ I . L;:____ ((:I:~) !f>I/(.,'~/) (iA,I!S 'A.i:'(~4"~
'Jt . $. 1 /' .
/f/'7 !:rJ'/)!/,',,'/!"fld'J'.,( /!([c'(c!c'a.
'jJ;' /J
l<7lc Cilt# ,11 [t'Li.d{lL~ '
..
...' . ....to ..
#
.
'-
'.' "
4t
,-.
--.
JUIY'1984
/PIEr ~ 1 HOlM
. '
We rCQucst thc PI<lIinln(J Commission ,md the City Council control futher
"'expansion of thc dev-:lopment north of Foothill JunIOr High School. It is
rCQuested thJt vnf"innces souyht by the developer be denied, that
proposals for develor;ment be reJcctcll to the extent allowed by law.
and that the ~Ityor Arcadia enact strinyent hillside development
Ordinances to be applied to this and ruture projects. '
. . I
."1
.'
, '
NAME'!
ADDRESS
Ji
,t? ~ '11/11 (
I .ijJt,Jcr (f /-11)..
!Jc:,~ H(G t-r 1.../11..D uAlis })A ( oJ\7
~' ~:/tLA~ f'a~cl(."je~,..d. c:r!.<-,lo,dh~
I T-
l:t~~d (2-a,4~' /-<;sz\ -=il.".~}ill~~ ()c~~~ 12-" .
-'1 .)Jif.,-L...I.:h./ "t~l"Lo-'~,"' /p") )4A.~-.-t d::d-o!.. -/4.-~
.. . tI .
..' C?,-:;; /:J, <--/1 /" If r; I !--;) "
~ ~~jJ.e(1.. c(lI..J /,1';2 7 J'-ISO{l'.V (~ilc:< yfA'uc
... llid' ~91 . II) . ,
6 Jj~U._LrfJlt., /9?o )fltJf{MJfJ{}eJ1J
. ~ I \..~ ' '
I s:,Jr:/.-f(y~ ,~if) /f:IS ,J2/.tf1/"J) CoL
i .. .
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'. !!' (, -- 1 ~' . tI /1 J f: - / /;/ /1' i l
6 . !~.,-, ,.c,/;.(;:~ j ~ f,~ ./) e....'-'"' (. (,-'.L.(' ,I \ 1/<-;/0...1... .,_.(/ J .:''t~
/) .' f - I 1.-/-
~. l/ I
. ,
(., or - '{" / ;-
';I AJz..../I{(.i'/ A/ /....lC:.("<"'(
I 'r.. -7 ) I '1 [.; \ (.~' ,
_"-/J! r-I(,:-~ i::-;u{'.-f {?:. .J:/P2 ",/':;'..'(.
(j ~
~ () \"
. ,_' ~ L?~\, -\~ ~~c ~ \I;~ S' Y)p \..L>\m\
'i"
.
..,. . "",,- too
.
.
"--
~
-..
JUly 1'" .981
!P'lEl ~ 1 ~ (o)1Nl
We relluest the Pld~J},l!l!l.Corrl!IJi::;~lYD and tile elly Council, conlrol futher
expdnSlO1l 01 the development north of FoothIll Junior High School. It is
. ... requested. that vnrinnces sought by the developer be denied, that
, 1
propo..s~IIS lor <Jevelopmenl Dc rejected to tile extent allowed'by law.
and thilt the City of Arcadia enact stringent hillside development
Ordinances to be applied to thiS and future proJects.
I
NAME '
ADDRESS
de-/ +- &,;l~ t~ t3,-~ /9 7-S- .;/v~;-~,. AA:; /4: It?<- d.t:c:.-L
~'k> /?'-7{: P:r~A~j deL z{ /Jt.-d'u,
v
., ./ ~
J -:9~:22-~t/Z ,1/,1-/ ~ ?1i(;/t7;Cl~)/9,f$tijJ!.'''--&/';'ll" dE(
~ . ~ ~ -
L,d;~ ~ ~!.{'-t.;'r. \--/{i/ff /froy I<<r.;HY~I/ aI-Ie;
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