HomeMy WebLinkAboutItem 08a - Appeal of New Two-Story Home at 1225 Oaklawn Road
DATE: April 4, 2023
TO: Honorable Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director
Lisa Flores, Deputy Development Services Director
Prepared By: Fiona Graham, Planning Services Manager
SUBJECT: RESOLUTION NO. 7477 APPROVING APPEAL NO. 22-06 AND THE
REVISED PROJECT FOR A NEW TWO-STORY, TRADITIONAL SINGLE-
FAMILY HOUSE AT 1225 OAKLAWN ROAD
CEQA: Exempt
Recommendation: Adopt
SUMMARY
The Appellant, Alex Hou (Agent for the Property Owner – 800 Hampton, LLC), appealed
the Planning Commission’s denial of a new 6,138 square foot, two-story, Cape Cod
residence with an attached four-car garage, and several covered porches totaling 1,075
square feet, located at 1225 Oaklawn Road (“Project”). At the February 21, 2023, City
Council hearing, the City Council voted unanimously to continue the public hearing for 42
days to allow the property owner time to work with the Architectural Review Board (“ARB”)
and neighboring property owners, and to bring this item back to the April 4, 2023, meeting.
The Appellant has since met with the neighbors and ARB Chair, revised the plans,
changed the architectural style from Cape Cod to Traditional, reduced the overall size of
the second floor and resituated it toward the rear of the house, and lowered the roof
pitches. The revised project now consists of a new 6,090 square foot, two-story
Traditional residence with an attached four-car garage, and several porches totaling 957
square feet. The neighbors and the ARB Chair all found the proposed changes to be
acceptable. Therefore, it recommended that the City Council adopt Resolution No. 7477
(refer to Attachment No. 1), thereby approving the appeal and the revised project.
Resolution No. 7477 – Appeal No. 22-06
April 4, 2023
Page 2 of 10
BACKGROUND
The Project was originally approved by the Santa Anita Oaks Architectural Review Board
(“ARB”) on a 3-2 vote on September 13, 2022. On September 26, 2022, the first appeal
was originally filed by seven of the nearby property owners requesting that the Planning
Commission overturn the ARB approval of the new house. The appeal was heard before
the Planning Commission on November 22, 2022. After the public hearing, several
Planning Commissioners determined that they could not make some of the required
findings because they found the house not to be harmonious with the neighborhood; that
the mass and scale of the house were inconsistent with the neighborhood; that the house
was much larger than the average home along the street, and that the second story was
not sufficiently pushed back per the City’s Single-Family Design Guidelines. Therefore,
the Planning Commission voted 3-2 to approve the appeal and deny the home – refer to
Exhibit No. 3 of Attachment No. 5 for the Planning Commission Minutes and Exhibit No.
4 of Attachment No. 5 for the Planning Commission Staff Report.
On December 22, 2022, within the 10-day appeal period, the Appellant, Alex Hou on
behalf of the property owner, filed an appeal of the Planning Commission’s decision to
deny the new two-story home (refer to Exhibit No. 2 of Attachment No. 5). The Appellant
objected to the Planning Commission’s decision and stated that the findings made were
incorrect. The Appellant stated that the project is consistent with the Single-Family
Residential Design Guidelines including form, mass, architectural style, height,
articulation, and façade details. The Appellant also stated that the home is compatible
with the surrounding neighborhood as there are larger homes along the street, including
a newly-approved home at 1311 Oaklawn Road with a similar Floor Area Ratio (“FAR”),
and 10 other two-story homes in the vicinity. Furthermore, the Appellant has stated that
the home has been designed to minimize the appearance of it being a two-story house,
hiding the visibility of the mass from the street.
On February 21, 2023, the City Council considered the appeal and discussed the merits
and issues regarding the design of the house and the surrounding neighborhood. Two
Council Members were in support of the home as designed, while two other Council
Members expressed concerns regarding the mass and scale of the home and a lack of
neighborhood compatibility. Following the public hearing, the City Council voted
unanimously to continue the public hearing for 42 days to allow the property owner time
to work with the ARB and the neighboring property owners, and to bring this item back to
the April 4, 2023, meeting - refer to Attachment No. 3 for an excerpt of the City Council
Minutes from the February 21, 2023, meeting. Additionally, for the original Staff Report
and attachments, please see Attachment No. 5.
DISCUSSION
The Appellant and the Project Architect met three times with neighboring property owner
Shirley Chi and ARB Chair Tom Walker -- March 9, 2023, March 21, 2023, and March 27,
2023 -- to discuss the Project and potential changes to the design (refer to Attachment
Resolution No. 7477 – Appeal No. 22-06
April 4, 2023
Page 3 of 10
No. 2 for the Appellant’s meeting notes). Neighboring property owner Jill Hisey also
attended the March 9 and 27 meetings. All neighbors who expressed their opposition to
the project were invited to the discussions. As a result of those meetings, the Appellant
agreed to make the following changes to the Project:
• Change the architectural style from Cape Cod to Traditional.
• Modify the roof pitch of the house’s front facade and front porches from 10:12 to
7:12, thereby lowering the height of the front of the house from 26’-6” to 21’-6”, and
the front covered porches from approximately 16’-6” to approximately 15’-3”.
• Move the second floor further back from the front of the house, which was originally
set back 63’-8” from the front property line. With these changes, the second floor
will be set back 85’-1”, which is approximately 22’-0” further to the rear.
• Reduce the second floor from 2,091 square feet to 1,875 square feet; a 216 square
foot reduction.
• Lower the maximum building height for the house from 26’-6” to 25’-6”.
The table below provides a comparison between the original design and the revised
design:
Development Standards Original Design Revised Design
Floor Area Ratio 6,798 square feet maximum (32%) 6,470 square feet 6,526 square feet*
Lot Coverage 7,435 square feet(35%) 6,078 square feet 6,276 square feet
Setbacks:
Front
Side
Rear
50’ minimum (average of adjacent
lots)
10’-3” (1st floor)
20’-7” (2nd floor)
35’ (1st floor)
35’ (2nd floor)
55’-5”
63’-8” (2nd floor)
11’ (north)
10’-4” (south)
22’-1” (north)
26’-6” (south)
59’-7”
63’-8”
55’-5”
85’-1” (2nd floor)
10’-3” (north)
10’-3” (south)
21’-3” (north)
35’-5” (south)
59’-9” (1st floor)
64’-2” (2nd floor)
Height 30’ maximum 26’-6” 25’-6”
*The actual square footage of the revised home is 6,090 square feet, but the
Floor Area Ratio (FAR) exceeds this number due to high ceiling areas and a
portion of the garage area which are counted in FAR.
Resolution No. 7477 – Appeal No. 22-06
April 4, 2023
Page 4 of 10
Some of other changes that were made to house include:
• The four-car garage was rearranged to a three-car garage and a one-car garage.
• The first-floor square footage increased from 4,047 square feet to 4,215 square
feet.
• The overall Floor Area Ratio of the house increased from 6,470 square feet
(30.5%) to 6,526 square feet (30.7%). The proposed FAR of 30.7% remains below
the maximum allowed of 6,798 square feet (32%). As noted in the table above, the
actual square footage of the home is less than this, but additional high ceiling areas
and garage area leads to a higher FAR number.
• Lot coverage increased from 6,078 square feet (28.6%) to 6,267 square feet
(29.5%), (maximum lot coverage is 7,435 square feet – 35%).
Figures 1 and 2, below provide a comparison between the original and updated front
elevations. Refer to Attachment No. 2 for the full set of updated architectural plans.
Figure 1: Previous front façade design
Figure 2: Updated front façade design
Resolution No. 7477 – Appeal No. 22-06
April 4, 2023
Page 5 of 10
The revised architectural style (Traditional) has a more modest front façade, which is in
keeping with nearby Ranch style houses. The house now has a more horizontal rather
than vertical appearance, better reflecting the dominant form of neighboring single-story
Ranch houses. The revised design also has features that are shared with many of the
neighboring homes, including siding, wainscotting, and use of concrete roof tiles, which
will help the home blend into the neighborhood. With respect to the massing of the
proposed house, the second story has been stepped back from the front and sides of the
proposed first story and is not visually dominant. The visual massing of the home is
minimized by setting the second floor back 29’-8” from the front of the first floor and
incorporating a 35’-5” side setback on the second story’s southern facade. The home also
contains significant articulation, particularly on the second story, which reduces the
massing of the home and preserves the privacy of neighboring properties.
As for the building height, the proposed home will be 25’-6” high, which is less than the
maximum allowed of 30’. Oaklawn Road slopes from north-to-south, creating a change in
grade between properties of around four feet. This change in grade emphasizes the
height difference between the proposed two-story home and the existing one-story
homes, particularly to the south; however, the visibility of the height difference is lessened
by the significant second story setback of 35’-5” along the southern facade. The proposed
height is consistent with other two-story houses along the street. The most significant
difference is the visible roof slope that is 7:12. Ranch house roofs typically have a shallow
pitch with a 3:12 or 4:12 slope, which emphasizes the low-horizontal nature of that
architectural style. Notwithstanding the 7:12 visible roof slope, the home has a strong
horizontal appearance, and the second story is similar in scale to other two-story homes
in the immediate vicinity.
The proposed front yard landscaping, which has not changed from the previous design,
will include a new circular driveway and a paved walkway. The three existing mature oak
trees will remain, while the new turf, mulch, and plants will be installed underneath and
around the driplines of those oak trees. New plantings are proposed along both sides and
the rear property boundary. None of the protected trees will be removed and a Protected
Tree Encroachment Permit will be required for the three oak trees in the front yard.
Additionally, the Appellant has provided an updated Arborist’s report for the subject site
that considers all the changes to the revised building’s footprint and the second floor, and
the current health of the three affected oak trees in the front yard. Based on the Certified
Arborist’s review, the health of those trees remains the same and no additional protection
measures are proposed - refer to Attachment No. 4 for the updated Arborist’s report.
It is recommended that the City Council approve the Appeal and the revised project,
subject to the following conditions:
1. The project shall be developed and maintained by the Property Owner/Applicant
in a manner that is consistent with the plans submitted for a new, two-story single-
Resolution No. 7477 – Appeal No. 22-06
April 4, 2023
Page 6 of 10
family residence at 1225 Oaklawn Road, subject to the satisfaction of the Deputy
Development Services Director or designee.
2. The front yard pilasters shall not have lights incorporated on or within them. The
Applicant/Property Owner shall provide a detail of the pilasters, which has been
approved by the ARB, as part of the building plan check submission.
3. Any pool on the subject property will not include a spillway or any water feature.
Pool equipment is to be setback no less than 13 feet from the rear property line.
4. No landscaping within the vehicle visibility area shall exceed three feet in height.
5. The project shall comply with the City’s Water Efficient Landscaping Ordinance
(“WELO”). The Property Owner/Applicant shall submit landscaping plans and all
WELO documentation with the building plans for plan check in Building Services.
6. Prior to issuance of a Certificate of Occupancy, the Property Owner/Applicant shall
plant tall, mature hedges along the perimeter of the property along the north and
south side yard areas. The species and box size shall be indicated on the
landscape plan submitted for building plan check and shall be to the satisfaction
of the Deputy Development Services Director or designee. The hedges shall be at
least eight feet tall prior to the issuance of a Certificate of Occupancy.
7. The Property Owner/Applicant shall file a Protected Tree Permit application with
the City within 45 days of this approval and the Property Owner/Applicant shall
comply with all the recommended measures and conditions of approval imposed
by the Certified Arborist that prepared the report and the City to ensure no portion
of the proposed development will harm the healthy protected trees. If any of the
protected trees do not survive as a result of this development, the City may require
a large mature oak tree(s) to replace any failed existing tree, prior to issuance of a
Certificate of Occupancy. The size and location shall be determined by the Deputy
Development Services Director, or designee, and the City’s Certified Arborist.
8. To the maximum extent permitted by law, the Applicant must defend, indemnify,
and hold the City, any departments, agencies, divisions, boards, and/or
commissions of the City, and its elected officials, officers, contractors serving as
City officials, agents, employees, and attorneys of the City (“Indemnitees”)
harmless from liability for damages and/or claims, actions, or proceedings for
damages for personal injuries, including death, and claims for property damage,
and with respect to all other actions and liabilities for damages caused or alleged
to have been caused by reason of the Applicant’s activities in connection with the
new Cape Cod house (“Project”) on the Project site, and which may arise from the
direct or indirect operations of the Applicant or those of the Applicant’s contractors,
agents, tenants, employees or any other persons acting on Applicant’s behalf,
which relate to the development and/or construction of the project. This indemnity
Resolution No. 7477 – Appeal No. 22-06
April 4, 2023
Page 7 of 10
provision applies to all damages and claims, actions, or proceedings for damages,
as described above, regardless of whether the City prepared, supplied, or
approved the plans, specifications, or other documents for the project.
In the event of any legal action challenging the validity, applicability, or
interpretation of any provision of this approval, or any other supporting document
relating to the project, the City will promptly notify the Applicant of the claim, action,
or proceedings and will fully cooperate in the defense of the matter. Once notified,
the Applicant must indemnify, defend and hold harmless the Indemnitees, and
each of them, with respect to all liability, costs and expenses incurred by, and/or
awarded against, the City or any of the Indemnitees in relation to such action.
Within 15 days’ notice from the City of any such action, the Applicant shall provide
to City a cash deposit to cover legal fees, costs, and expenses incurred by City in
connection with defense of any legal action in an initial amount to be reasonably
determined by the City Attorney. The City may draw funds from the deposit for
such fees, costs, and expenses. Within five business days of each and every
notice from the City that the deposit has fallen below the initial amount, the
Applicant shall replenish the deposit each and every time in order for the City’s
legal team to continue working on the matter. The City shall only refund to the
Developer any unexpended funds from the deposit within 30 days of: (i) a final,
non-appealable decision by a court of competent jurisdiction resolving the legal
action; or (ii) full and complete settlement of legal action. The City shall have the
right to select legal counsel of its choice that the Applicant reasonably approves.
The parties hereby agree to cooperate in defending such action. The City will not
voluntarily assist in any such third-party challenge(s) or take any position adverse
to the Applicant in connection with such third-party challenge(s). In consideration
for approval of the project, this condition shall remain in effect if the entitlement(s)
related to this project is rescinded or revoked whether at the request of the
Applicant, or not.
9. Approval of the house shall not be of effect unless the Property Owner/Applicant
has executed and filed the Acceptance Form with the City on or before 30 calendar
days after the Planning Commission has denied the appeal. The Acceptance Form
is to indicate awareness and acceptance of the conditions of approval.
FINDINGS
Section 9107.19.050 of the Development Code requires that the Review Authority may
approve a Site Plan and Design Review application, only if it first makes all the following
findings:
1. The proposed development will be in compliance with all applicable
development standards and regulations in the Development Code.
Resolution No. 7477 – Appeal No. 22-06
April 4, 2023
Page 8 of 10
Facts to Support This Finding: The subject site is zoned R-0, Very-Low Density
Residential Zone, which allows for the development of a single-family residence.
The new two-story house will not change the use or density allowed in this zone
and meets all the development standards and required regulations, including but
not limited to setbacks, height, and floor area ratio. Therefore, the new
development will be in compliance with all the applicable standards and regulations
in the Development Code.
2. The proposed development will be consistent with the objectives and
standards of the applicable Design Guidelines.
Facts to Support This Finding: The proposed two-story house will be consistent
with the objectives and standards of the City’s Single-Family Residential Design
Guidelines. The overall mass and scale of the Project will be compatible with the
other homes in neighborhood, which is comprised of one and two-story homes,
and the Traditional style residence will blend with the immediate homes that
consists of Ranch style homes. The placement of the second floor was re-designed
to be set further back from the front of the house to help mitigate the mass, and
the three very large existing oak trees in the front yard will help screen and soften
the mass of the house from the street. Therefore, the proposed development
meets the intent of this finding.
3. The proposed development will be compatible in terms of scale and
aesthetic design with surrounding properties and developments.
Facts to Support This Finding: The new two-story house will be compatible with
the character of the neighborhood in terms of the architectural design, since the
subject site is in a residential neighborhood that is comprised of Ranch and various
other architectural styles including French, Traditional/Colonial, and Tudor. The
Traditional-style house is consistent with the City’s Design Guidelines in terms of
form, roof, articulation, and design features and details. The architectural design,
overall articulation, extensive front yard landscaping including retention of three
large existing oak trees, and large second story setbacks help minimize the scale,
soften the appearance of the home, and allow for consistency with the
neighborhood. Therefore, the proposed project meets the intent of this finding.
4. The proposed development will have an adequate and efficient site layout in
terms of access, vehicular circulation, parking and landscaping.
Facts to Support This Finding: The circular driveway will provide adequate
access to the garages along the northern side of the home. Parking will be easily
accessible from the new driveway and vehicles will be able to maneuver
adequately. The proposed landscaping will not encroach into the visibility area at
the street and driveway since the hedges can be maintained at a height of three
feet or less, in compliance with the Municipal Code.
Resolution No. 7477 – Appeal No. 22-06
April 4, 2023
Page 9 of 10
5. The proposed development will be in compliance with all of the applicable
criteria identified in Subparagraph 9107.19.040.C.5 for a Site Plan and Design
Review application.
Facts to Support This Finding: The proposed project will be in compliance with
all the applicable criteria set forth in Subparagraph 9107.19.040.C.5, including all
other applicable sections of the Development Code, and the City’s Single-Family
Residential Design Guidelines as the proposed home will have an appropriate
mass, scale, and design that fits in with the other homes in the immediate vicinity.
The site layout and design are harmonious with the neighborhood as the proposed
home meets or exceeds all required setbacks. The visual mass of the home is
softened by pushing the second story back 29’-8” from the ground floor. Large
second story setbacks on the southern façade and use of clerestory windows will
limit any overlooking, or privacy issues with the adjacent property to the south.
Extensive new landscaping throughout will complement the home and provide
additional screening along both side and rear property lines. The driveway for the
site is designed to provide efficient and safe access to the residents and neighbors.
No major impacts on- or off-site are expected from this project. Therefore, the
proposed house meets the intent of this finding.
For the reasons stated above, it is recommended that the City Council approve the project
and thereby overturn the decision of the Planning Commission to deny the proposed two-
story home at 1225 Oaklawn Road.
ENVIRONMENTAL ANALYSIS
The proposed project qualifies as a Class 3 Categorical Exemption per the provisions of
the California Environmental Quality Act (“CEQA”) pursuant to Section 15303(a) of the
CEQA Guidelines for the construction of a new single-family home - refer to Attachment
No. 6 for the Preliminary Exemption Assessment.
PUBLIC NOTICE/COMMENTS
Public hearing notices for this item were mailed on February 9, 2023, to the property
owners located within 300 feet of the subject property. The public hearing notice was
published in the Arcadia Weekly on February 9, 2023. At the February 21, 2023, City
Council Meeting, the City Council continued the public hearing to April 4, 2023. No
additional noticing was required. Staff received three written comments and a petition
prior to the February 21, 2023, public hearing. No additional public comments have been
received as of Thursday, March 30, 2023.
FISCAL IMPACT
Any decision on the appeal would have no significant fiscal impact.
Resolution No. 7477 – Appeal No. 22-06
April 4, 2023
Page 10 of 10
RECOMMENDATION
It is recommended that the City Council adopt Resolution No. 7477 approving Appeal No.
22-06 and the revised project for a new two-story, single-family house with a Categorical
Exemption under the California Environmental Quality Act (“CEQA”) at 1225 Oaklawn
Road, subject to the conditions of approval listed above.
Attachment No. 1 Resolution No. 7477
Attachment No. 2 Revised Architectural Plans and Appellant notes from March 9, 2023,
and March 21, 2023, meetings
Attachment No. 3 Excerpt of City Council Minutes from the February 21, 2023 Meeting
Attachment No. 4 Updated Arborist report, dated March 27, 2023
Attachment No. 5 City Council Staff Report, dated February 21, 2023, and late public
comments.
Exhibit No. 1 Resolution No. 7477 (updated for April 4, 2023, City
Council Meeting)
Exhibit No. 2 Appeal Application and Letter, dated December 22,
2022
Exhibit No. 3 Planning Commission Minutes for the November 22,
2022, Meeting
Exhibit No. 4 Planning Commission Staff Report, dated November
22, 2022, can be found in the hyperlink below:
https://cms9files.revize.com/arcadia/11-22-
22%20PC%20Agenda%20Packet.pdf
Exhibit No. 5 Architectural Plans that were approved by the Santa
Anita Oaks Architectural Review Board
Exhibit No. 6 Public comment
Exhibit No. 7 Preliminary Exemption Assessment (original project)
Attachment No. 6 Preliminary Exemption Assessment
Attachment No. 1
Attachment No. 1
Resolution No. 7477
1
RESOLUTION NO. 7477
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA,
CALIFORNIA, APPROVING APPEAL NO. 22-06 AND THE
REVISED PROJECT FOR A NEW TWO-STORY,
TRADITIONAL SINGLE-FAMILY HOUSE AT 1225 OAKLAWN ROAD
WHEREAS, on January 10, 2022, a Regular Review Application was filed with the
Santa Anita Oaks Architectural Review Board (“ARB”) by Philip Chan on behalf of the
property owner, 800 Hampton LLC, for the Project; and
WHEREAS, on July 21, 2022, the Santa Anita Oaks ARB held a duly noticed public
hearing on the Project. Four (4) neighbors attended the meeting, expressing concerns
that the mass, scale and architectural style of the house were inconsistent with the
neighborhood, that the house would create privacy issues for the adjacent property to the
south – 1215 Oaklawn Road, and that the Findings could not be made. The ARB
continued the hearing to allow the architect to make the necessary changes to the project;
and
WHEREAS, on September 13, 2022, the Santa Anita Oaks ARB held a second
hearing and after reviewing the revised plans and the neighbors’ concerns, the ARB
conditionally approved the new home with a 3-2 vote on the basis that the proposed
project is consistent with the City’s Single Family Residential Design Guidelines and that
the project complies with all the regulations; and
WHEREAS, on September 26, within the 10-day appeal period, the Project was
appealed by Shirly Chi (owner of 1215 Oaklawn Road), Jill and Steve Hisey (owners of
515 Arbolada Drive), Feizhi Chen and Angela P. Lin (owners of 521 Arbolada Drive), Dr.
Gary and Karen Jacobsen (owners of 1201 Oaklawn Road), Maurice and Beverly Stewart
(owners of 1212 Oaklawn Road), Drs. Hymavathi and Narandranath Reddy (owners of
2
1220 Oaklawn Road), and Dr. David and Keppie Sullivan (owners of 1320 Oaklawn Road)
appealing the ARB approval of the Project; and
WHEREAS, on November 9, 2022, Planning Services completed an
environmental assessment for the proposed project in accordance with the California
Environmental Quality Act (“CEQA”) and recommended that the Planning Commission
determine that the proposed project qualifies as a Class 3 Categorical Exemption under
CEQA pursuant to Section 15303(a) of the CEQA Guidelines for the construction of a
single-family home; and
WHEREAS, on November 22, 2022, a duly noticed public hearing was held before
the Planning Commission on said appeal, at which time all interested persons were given
full opportunity to be heard and to present evidence; and
WHEREAS, following consideration of all testimony and evidence including staff
reports and attachments, the Planning Commission overturned the Homeowners’
Association approval and approved Homeowners’ Association Appeal No. HOA 22-05
with a 3-2 vote on the basis that the Project was not consistent with the Single-Family
Residential Design Guidelines in terms of mass, scale, and overall design and that they
could not make three of the five required findings. The Planning Commission directed
Staff to prepare a Resolution incorporating the Planning Commission’s findings for the
Project; and
WHEREAS, on December 13, 2022, the Planning Commission approved Planning
Commission Resolution No. 2111, which incorporated the Planning Commission’s
findings for the Project; and
3
WHEREAS, on December 22, 2022, within the 10-day appeal period, the denial of
the Project was appealed by Alex Hou (“Appellant”) on behalf of the property owner, 800
Hampton LLC, appealing the Planning Commission’s decision; and
WHEREAS, on February 21, 2023, a duly noticed public hearing was held by the
City Council, to consider the appeal, at which time all interested persons were given full
opportunity to be heard and to present evidence; and
WHEREAS, the City Council considered the ARB Findings and Action Report,
Planning Commission staff report, the City Council staff report, attachments, and all
evidence and testimony presented at the public hearing and voted unanimously to
continue the item to April 4, 2023; and
WHEREAS, on April 4, 2024, the City Council continued discussion on the Project
and considered the updated architectural plans and all evidence and testimony
presented.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA,
CALIFORNIA, HEREBY RESOLVES AS FOLLOWS:
SECTION 1. The factual data submitted by the Community Development Division
in the staff report dated February 21, 2023 and April 4, 2023, are true and correct.
SECTION 2. The City Council finds, based upon the entire record, pursuant to
Section 9107.19.050 of the Arcadia Development Code, all of the following findings can
be made.
1. The proposed development will be in compliance with all applicable
development standards and regulations in the Development Code.
4
FACT: The subject site is zoned R-0, Very-Low Density Residential Zone, which
allows for the development of a single-family residence. The new two-story house will not
change the use or density allowed in this zone and meets all the development standards
and required regulations, including but not limited to setbacks, height, and floor area ratio.
Therefore, the new development will be in compliance with all the applicable standards
and regulations in the Development Code.
2. The proposed development will be consistent with the objectives and
standards of the applicable Design Guidelines.
FACT: The proposed two-story house will be consistent with the objectives and
standards of the City’s Single-Family Residential Design Guidelines. The overall mass
and scale of the Project will be compatible with the other homes in neighborhood, which
is comprised of one and two-story homes, and the Traditional style residence will blend
with the immediate homes that consists of Ranch style homes. The placement of the
second floor was re-designed to be set further back from the front of the house to help
mitigate the mass, and the three very large existing oak trees in the front yard will help
screen and soften the mass of the house from the street. Therefore, the proposed
development meets the intent of this finding.
3. The proposed development will be compatible in terms of scale and
aesthetic design with surrounding properties and developments.
FACT: The new two-story house will be compatible with the character of the
neighborhood in terms of the architectural design, since the subject site is in a residential
neighborhood that is comprised of Ranch and various other architectural styles including
French, Traditional/Colonial, and Tudor. The Traditional-style house is consistent with the
5
City’s Design Guidelines in terms of form, roof, articulation, and design features and
details. The architectural design, overall articulation, extensive front yard landscaping
including retention of three large existing oak trees, and large second story setbacks help
minimize the scale, soften the appearance of the home, and allow for consistency with
the neighborhood. Therefore, the proposed project meets the intent of this finding.
4. The proposed development will have an adequate and efficient site layout
in terms of access, vehicular circulation, parking and landscaping.
FACT: The circular driveway will provide adequate access to the garages along
the northern side of the home. Parking will be easily accessible from the new driveway
and vehicles will be able to maneuver adequately. The proposed landscaping will not
encroach into the visibility area at the street and driveway since the hedges can be
maintained at a height of three feet or less, in compliance with the Municipal Code.
5. The proposed development will be in compliance with all of the applicable
criteria identified in Subparagraph 9107.19.040.C.5 for a Site Plan and Design Review
application.
FACT: The proposed project will be in compliance with all the applicable criteria set
forth in Subparagraph 9107.19.040.C.5, including all other applicable sections of the
Development Code, and the City’s Single-Family Residential Design Guidelines as the
proposed home will have an appropriate mass, scale, and design that fits in with the other
homes in the immediate vicinity. The site layout and design are harmonious with the
neighborhood as the proposed home meets or exceeds all required setbacks. The visual
mass of the home is softened by pushing the second story back 29’-8” from the ground
floor. Large second story setbacks on the southern façade and use of clerestory windows
6
will limit any overlooking, or privacy issues with the adjacent property to the south.
Extensive new landscaping throughout will complement the home and provide additional
screening along both side and rear property lines. The driveway for the site is designed to
provide efficient and safe access to the residents and neighbors. No major impacts on- or
off-site are expected from this project. Therefore, the proposed house meets the intent of
this finding.
SECTION 3. Pursuant to the provisions of the California Environmental Quality
Act (“CEQA”), this Project is a Class 3 Categorical Exemption for the construction of a new
single-family home per Section 15303(a) of the CEQA Guidelines.
SECTION 4. For the foregoing reasons, the City Council determines that the
Project is Categorically Exempt under the California Environmental Quality Act (“CEQA”)
Section 15303(a), Class 3, and approves the appeal, and the revised project for a new,
two-story, traditional style residence at 1225 Oaklawn Road, subject to the conditions of
approval attached hereto.
SECTION 5. The City Clerk shall certify to the adoption of this Resolution.
[SIGNATURES ON NEXT PAGE]
Attachment No. 2
Attachment No. 2
Revised Architectural Plans and Appellant
notes from March 9, 2023, March 21,
2023 meetings
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3/9/2023 1st zoom meeting: Attendance: Tom Walker (HOA chair), Shirley Chi (neighbor), Jill Hisey
(neighbor)Philip Chan and Jack Ng (applicant)
x We went over some of the concerns from the neighbors.
x We went over how we can revise the plan to address some of the concerns.
x We explained to Jill that all her concerns have already been address:
o No pool equipment within the 10’ of rear property.
o No Planting within the 10’ of rear property
o Add a fence along the rear, offset 10’ from rear property line
o No waterfall features for the swimming pool
3/21/2023-
Attendance: Tom Walker (HOA chair), Shirley Chi (neighbor), Philip Chan and Jack Ng (applicant)
Summary: 2nd zoom meeting- went over the changes we made. It seems like the neighbor welcomed
some of the changes made. However, Tom and Shirley made additional requests/ comments.
x The southeast corner of the building is setback approx 5’. A 2
nd change made after the
zoom meeting to set the building back an additional 5’ (total of 10’ pushback)
Change #1- 5’ setback:
Change #2 10’-2“ setback:
Request: Shirley requested if we could push an additional 5’ on the south east corner of
the 2nd floor, totaling 10’. Changes made.
x Approximately 675sf of massing has been removed at the front and southeast corner.
See yellow area.
The blue area is where the massing has been relocated. Approximately 283sf.
x 2nd floor living area reduced approximately 220 sf
x Elevation change
Change #1:
-building height at the front portion reduced by 4’
-Width of the 2nd flr roofing has been shortened, made narrower.
- Roof pitch has been reduced from 10:12 to 8:12
-Large gable has been removed to reduce massing. Gable made smaller.
-Styling revised from cape cod to traditional.
Change #2:
-Tom asked if we could lower the pitch even more. We revised roof pitched from 10:12
to 8:12 and then to 7:12
-As a result, the over height reduced by another 1’…..totaling a 5’ reduction of building
height
-Shirley asked if we could relocate the chimney. We reduced the height of the chimney
instead.
-The main building reduced by 6”…… from 26’-6’ to 25’-6”
-Massing along the south and front has been reduced to minimize the impact.
Attachment No. 3
Attachment No. 3
Excerpt of City Council Minutes for the
February 21, 2023 Meeting
2 02-21-2023
7.PRESENTATIONS
Helen Romero-Shaw, Public Affairs Manager with the Southern California Gas Company,
appeared and provided information regarding the current increase in natural gas bills; she
indicated that rates are coming down and the California Public Utilities Commission approved the
Accelerated Public Climate Credit that will be applied to upcoming bills; she provided options to
aid in lowering heating cost during these cold months and shared assistance programs for income
qualified customers, bill assistance and forgiveness, home improvement assistance, and level
paying options, all available on the Southern California Gas Company website.
a. Presentation of Mayor’s Certificates to the Arcadia High School Constitution Team for
placing first at the Southern California regional competition.
This item was moved to the March 7, 2023, City Council Meeting.
8. PUBLIC HEARING
a. Direct the Los Angeles County Agricultural Commissioner to abate nuisances upon
those properties located in the City of Arcadia and approve the annual Weed
Abatement Property List.
CEQA: Not a Project
Recommended Action: Approve
City Manager Lazzaretto presented the Staff Report.
Mayor Cheng opened the public hearing.
No one appeared.
Mayor Cheng closed the public hearing.
It was moved by Mayor Pro Tem Verlato, seconded by Council Member Cao, and carried on a
roll call vote to confirm the Los Angeles County Agricultural Commissioner’s Weed Abatement
Charges and order the County Auditor to enter the amounts of the assessment against the subject
properties as they appear on the current assessment roll.
AYES: Verlato, Cao, Kwan, Wang and Cheng
NOES: None
ABSENT: None
b. Resolution No. 7477 approving Appeal No. 22-06, overturning the Planning
Commission’s denial of a new, two-story, cape cod style single-family home with a
categorical exemption under the California Environmental Quality Act (“CEQA”) at
1225 Oaklawn Road.
CEQA: Exempt
Recommended Action: Adopt
Planning Services Manager Graham presented the Staff Report.
Mayor Cheng opened the public hearing and requested that any speakers in opposition state what
could be changed about the project to alleviate their concerns.
3 02-21-2023
Susan Hou, the Appellant and owner of 1225 Oaklawn, appeared and shared that she has been
living in Arcadia for 30 years and would like to enjoy her new home.
Johnny Hou, the Appellant’s son, appeared and indicated that his parents migrated from Taiwan
and worked hard for their home, and he would like his parents to have a larger home that they
may enjoy with their grandchildren.
Philip Chan, the project architect for the Appellant, appeared and made a presentation on the
project. He commented on similar styled homes that have been approved on the same street; he
indicated that they have changed the style and layout of the home to meet the requests of the
Santa Anita Oaks Architectural Review Board (ARB) and came up with the traditional Cape Cod
style that has been presented.
In response to Mayor Pro Tem Verlato’s question about the Appellant’s desire for a two-story
home, Mr. Hou explained that his parents wanted to maintain a large back yard space and chose
a two-story design over a larger one-story layout.
Sara Etemadi, legal counsel for the Appellant, indicated that her clients have exceeded the design
requirements and requests from the ARB in terms of the home’s setback, visually reducing the
dominance of the second story, and shrinking the maximum allowable floor area ratio by changing
the design of the project.
Dr. Shirley Chi, an Arcadia resident, appeared and noted that the appellant’s home is owned by
800 Hampton LLC., which is an investment entity; she indicated that she would be in support of
the project if the second story was set back more.
Jill Hisey, an Arcadia resident, appeared and noted that the subject project has started
encroaching on the easement behind the property. She indicated her concerns that the second
story will overlook her property and reduce her privacy and enjoyment of her backyard.
In response to Mayor Cheng’s inquiry, Ms. Hisey stated that she would like the Appellant to
reinstall the fence around the easement area and not encroach on their property. She also noted
that the subject property has been vacant for 2 years.
Karen Jacobson, an Arcadia resident, appeared and indicated that she would be in support of the
project if the second story was set back further.
Kevin Lai, Managing Director of CaliLand Engineering, Inc. and retained by Dr. Chi, appeared
and stated that the two-story proposed project is not compatible with the neighborhood. He asked
the City Council to vote in opposition of the project and proposed the Appellant build a single-
story dwelling.
Pete Olsen, an Arcadia resident and former president of the Homeowners Association and
member on the ARB, appeared and explained he is in support of the Planning Commission’s
decision to deny the project.
David Sullivan, an Arcadia resident, appeared and shared his opposition to the project. Mr.
Sullivan indicated that the proposed home is not harmonious with neighboring homes and urged
the City Council to concur with the decision of the Planning Commission.
Tom Walker, an Arcadia resident and member of the Santa Anita Oaks ARB, appeared and noted
his opposition to the project due to the incompatibility of the project and the existing neighborhood.
4 02-21-2023
In response to an inquiry from City Manager Lazzaretto regarding the ARB’s discussion of the
project, Mr. Walker indicated that there was a split on the ARB, but the Board ultimately approved
the project with stipulated conditions.
Annette Wheat, an Arcadia resident and current President of the Santa Anita Oaks Homeowners
Association, appeared and explained her opposition to the project.
Public comment concluded and Mayor Cheng invited the Appellant to respond to any of the
questions or concerns raised by the various speakers.
In response to Mayor Cheng, Philip Chan noted that the homeowner has been willing to make
changes to the design and remains such with any additional feedback from the City Council.
In response to Mayor Pro Tem Verlato’s comments, Mr. Chan explained that he has repeatedly
redesigned this project to meet guidelines and the requested changes from the ARB; and he
indicated that he hopes to find a happy medium for the property owners and the neighborhood.
In response to Council Member Kwan, Ms. Hou explained that she would prefer a 2-story home
rather than a larger single story. She also noted that the property is owned by an LLC as they had
a previous home under an LLC, and when they decided to sell that home they had to do a 1031
Exchange; therefore the home was put under the LLC.
Mayor Cheng closed the public hearing.
After City Council discussion, a motion was made by Council Member Cao and seconded by
Council Member Kwan to table the public hearing for 42 days to allow the property owner time to
work with the ARB on finding acceptable compromises and to bring back the item on the first City
Council meeting in April. The motion passed on the following roll call vote:
AYES: Cao, Verlato, Kwan, Wang, and Cheng
NOES: None
ABSENT: None
City Attorney Maurer noted that with City Council’s action on this item tonight, it serves as a
continuation of the item. He noted that since the Public Hearing was closed at this meeting, the
Mayor can choose to reopen the Public Hearing at the April 4, 2023, City Council Meeting, if
desired, or not.
c. Resolution No. 7479 updating the City’s Business License fees to reflect the changes
in the Consumer Price Index (“CPI”) for 2023.
CEQA: Not a Project
Recommended Action Adopt
Acting Business License Officer Smith presented the Staff Report.
Mayor Cheng opened the public hearing.
No one appeared.
Mayor Cheng closed the public hearing.
Attachment No. 4
Attachment No. 4
Updated Arborist Report, dated March 27,
2023
1225 Oaklawn Rd Arcadia, CA 91006
Prepared for:
Philip Chan c/o PDS Studio
711 First Ave Arcadia, CA 91006
Arcadia, CA 91006
Original report October 12, 2021
Inspection & revised report March 27, 2023
Prepared by:
Javier Cabral Consulting Arborist
International Society of Arborists # WE- 8116A
1390 El Sereno Ave
Pasadena, California 91103
(626)818-8704
jctcabral@sbcglobal.net
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 March 27, 2023
Javier Cabral / Consulting Arborist Pg. # 1
Table of contents
Summary ------------------------------------------------------------------ pg. 3
Background and assignment Summary ------------------------------- pg. 3
Google Earth Image & Site Conditions ------------------------------- pg. 4
List Inventory ------------------------------------------------------------- pg. 5
Site Plan With Trees ----------------------------------------------------- pg. 6 & 7
Tree Pictures -------------------------------------------------------------- pg. 8 thru 20
Protection Guidelines ---------------------------------------------------- pg. 21 thru 27
Arborist re-inspection On March 27, 2023 --------------------------- pg. 28
Certificate of performance & Disclosure Statement ----------------- pg. 29
Arborist Signature Page ------------------------------------------------- Pg. 30
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 2
Summary
Mr. Chan,
You have retained my consulting arborist services to provide a tree inventory and protection plan for the
property described as 1225 Oaklawn Rd. Arcadia, CA 91006. You are in the planning and permitting process of
demolishing the existing single-family home and redeveloping the property with a new two-story single-family
home.
The proposed demolition and construction is expected to have minimal impact to the protected trees that will
remain due to the distance of excavations, trenches, and footings to the tree trunks. A complete tree protection
plan will be included to protect above and below ground tree parts from physical damage, soil compaction, and
chemical damage.
Background and assignment
Mr. Chan has requested that I provide the following arboricultural services.
1) Identify all significant trees and protected trees on the property and label them on the
architectural drawings as provided to the arborist by Mr. Philip Chan.
2) Evaluate the current health of the trees and possible impacts of the proposed construction based
on the provided site plan and make recommendations.
3) Provide a tree protection plan that will help ensure the short and long term health of the protected
trees that will remain during and after construction activities are completed.
The following report is based on my site visit on February 23, 2020 and my analysis of the trees, site
plan, and surrounding landscape. For the purpose of this report I will address these trees as Trees # 1
thru 12.
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 3
Site conditions
A one-story single-family home currently exists on this property located 1225 Oaklawn Rd. Arcadia, CA 91006.
1) There are (12) total trees on the subject property of which 5 trees are protected by the City of Arcadia
Tree Protection Ordinance due to their location and species.
2) There are no protected trees proposed to be removed.
Google Earth Image
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 4
General Tree Condition Rating Guidelines (one or more of the below mentioned defects may not be present but
one or more may be so extensive that it may downgrade a tree that would otherwise qualify for example, a (C)
grade to a (D) grade due to the severity of the defect. As the consulting arborist I will make any annotation when
the aforementioned conditions are the case so that the grade is better understood. Each tree will be rated as an
individual tree with its structure, canopy, and root system.
List Inventory pg. 1
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 5
A) - Healthy, vigorous tree, reasonably free of disease, with good structure and form typical of the species.
B) - A tree with slight decline in vigor, small amount of twig dieback, minor structural defects that could be corrected.
C) - A tree with moderate vigor, moderate twig and small branch dieback, thinning crown, poor leaf color, moderate
structural defects that might be mitigated.
D) – A tree in decline, epicormics growth, extensive dieback of medium to large branches, significant structural
defects that cannot be abated.
F) – A tree in severe decline, dieback of scaffold branches and or trunk, mostly epicormics growth, extensive
structural defects that cannot be abated.
Site Plan With Trees (Full scale)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 6
Site Plan With Trees (cropped)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 7
Trees # 1 thru 3 (facing southwest)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 8
Tree # 3 (facing south)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 9
# 3 Coast live oak
Dbh = 16+55 in.
Sparse canopy
Tree # 3 (facing east)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 10
# 3 Coast live oak
Dbh = 16+55 in.
Large fungal conk
was removed here
Fungal conk here
Fungal conk here
Dead cracking bark
throughout the lower trunk
Tree # 3 (facing east)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 11
# 3 Coast live oak
Dbh = 16+55 in.
Dead discolored wood
underneath the dead bark
Tree # 4 (facing west)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 12
# 4 Coast live oak
Dbh 20+24 in.
Tree # 5 (facing southwest)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 13
#5 Carolina cherry
Dbh = 8 in.
Above ground
decaying root
Above ground
decaying root
Tree # 6 (facing west)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 14
# 6 Lemon
Dbh = 1+1+1+1+2+2+3 in.
Tree # 7 (facing north)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 15
# 7 Orange
Dbh 1+1+1+2+2+2+3+3+3 in.
Tree # 8 (facing west)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 16
# 8 Shamel ash
Dbh = 4+10 in.
Tree 9 (facing south)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 17
# 9 Coast live oak
Dbh = 29 in.
Tree # 10 (facing southwest)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 18
# 10 Pecan
Dbh = 13 in.
Tree # 11 (facing east)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 19
# 11 Crape myrtle
Dbh = 2+2+3+4+5+5+6+7 in.
Tree 12 (facing east)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 20
General Tree Protection Plan
1) Avoid damaging the roots, stem, and branches with mechanical and manual equipment. No roots shall
be severed within the Tree Protection Zone “TPZ” which is the same as the area within the Tree
Protection Fencing “TPF.” Roots greater than two inches in diameter outside of the TPZ shall be cleanly
severed with a sharp tool such as a hand saw or manual pruners.
2) Avoid soil compaction by prohibiting the use of heavy equipment such as backhoes and bobcats under
the tree drip line. If access within the TPZ is required during the construction process, the route shall be
covered in a 6 inch layer of mulch in the TPZ and the area shall be aerated and fertilized at the conclusion
of construction.
3) Do not store or park tools, equipment, vehicles, or chemicals under the tree drip line. No equipment or
debris of any kind shall be placed within the TPZ. No fuel, paint, solvent oil, thinner, asphalt, cement,
grout, or any other construction chemical shall be stored or allowed in any manner to enter within the
TPZ.
4) Avoid washing of equipment and tools such as wheel barrels, shovels, and mechanical motors under the
tree drip line.
5) Prevent flooding and pooling of service water under the drip line. Grade changes that will flood the TPZ
are prohibited unless a drainage plan is implemented. No grade changes within the TPZ shall be allowed.
6) Avoid cutting tree roots whenever possible. This can sometimes be accomplished by bridging roots,
tunneling, or radial trenching. If roots must be cut use a sharp tool that will make a clean flush cut and not
tear the roots. If possible all digging under the tree drip line should be done manually to avoid tearing out
of roots. Roots outside of the TPZ may be cleanly severed vertically with a sharp garden tool.
7) Do not raise or lower the grade within the tree protection zone of any protected trees unless approved
by the project arborist. Roots greater than 1 inch in diameter that are exposed or damaged shall be cut
with a sharp tool such as a hand saw, pruners, or loppers and covered with soil in conformance to industry
standards as soon as possible. If any work is required within the TPZ the Arborist shall be consulted
previous to beginning. The Arborist shall be contacted as soon as possible to arrange for a timely
inspection and prevent delays.
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 21
8) Protection fencing shall be 5 to 6 ft. high chain link freestanding panels or secured to posts driven into the
ground. There shall be no entry gates into the protected zones. The protection fencing shall be in place
before demolition begins and shall only be removed or reduced when all heavy equipment such as
back-hoes, bobcats, loaders, and other heavy equipment with tires and tracks will not be required.
Fencing can be adjusted or sections reduced or removed as the project advances into the landscaping
phases of the project. The consulting arborist shall be contacted if there are doubts about the placement or
removal of fencing.
9) Landscape preparation & excavation within the TPZ shall be limited to the use of hand tools and
small hand-held power tools and shall not be of a depth that could cause root damage. No attachments or
wires other than those of a protective or non-damaging method shall be attached to a protected tree.
10) Construction personnel should be briefed on the importance of the guidelines before construction
begins and reminded of it during tailgate meetings and as necessary. A printed copy should be posted
where employees can be reminded of it.
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 22
Site Plan With Protection Fencing (cropped)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 23
Site Plan With Demolition & Excavation Notes (Cropped)
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 24
Tree # 1 Holly oak Protection Details
a) Structural excavation and over-excavation: Tree # 1 is a very long distance from structural excavations
and no work is proposed anywhere near the drip line. Impact is expected to be be zero.
b) New driveway: The new section of driveway adjacent to this tree is proposed in the footprint of the
existing driveway and the impact to this Oak tree from the new driveway is expected to be minimal to
zero.
c) New Landscaping: The removal of the existing plants and ground cover under the drip line of this tree
shall be done manually with manual tools only to prevent severe root disturbance and damage.
d) New Sprinklers: No broadcast trenching for sprinklers shall be performed within 12 ft. of the edge of the
tree trunk on all sides of this tree. The sprinkler water shall not wet the trunk of this tree to prevent
fungal infection from persistent trunk moisture.
e) Canopy pruning: No pruning of this tree will be required to complete the proposed construction
project.
f) Root pruning: Roots within 12 ft. from the trunk that are encountered for the proposed driveway and
sprinkler excavations shall be cleanly severed in a vertical position.
g) Protection Fencing: shall consist of 6 ft. high chain link free standing panels and shall be in place before
any works begins including demolition. All protection fencing may be removed or reduced when all
heavy equipment and major construction is completed and landscaping is ready to be installed.
h) Maintenance: During the hot summer months this tree shall be watered as needed until the sprinkler
system is installed and working.
i) Encroachment impacts: This project is expected to have a minimal to zero impact on the short- or long-
term health of this tree and it is expected to survive in good health if the protection recommendations
are followed and adhered to. minimal impact means that no roots greater than two inches are expected
to be impacted and no interruption to water uptake or nutrient production, transportation, or storage.
Tree stability and anchorage, trunk, branch, and leaves are not expected to be impacted.
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 25
Trees # 2 thru 4 Coast live oak trees Protection Details
a) Structural excavation and over-excavation: Structural excavations do not encroach into the drip line of
the canopy of Trees # 2 & 3. The structural excavations for the front of the house encroach slightly into
the drip line of Tree # 4 but the impact is expected to be minimal because the foundations are very close
to the existing foundations where roots disturbance is expected to be minimal.
b) New driveway: The new section of driveway adjacent to these trees is at a distance that is acceptable
and the impact to these Oak trees from the new driveway is expected to be minimal to moderate.
c) New Landscaping: The removal of the existing plants and ground cover under the drip line of this tree
shall be done manually with manual tools only to prevent severe root disturbance and damage.
d) New Sprinklers: No broadcast trenching for sprinklers shall be performed within 12 ft. of the edge of the
tree trunk on all sides of these trees. The sprinkler water shall not wet the trunk of this tree to prevent
fungal infection from persistent trunk moisture.
e) Canopy pruning: No pruning of these trees will be required to complete the proposed construction
project.
f) Root pruning: Roots encountered during the excavation for the new circular driveway shall be cleanly
severed with a sharp tool and cut in a vertical position.
g) Protection Fencing: shall consist of 6 ft. high chain-link free-standing panels and shall be in place before
any works begins including demolition. All protection fencing may be removed or reduced when all
heavy equipment and major construction is completed, and landscaping is ready to be installed.
h) Maintenance: During the hot summer months these trees shall be watered as needed until the sprinkler
system is installed and working.
i) Encroachment impacts: This project is expected to have a minimal to moderate impact on the short- or
long-term health of this tree and it expected to survive in their existing health if the protection
recommendations are followed and adhered to. Moderate impact means that roots greater than two
inches are expected to be impacted but no interruption to water uptake or nutrient production,
transportation, or storage. Tree stability and anchorage, trunk, branch, and leaves are not expected to
be impacted.
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 26
Tree # 9 Coast live oak trees Protection Details
a) Structural excavation and over-excavation: The proposed new house encroaches slightly into the drip
line of this Oak tree. Impact is expected to be minimal.
b) New Concrete Patio & Swimming Pool: The edge of the excavation for the proposed concrete patio and
proposed swimming pool on the side of the tree trunk shall be manually excavated as described on pg. #
25.
c) New Landscaping: The removal of the existing plants and ground cover under the drip line of this tree
shall be done manually with manual tools only to prevent severe root disturbance and damage.
d) New Sprinklers: No broadcast trenching for sprinklers shall be performed within 12 ft. of the edge of the
tree trunk on all sides of these trees. The sprinkler water shall not wet the trunk of this tree to prevent
fungal infection from persistent trunk moisture.
e) Canopy pruning: No pruning of this tree beyond the removal of dead wood will be required to complete
the proposed construction project.
f) Root pruning: Roots encountered during the excavation for the new concrete patio and swimming pool
shal be exposed and cleanly severed with a sharp vertical cut.
g) Protection Fencing: shall consist of 6 ft. high chain-link free-standing panels and shall be in place before
any works begins including demolition. All protection fencing may be removed or reduced when all
heavy equipment and major construction is completed, and landscaping is ready to be installed.
h) Maintenance: During the hot summer months this tree shall be watered as needed until the sprinkler
system is installed and working.
i) Encroachment impacts: This project is expected to have a minimal impact on the short- or long-term
health of this tree and it expected to survive in good health if the protection recommendations are
followed and adhered to. minimal impact means that no roots greater than two inches are expected to
be impacted and no interruption to water uptake or nutrient production, transportation, or storage.
Tree stability and anchorage, trunk, branch, and leaves are not expected to be impacted.
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 27
Arborist Inspection March 27, 2023
On March 27, 2023 I Javier Cabral Consulting Arborist inspected all of the protected trees on this property and
found that they are all in the same condition as my previous inspection on February 23, 2020. In regard to Tree #
3 Coast live oak it is also in the same condition. Although this tree is rated a condition rating of D in my report
due to a column of decay on one side of the tree it still has a lot of sound roots and major trunks that are either
unaffected or the impact is minor. Long term the cavity is expected to have major impact to the tree health but
short to medium term is expected to be minor. It is my recommendation that this tree should be evaluated by a
certified arborist every 5 years. No mitigation measures are recommended at this time.
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 March 27, 2023
Javier Cabral / Consulting Arborist Pg. # 28
Certificate of Performance & Limiting Conditions
I Javier Cabral certify the following:
• No warranty is made, expressed or implied, that problems or deficiencies of the trees or the property will not
occur in the future, from any cause. The Arborist shall not be responsible for damages or injuries caused by any
tree defects, and assume no responsibility for the correction of defects or tree related problems.
• The owner and client of the trees may choose to accept or disregard the recommendations of the Arborist or
seek additional advice if the owner decides not to accept the Arborists findings or recommendations.
• The Arborist has no past, present or future interest in the removal or preservation of any tree. The opinions
contained in the Arborist report are independent and object ive judgements of the Arborist.
• The findings, opinions, and recommendations of the Arborist are based on based on the physical inspection of
said property. The opinions are based on knowledge, experience, and education.
• The Arborist shall not be required to provide testimony, provide site monitoring, provide further documentation
for changes beyond the control of the Arborist, be deposed, or to attend any meeting without contractual
arrangements for additional fees to the Arborist.
• The Arborist assumes no responsibility for verification of ownership or location of property lines, or for any
recommendations based on inaccurate information.
• This Arborist report may not be reproduced without the expressed written permission or the Arborist and the
client to whom the report was provided to. Any changes or alteration of this report invalidates the entire report.
• Arborists are tree specialists who use their education, knowledge, training and experience to examine
trees, recommend measures to enhance the beauty and health of trees, make recommendations to prevent or
minimize damage to trees during and after construc tion projects, and attempt to reduce the risk of living near
trees. Clients may choose to accept or disregard the recommendations of the arborist, or to seek
additional advice.
• Arborists cannot detect every condition that could possibly lead to the struc tural failure of a tree. Trees
are living organisms that fail in ways we do not fully understand. Conditions are often hidden within
trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all
circumstances, or for a specified period of time. Likewise, remedial treatments, like any medicine, cannot
be guaranteed.
• Treatment, pruning and removal of trees may involve considerations beyond the scope of the arborist’s
services such as property boundaries, property ownership, site lines, disputes between neighbors, and
other issues. Arborists cannot take such considerations into account unless complete and accurate
information is disclosed to the arborist. An arborist should then be expected to reasonably rely upon the
completeness and accuracy of the information provided.
• Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk.
The only way to eliminate all risk associated with trees is to eliminate all trees.
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 March 27, 2023
Javier Cabral / Consulting Arborist Pg. # 29
Philip Chan “PDS Studio” 1225 Oaklawn Rd. Arcadia, CA 91006 October 12, 2021
Javier Cabral / Consulting Arborist Pg. # 30
Attachment No. 5
Attachment No. 5
City Council Staff Report dated February
21, 2023 and late public comments
Planning Commission Staff Report, dated November 22, 2022 and attachments can be
found here:
https://cms9files.revize.com/arcadia/11-22-22%20PC%20Agenda%20Packet.pdf
Resolution No. 2111 can be found here:
https://laserfiche.arcadiaca.gov/WebLink/DocView.aspx?id=840758&dbid=0&repo=Cityo
fArcadia
Page 1 of 1
Expert Declaration of Kevin Yoon Lai in Opposition of Developer’s Application
for Two Story Dwelling
EXPERT DECLARATION OF KEVIN YOON LAI
I, Kevin Yoon Lai, declare as follows:
1. I am licensed in California as a Registered Civil Engineer (RCE) (RCE License #60565)
and as Professional Land Surveyor (PLS) (PLS License #8886).
2. I am the Chief Operating Officer of CaliLand Engineering, Inc., a civil engineering and
land surveying consulting firm based in the County of Los Angeles.
3. I have been retained by Dr. Shirley Chi (hereinafter, “Neighbor”) in this matter to
investigate a building height and perform a field survey related to neighboring properties
located at 1225 Oaklawn Road, Arcadia, CA 91006 (Lot 10 of Tract No. 14656) and
1215 Oaklawn Road (Lot 9 of Tract No. 14656) Arcadia, CA 91006, (collectively,
“properties”).
4. I submit this declaration in support of Neighbor's application to bar 1225 Oaklawn Road,
Arcadia, CA 91006 (Lot 10 of Tract No. 14656) owner from building a massive two
story dwelling.
5. I have performed a thorough investigation into this matter, which included but was not
limited to, reviewing and analyzing recorded tract maps, survey field notes pertaining to
the properties, reviewing and analyzing plans submitted by owner of 1225 Oaklawn
Road, and performed field surveys.
6. I have formed the below expert opinions in this matter:
MASSIVENESS OF PPROPOSED BUILDING
7. Upon my physical surveys along said neighbors, it is my expert opinion that the
proposed two story dwelling on 1225 Oaklawn Road is massive compared to the
neighbors’ dwelling as demonstrated on my attached Survey Map/Roof Ridge Profile.
I declare under penalty of perjury under the laws of the State of California that the foregoing is
true and correct.
Executed on November 22, 2022 in Los Angeles County, California,
Kevin Yoon Lai
Tom Walker
Resident of Oak Meadow Rd
ARB chair but commenting not as a member of the ARB but as a neighbor
Comments to be presented at city council meeting on 2/21/2023
1225 Oaklawn
1. Beautiful home that would fit nicely on other streets in the Oaks. The design form is easily
identified and consistent.
2. However, the home is not compatible in the context of this specific streetscape with the
following sections of the SFR guidelines (See illustrations below):
a. 1.c – Existing neighborhood pattern is low and horizontal. The homes are not tall and
pointed. There are no high steep gables. Things like horizontal siding, tall windows,
wainscotting, and faux shingles are only design details and don’t affect the style.
b. 1.f – Greater 1st floor area and additional setback when single story homes surround.
The 2nd floor is 52% of first and is only 8’ setback from the first. This doesn’t represent
additional setback.
c. 2.i – Second story should be to the rear of the home. Second floor is only 8’ setback
from the first and extends all the way to the rear of the home.
d. 3.c – Should not have height and bulk at the front of the property. Several large gables
in front and massive steep roof facing street put the height and bulk at the front.
e. 6.d – 2nd floor mass should be set back. The 2nd floor mass is centered on the 1st floor –
This can be seen in Figure 3 of Resolution 7477
f. 6.j – Size and bulk should complement neighborhood. Home is 13’ taller than
surrounding homes with that height starting near the front of the house.
g. 7.b – Roof forms similar to surrounding homes. Steeply pitched roof versus low
pitched.
3. Designer objectives to maximize square footage can be achieved with a different design.
Appellant references 1311 Oaklawn, recently approved, which is a perfect example of a home
that maximizes square footage but uses a design that is more compatible and harmonious with
the streetscape and meets the SFR guidelines.
4. 1311 Oaklawn
a. Similar FAR to this project – Goal of maximizing square footage achieved in both.
b. Pool house constitutes 360’ of the total FAR. Main house is 88% of FAR.
c. Second floor is less than 50% of the first floor.
d. Second floor is setback 45’ from the first floor (See illustrations below)
e. Low and horizontal design form with low pitched roof is much more compatible with
single story ranch homes.
1225 Oaklawn
1311 Oaklawn
Front
Front
8’ setback
45’ setback
Attachment No. 6
Attachment No. 6
Preliminary Exemption Assessment
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
Date: March 24, 2023 Staff: Fiona Graham, Planning Services Manager
1. Name or description of project: A new two-story, Traditional-style house with an attached garage,
and several covered porches at 1225 Oaklawn Road
2. Project Location – Identify street
address and cross streets or attach
a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
1225 Oaklawn Road, Arcadia, CA 91006
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name 800 Hampton LLC
(2) Address 1165 Altura Terrace, Arcadia, CA 91007
4. Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental assessment
because:
a. The proposed action does not constitute a project under CEQA.
b. The project is a Ministerial Project.
c. The project is an Emergency Project.
d. The project constitutes a feasibility or planning study.
e. The project is categorically exempt.
Applicable Exemption Class: 15303(a) – Construction of a new home
f. The project is statutorily exempt.
Applicable Exemption:
g. The project is otherwise exempt
on the following basis:
h. The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency: