HomeMy WebLinkAboutItem 08a - Affirming Planning Commission Approval of Development at 314-326 S. Second Ave.DATE: May 7, 2024
TO: Honorable Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director
Lisa Flores, Deputy Development Services Director
Fiona Graham, Planning Services Manager
SUBJECT: RESOLUTION NO. 7563 AFFIRMING THE PLANNING COMMISSION
APPROVAL OF MULTIPLE FAMILY ARCHITECTURAL DESIGN REVIEW
NO. MFADR 23-03, TENTATIVE TRACT MAP NO. TTM 23-05 (84291),
HEALTHY TREE REMOVAL NO. TRH 23-04, AND PROTECTED TREE
ENCROACHMENT NO. TRE 23-10 FOR A 16-UNIT, CONTEMPORARY
STYLE, MULTI-FAMILY RESIDENTIAL CONDOMINIUM DEVELOPMENT
AT 314-326 S. SECOND AVENUE
CEQA: Exempt
Recommendation: Uphold Planning Commission Approval
SUMMARY
At their regularly scheduled meeting on March 12, 2024, the Planning Commission held
a public hearing related to Multiple Family Architectural Design Review No. MFADR 23-
03 and associated applications. This project was submitted by Philip Chan on behalf of
the property owner, Smart Property LA II LLC, to develop the sites located at 314-326 S.
Second Avenue and construct 16 new condominium units that will be three stories in
height. The Planning Commission voted 3-2 to approve the project. On March 19, 2024,
Council Member Kwan requested that the project be called up for review by the City
Council. At the April 16, 2024, City Council meeting, the City Council voted to call up the
item and thereby, hold a de novo public hearing on the Project.
It is recommended that the City Council uphold the Planning Commission approval of the
project, adopt Resolution No. 7563 (refer to Attachment No. 1); find that the project is
Categorically Exempt under CEQA; and approve Multiple Family Architectural Design
Review No. MFADR 23-03, Tentative Tract Map No. TTM 23-05 (84291), Healthy Tree
Removal No. TRH 23-04, and Protected Tree Encroachment No. TRE 23-10, subject to
the conditions listed in Resolution No. 7563.
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BACKGROUND
The subject property is four adjacent lots currently developed with 16 units (four on each
lot). The Applicant is requesting to demolish all 16 units, merge the existing four (4) lots
together as one parcel through the tract map process, and construct 16 new condominium
units that will be three-stories tall with garage parking at grade level. All the units will have
four bedrooms and 5.5 bathrooms, and will range in size from 2,305 to 3,207 square feet.
The project complies with the development standards of the R-2 Zone, including, but not
limited to, setbacks, height, open space, minimum parking requirements, guest parking,
and bicycle spaces. No modifications or variances were requested through the application
process. The proposed project requires approval of the following applications and
documents:
• Tentative Tract Map No. TTM 23-05 (84291) - To merge the existing four lots and
subdivide the residential units into condominiums.
• Multi-Family Architectural Design Review No. MFADR 23-03 - For the architectural
design review of this project.
• Protected Tree Encroachment Permit No. TRE 23-10 and Protected Healthy Tree
Removal No. TRH 23-04 - The design will encroach into the canopy of one (1)
protected tree at the rear of the property and remove one (1) protected tree from
the subject property.
The Project was considered by the Planning Commission at the March 12, 2024, Regular
Planning Commission Meeting (refer to Attachment No. 2 for the Planning Commission
staff report and resolution); staff recommended approval of this project. All the required
findings were made, it was determined that the site was physically suitable for this
development in the subject zoning designation, and it was found that the proposed design
was compatible with the other existing multi-family developments within the surrounding
neighborhood in terms of design, massing, and scale.
During the public hearing, two residents spoke in opposition to the project and submitted
a letter at the hearing (refer to Attachment No. 7). Commissioner Arvizu thought the
proposed development was a nice design and listed some of the elements that he thought
were attractive, but he could not make one of the findings pertaining to Land Use Policy
No. LU 4-1, which states that the new development will be consistent in scale, mass, and
character with the other structures within the surrounding neighborhood. Commissioner
Arvizu recommended that the Planning Commission deny the project on that basis. The
motion failed with a 2-3 vote, with Vice Chair Wilander also voting to deny the Project.
Another motion was made by Commissioner Tallerico to approve the project, and that the
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May 7, 2024
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proposal met all the requisite findings; the motion passed with a 3-2 vote. Refer to
Attachment No. 3 for the March 12, 2024, Planning Commission Meeting Minutes.
Following Project approval on March 12, 2024, and within the 10-day appeal period,
Council Member Kwan requested a City Council call for review of the Project. At the April
16, 2024, City Council Meeting, the City Council voted to call up the Project for a de novo
public hearing, pursuant to the “Call for Review” process.
DISCUSSION
The proposed Project complies with all the development standards of the R-2 Zone,
including, but not limited to, setbacks, height, and open space. Also, the proposed project
complies with the minimum parking requirements for each of the units, guest parking, and
bicycle spaces. The R-2 Zone requires a minimum density of two dwelling units per lot,
and a maximum density of one unit per 3,750 square feet of lot area. This provision results
in a maximum allowable density of 15 units for the combined lot area. However, in order
to comply with the State’s “No Net Loss” law, at no time may a jurisdiction take action on
a permit that will cause a shortfall of sites in the Regional Housing Needs Assessment
(RHNA); therefore, the project must have at least 16 units, since it currently has that many
units.
Tentative Tract Map
The Applicant is proposing a Tentative Tract Map to subdivide the property into detached
townhomes. The proposed Tentative Tract Map complies with all provisions of the
Development Code and the Subdivision Map Act. The property contains several existing
easements that are used for utility purposes. The easements will either be retained or
quitclaimed to accommodate the new townhomes. No dedications are required as part of
the Project. Refer to Attachment No. 4 for Tentative Tract Map No. 84291.
Site Plan and Design Review
Concurrent with the subdivision application, the City Council must approve, conditionally
approve, or deny the architectural design of the proposed project. The project is designed
in a Contemporary architectural style – refer to Attachment No. 5 for the architectural
plans and Figure 1, below.
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Figure 1 – Architectural rendering of the Project as seen from 2nd Avenue.
The exterior walls of the building are proposed to be finished with a white stucco with
brick veneer and vertical wood siding, which will be used to accent some exterior walls.
The roof would consist of grey colored roofing tiles. Many of the elements incorporated in
this design, such as the neutral tone stucco with complimentary brick veneer, pitched roof,
clean lines, and articulation between the different stories, are found on properties in the
neighborhood on Second Avenue and, therefore, help the project blend in with
developments in the vicinity that have similar features. The Contemporary style of the
buildings will provide an elevated and modern look to the immediate neighborhood, which
is a mix of different architectural styles, heights, and massing. The Contemporary style
mixes traditional elements with a modern flare that complements and elevates the
streetscape. In addition, the front-facing balconies will not be out of character as there
are other developments that also feature front-facing balconies on the street.
The massing and scale of this project will be compatible with the other multi-family
developments found within this immediate neighborhood. The detached nature of the
units creates the appearance of a smaller, more intimate-scale project to better blend in
with existing developments in the surrounding area.
Each unit in the Project is three stories and 33 feet in height, complying with the applicable
Development Standards. However, to reduce the massing of the units, the third stories
are smaller than the first and second stories, and are set far back on all facades. This is
especially true for the five units that front Second Avenue. For these units – Types “A”
and “B” in the architectural plans – the third story will be set back 19’ and 21’-5”,
respectively, from the first floor of the units. This large setback will reduce the visibility of
the third stories as seen from Second Avenue. While there are no other three-story
developments in the immediate area, the height of the new development will be
compatible with the existing developments on Second Avenue as there are other two-
story developments that have building heights at approximately 30’-0” such as the
adjacent property, which features semi-subterranean parking and two stories above. In
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May 7, 2024
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fact, the reason the three-story allowance was added to the Code in recent years was to
discourage semi-subterranean parking as a development pattern. The following is an
overview of multifamily properties within the immediate area surrounding the Project:
Address and Zone Height Year Built
302 & 304 S. Second Ave.
R-3 Zone
Approximately 30’ above grade (33’-6”
above basement floor)
2 stories + semi-subterranean parking
1983
162 California St.
R-3 Zone
Estimated 30’
2 stories + semi-subterranean parking 1991
400 - 412 S. Second Ave.
R-2 Zone
24’
2 stories 2000
405 - 411 S. Second Ave.
R-3 Zone
Estimated 28’
2 stories 1993
167 & 169 El Dorado St.
R-3 Zone
29’-2”
2 stories 1999
414 S. Second Ave.
R-2 Zone
25’-5”
2 stories 2024
The surrounding neighborhood contains a wide range of developments including original,
one-story single-family houses, new, attached multifamily townhomes, and older style
condominiums with varied architectural styles and semi-subterranean parking. South
Second Avenue also contains a mix of zoning, with R-3 to the west and R-2 to the east,
allowing varied maximum densities for multifamily development within the immediate
vicinity.
As a result, the proposed development and subdivision of condominiums would be
consistent with the City’s General Plan, Multiple-Family Residential Design Guidelines,
the Development Code, the State Subdivision Map Act, and would not violate any
requirements of the California Regional Water Quality Control Board.
Tree Removal
The Applicant is requesting to remove one (1) protected Coast Live Oak tree on site. The
tree is located in the northwest portion of the property and has a trunk diameter of 16
inches. Due to its species and size, the tree is protected per the City’s Protected Tree
Ordinance and has a health rating of ‘B’ (Adequate Health but with slight decline). The
tree is proposed to be removed because its roots would be severely encroached upon
during construction by one of the units and there would be limited space for any future
canopy growth. In addition, each of the buildings is at the minimum building separation,
setbacks, and open space requirements, and accommodating the tree would result in a
bulkier and less high-quality design. As a result, the tree is proposed to be removed as
noted in the Arborist Report – refer to Attachment No. 6 for the Arborist Report.
Call for Review for MFADR 23-03, TTM 23-05 (84291), TRH 23-04, and TRE 23-10
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May 7, 2024
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In this case, there is sufficient justification for the removal of the tree. As a remedial
measure, the project will be subject to Condition No. 3, which requires that two (2)
replacement trees be planted as part of the project. The Applicant is proposing to plant
one (1) 60” box Coast Live Oak, and two (2) additional 36” box Magnolia ‘Little Gem’ trees
as replacements within the front yard, in order to exceed the required replacement tree
requirement.
Tree Encroachment
The proposed construction of Unit 10 in the rear of the property will encroach within the
protected area of one (1) Southern Magnolia tree. However, no structural excavation will
be taking place within the critical root zone. The tree is expected to survive as long as the
Applicant adheres to the recommendations in the Arborist Report during demolition and
construction, and a Certified Arborist is required to be on-site during grading to ensure all
the trees are protected – refer to Condition No. 4 in Resolution No. 7563.
It is recommended that the City Council uphold the Planning Commission’s decision on
the Project. This can be accomplished by adopting Resolution No. 7563. If the City
Council disagrees and would like to overturn the Planning Commission decision, the City
Council should state which findings cannot be met by the Project as part of the decision.
A revised Resolution reflecting denial of the project would be returned at the next City
Council meeting for a vote.
ENVIRONMENTAL ANALYSIS
It has been determined that the project site is less than five (5) acres; the project site has
no value as a habitat for endangered, rare, or threatened species; the proposed project
would not have any significant effects upon the environment, and the site can be
adequately served by all the required utilities and public services. Therefore, the project
is exempt under Class 32 (In-Fill Development Projects) pursuant to Section 15332 of the
California Environmental Quality Act (“CEQA”) Guidelines. Refer to Attachment No. 8 for
the Preliminary Exemption Assessment.
PUBLIC NOTICE
Public hearing notices for the City Council’s review of the Planning Commission’s
approval of the Project were mailed to the owners of those properties that are located
within 300 feet of the subject property on April 24, 2024. As of May 2, 2024, staff did not
receive any public comments on this project.
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May 7, 2024
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FISCAL IMPACT
Development of the project is expected to lead to increased property tax revenue as well
as development impact fees; however, the fiscal impact of the Project impact is expected
to be immaterial in the context of overall Citywide development.
RECOMMENDATION
It is recommended that the City Council uphold the Planning Commission’s decision and
approve Multiple Family Architectural Design Review No. MFADR 23-03, Tentative Tract
Map No. TTM 23-05 (84291), Healthy Tree Removal No. TRH 23-04, and Protected Tree
Encroachment No. TRE 23-10; state that the proposal satisfies the requisite findings; and
adopt the attached Resolution No. 7563 that incorporates the requisite environmental and
subdivision findings and the conditions of approval as presented in this staff report, or as
modified by the City Council.
Attachment No. 1: Resolution No. 7563
Attachment No. 2: March 12, 2024, Planning Commission Staff Report and Resolution
No. 2142 (without attachments)
Attachment No. 3: March 12, 2024, Planning Commission Approved Minutes
Attachment No. 4: Tentative Tract Map No. 84291
Attachment No. 5: Architectural Plans
Attachment No. 6: Arborist Report
Attachment No. 7: Letter from Property Owner at 319 S. Second Avenue
Attachment No. 8: Preliminary Exemption Assessment
Attachment No. 1
Attachment No. 1
Resolution No. 7563
Attachment No. 2
Attachment No. 2
March 12, 2024 Planning Commission Staff
Report and Resolution No. 2142
(without attachments)
DATE: March 12, 2024
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Deputy Development Services Director
Prepared By: Alison MacCarley, Assistant Planner
SUBJECT: RESOLUTION NO. 2142 - APPROVING MULTIPLE FAMILY
ARCHITECTURAL DESIGN REVIEW NO. MFADR 23-03, TENTATIVE
TRACT MAP NO. TTM 23-05 (84291), HEALTHY TREE REMOVAL NO.
TRH 23-04, AND PROTECTED TREE ENCROACHMENT NO. TRE 23-
10 FOR A 16-UNIT, CONTEMPORARY STYLE, MULTI-FAMILY
RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 314-326 S.
SECOND AVENUE
CEQA: Exempt
Recommendation: Adopt
SUMMARY
The Applicant, Philip Chan, on behalf of the property owner, Smart Property LA II LLC,
is requesting approval of Multiple Family Architectural Design Review No. MFADR 23-
03, Tentative Tract Map No. TTM 23-05 (84291), Healthy Tree Removal No. TRH 23-
04, and Protected Tree Encroachment No. TRE 23-10 for a 16-unit, three-story,
Contemporary style multi-family residential condominium development at 314-326 S.
Second Avenue. The proposed development and subdivision are consistent with the
City’s General Plan, Development Code, and Subdivision Map Act. It is recommended
that the Planning Commission adopt Resolution No. 2142 (refer to Attachment No. 1)
and find that the project is Categorically Exempt under CEQA and approve Multiple
Family Architectural Design Review No. MFADR 23-03, Tentative Tract Map No. TTM
23-05 (84291), Healthy Tree Removal No. TRH 23-04, and Protected Tree
Encroachment No. TRE 23-10, subject to the conditions listed in this staff report.
BACKGROUND
The subject site consists of four parcels: 314 S Second Avenue, 320 S. Second Avenue,
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 2 of 16
324 S. Second Avenue, and 326 S. Second Avenue. The combined square footage of
the lots will be approximately 59,440 square feet. The interior lots are located on the
east side of Second Avenue, between California Street and El Dorado Avenue. The
northernly two lots, 314 S. Second Avenue and 320 S. Second Avenue, share a
driveway between them and the two southernly lots, 324 S. Second Avenue and 326 S.
Second Avenue also shares a driveway between them. Although there are four separate
legal lots, they function as one big complex with shared open space, driveway, etc. The
properties are zoned R-2, Medium Density Multiple Family Residential, with a General
Plan Land Use Designation of Medium Density Residential. The properties are
surrounded by R-2 zoned properties to the south and east and R-3, High Density
Multiple Family Residential properties to the north and west.
Each lot has four (4) residential units, two detached duplexes, with a total of 16 units on
all four lots. At 314 Second Avenue, the front unit was built in 1954 and the rear unit was
built in 1956. At 320 S. Second Avenue, both structures were built in 1959, and the
structures at 324 S. Second Avenue and at 826 S. Second were all built in 1960, refer
to Attachment No. 2 for an Aerial photo with Zoning Information and Photos of the
Subject Properties and Figure 1.
Based on the evaluation by an Architectural Historian, the properties do not meet any of
the minimum requirements for designation as a historical resource under federal, state
and local criteria. The residences are not a good example of any particular architectural
style and are not representative of or associated with any important historical events or
people. The structures have not yet been demolished due to the City’s replacement
policy for residential projects, which requires approval of a new project prior to demolition
of the structures on site.
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 3 of 16
PROPOSAL
The Applicant is requesting to demolish all 16 structures on the properties, merge the
lots together as one parcel through the tract map process, and construct 16 new
condominium units that will be three-stories tall with garage parking at grade level – refer
to Attachment No. 3 for the Tentative Tract Map and Attachment No. 4 for the proposed
Architectural Plans. The proposed architectural style will be Modern-Contemporary
which incorporates many architectural elements found within the neighborhood. While
this will be the first of this style on this block, the style provides an elevated and modern
look to the neighborhood and the detached building helps to reduce the physical mass
of the development. The upper levels of the buildings are stepped back from the ground
floor to make the building appear less imposing at the pedestrian level and more
compatible with the existing neighborhood which is made up of a mix of one- and two-
story developments. The design also incorporates traditional architectural elements to
better blend the style in the surrounding area while the wood paneling and overall neutral
palette, and white brick veneer give it a unique modern flair. The designs vary slightly
so they are not identical and help to provide a variation between the homes and to
prevent the development from having a singular design throughout the site. Although
there is no dominant architectural style in the area, the design would be compatible with
the existing multi-family developments in the neighborhood, as it incorporates elements
seen on nearby homes such as neutral toned stucco, tile roofing, clean lines, and brick
veneer (see Figure 2).
Figure 1 – Existing Residences at 314-316 S. Second Avenue (top) and 324-326 S. Second Avenue (bottom)
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 4 of 16
All units will have four bedrooms and 5.5 bathrooms that range from 2,305 square feet to
3,207 square feet in size. Each of the units will have pedestrian access off Second
Avenue through a walkway on the northwest side of the property refer to Figure 3 below.
The site will have one access driveway for ingress and egress from Second Avenue. Each
of the units will have a 20’ x 20’ two-car garage that will be accessed from the shared
driveway. Each of the garages will meet the required 25’-0” backout space. The site will
also comply with the minimum guest parking spaces of eight (8) parking spaces, and a
bike rack for eight (8) spaces will be located on the north side of the property adjacent to
the pedestrian entry on Second Avenue.
The proposed development will have an overall building height of 33’, which is the
maximum allowed height for a building with a pitched roof. The development complies
with all the minimum setback requirements. Fifteen of the units will have their own private
open space in the side and/or rear of the units, and one unit, Unit 11, will have 132 square
foot balcony which complies with the minimum requirements of being greater than 30
inches in width and depth as their private open space. The property will also feature 633
square feet of common open space towards the rear of the property in front of Units 10
and 12, which features benches and an outdoor gas grill for residents.
Figure 2 – 314 -326 S. Second Avenue Rendering
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 5 of 16
The proposal also includes the removal of 30 existing unprotected trees and one
protected Coast Live Oak tree that is located within the front yard area at 320 S. Second
Avenue to accommodate the proposed development. The proposed development will also
encroach within the dripline of another protected tree, a Southern Magnolia tree, that is
located within the required rear yard setback at 320 S. Second Avenue. Additional
analysis will be provided later in this staff report under the Analysis section.
ANALYSIS
The project complies with the development standards of the R-2 zone, including, but not
limited to setbacks, height, and open space. Also, the proposed project complies with the
minimum parking requirements for each of the units, guest parking, and bicycles spaces.
The R-2 zone requires a minimum density of two dwelling units per lot, and a maximum
density of one unit per 3,750 square feet of lot area. This calculates a maximum density
of 15 units for the combined lot area. However, in order to comply with the State’s “No
Net Loss” law, at no time may a jurisdiction take action on a permit that will cause a
Figure 3 – Site Plan
N
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 6 of 16
shortfall of sites in the Regional Housing Needs Assessment (RHNA), therefore the
project must have at least 16 units since it currently has that many units.
Concurrent with the subdivision application, the Planning Commission must approve,
conditionally approve, or deny the architectural design of the proposed project. The
project is designed in a Contemporary architectural style – refer to Attachment No. 4 and
Figure 2. There are five units that front unto Second Avenue in order to promote
pedestrian areas and define the street frontage. The exterior walls of the building are
proposed to be finished with a white stucco with brick veneer and vertical wood cladding
which will be used to accent some exterior walls. The roof would consist of grey colored
roofing tiles. Many of the elements incorporated in this design, such as the neutral tone
stucco with complimentary brick veneer, pitched roof, clean lines, and articulation
between the different stories are found on Second Avenue and help the project blend in
with developments in the vicinity that have similar features.
The massing and scale of this project will be compatible with the other multi-family
developments found within this immediate neighborhood. The Contemporary style of the
buildings will provide an elevated and modern look to the immediate neighborhood which
is a mix of different architectural styles, heights, and massing. The Contemporary style
mixes traditional elements with a modern flare which complements and elevates the
streetscape. The layout of the detached units helps to achieve a smaller scale and reduce
the physical mass to better blend the project in with the existing surroundings which is
made up of other multifamily developments and single-family residences. The front-
facing balconies will not be out of character as there are other developments that also
feature front-facing balconies on the street, including a project that was recently approved
by the Planning Commission. The height of the new development will be compatible with
the existing developments on Second Avenue as there are other two-story developments
that have building heights at approximately 30’-0” such as the adjacent property next door
which features subterranean parking and two stories. Additionally, there will be landscape
hedging along the perimeter of the site that would provide a buffer between the subject
property and the adjacent multifamily developments and there will be a minimum of 10
feet setback from all the adjacent properties. Therefore, the proposed development and
subdivision of condominiums would be consistent with the City’s General Plan, Multiple-
Family Residential Design Guidelines, the Development Code, the State Subdivision Map
Act, and would not violate any requirements of the California Regional Water Quality
Control Board.
Tree Removal
The Applicant is requesting to remove one (1) protected Coast Live Oak tree on site. The
tree is located in the northwest portion of the property and has a trunk diameter of 16
inches. Due to its species and size, the tree is protected per the City’s Protected Tree
Ordinance and a health rating of ‘B’ (Adequate Health but with slight decline). The tree is
proposed to be removed because its root would be severely encroached upon during
construction of one of the units and there would be limited space for any future canopy
growth. In addition, each of the buildings is at the minimum building separation, setbacks,
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 7 of 16
and open space requirements and to accommodate the tree would result in a bulkier and
less high-quality design. As a result, the tree is proposed to be removed as noted in the
Arborist Report – refer to Attachment 5 of the Arborist Report.
In this case, there is sufficient justification for the removal of the tree. As a remedial
measure, the project will be subject to Condition No. 3, which requires that two (2)
replacement trees be planted as part of the project. However, the Applicant is proposing
to plant a one (1) 60” box Coast Live Oak, and two additional 36” box Magnolia ‘Little
Gem’ trees as replacement trees along the front yard in order to meet and exceed the
required replacement trees, see figure 4 below.
Tree Encroachment
The proposed construction of Unit 10 in the rear of the property will encroach within the
protected area of one (1) Southern Magnolia tree. However, no structural excavation will
be taking place within the critical root zone. The tree is expected to survive as long as the
Applicant adheres to the recommendations in the Arborist Report during demolition and
construction and a Certified Arborist will have to be on-site during grading to ensure all
the trees are protected – refer to Condition No. 4.
Figure 4 – Circled in Red: Coast Live Oak (#29) to be removed, Circled in Yellow: Southern Magnolia (#31) to remain;
Blue Stars are the required replacement trees.
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 8 of 16
FINDINGS
Tentative Tract Map
The proposal to subdivide the airspace for 16 residential condominium units requires a
subdivision through the Tentative tract map process – see Attachment No. 3 for Tentative
Tract Map No. TTM 23-05 (84291). The proposed subdivision complies with the
subdivision regulations of the Arcadia Municipal Code and the Subdivision Map Act and
would not violate any requirements of the California Regional Water Quality Control
Board. The following findings are required for approval of a Tentative tract map:
A. The proposed map, subdivision design, and improvements are consistent
with the General Plan, any applicable specific plan, and the Subdivisions
Division of the Development Code.
Facts in Support of the Finding: The proposed tentative tract map for a 16-unit
multi-family residential condominium development and subdivision of the airspace
has been reviewed for compliance with the City’s General Plan and Development
Code, and the Subdivision Map Act. The Project will exceed the maximum density
by providing 16 residential units instead of 15 units to ensure the project complies
with Government Code Section 65863 – the No Net Loss Law. The Project will not
be detrimental to the General Plan Medium Density Residential Land Use
designation and the R-2, Medium Density Multiple Family Residential zoning
designation, respectively. These designations are intended to accommodate high
density residential units such as condominiums, within the appropriate
neighborhoods such as this. There is no specific plan applicable to this project.
The proposed tentative tract map complies with the Subdivision Map Act because
the proposed 16-unit condominium development complies with the requirements
of the Subdivisions Division of the Development Code and all other City
requirements to subdivide for condominium purposes.
The Project would not adversely affect the comprehensive General Plan and is
consistent with the following General Plan goals and policies:
Land Use and Community Design Element
• Policy LU-1.1: Promote new infill and redevelopment projects that are
consistent with the City’s land use and compatible with surrounding existing
uses.
• Policy LU-4.1: Require that new multi-family residential development be
visually and functionally integrated and consistent in scale, mass, and
character with structures in the surrounding neighborhood.
• Policy LU-4.2: Encourage residential development that enhances the visual
character, quality, and uniqueness of the City’s neighborhoods and districts.
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 9 of 16
B. The site is physically suitable for the type and proposed density of
development.
Facts in Support of the Finding: The site is physically suitable for this type of
development and the consolidation of the four (4) lots into one lot can
accommodate the project and comply with all other applicable zoning
requirements, including but not limited to parking, setbacks, height, and open
space. The site will provide ample amenities for residents and will be compatible
with the existing neighborhood. Since the existing site has existed for many years
with 16 units without detriment, the site is suitable to replace the existing density
of 16 units with 16 units. Therefore, the site is physically suitable for the proposed
16-unit multi-family residential development.
C. The design of the subdivision and the proposed improvements are not likely
to cause substantial environmental damage or substantially and avoidably
injure fish or wildlife or their habitat.
Facts in Support of the Finding: The project is an infill site within an urbanized
area and does not serve as a habitat for endangered or rare species. Therefore,
the Project would not cause substantial environmental damage or impact wildlife.
D. The design of the subdivision or type of improvements is not likely to cause
serious public health or safety problems.
Facts in Support of the Finding: The project is to subdivide the airspace of 16
units for condominium purposes. The construction would be in compliance with all
applicable Building and Fire Codes to ensure public health and safety. While the
proposed 16 units exceeds the calculated maximum allowed, the existing site has
16 units, therefore, allowing the same number of units as already exists will not be
detrimental and shows the City’s existing infrastructure would adequately serve
the new development. Therefore, the development would not cause any public
health or safety problems.
E. The design of the subdivision or the type of improvements will not conflict
with easements acquired by the public at large for access through or use of,
property within the proposed subdivision (This finding shall apply only to
easements of record or to easements established by judgement of a court of
competent jurisdiction and no authority is hereby granted to a legislative
body to determine that the public at large has acquired easements for access
through or use of property within the proposed subdivision).
Facts in Support of the Finding: There are three existing six-feet wide
easements that will remain for utility purposes for this project. The project will not
conflict with these easements as no permanent structures will be built over the
easements. The 10-foot-wide utility easement that runs through the center of the
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 10 of 16
property shall be quitclaimed prior to approval of the Final Tract Map. Therefore,
the project does not conflict with the existing easements, as acquired by the public
at large for access through or use of property within the proposed subdivision.
F. The discharge of sewage from the proposed subdivision into the community
sewer system would not result in violation of existing requirements specified
by the California Regional Water Quality Control Board.
Facts in Support of the Finding: The Arcadia Public Works Services Department
determined that the City’s existing infrastructure would adequately serve the new
development, and the requirements of the California Regional Water Quality
Control Board would be satisfied.
G. The proposed design and site improvements of the subdivision conform to
the regulations of the City’s Development Code and the regulations of any
public agency having jurisdiction by law.
Facts in Support of the Finding: The project is in conformance with all the
regulations of the City’s Development Code. The project will replace the same
number of units that are on the four parcels, therefore there will be no net loss from
this new development. There is no other public agency that has jurisdiction over
this subject site.
Architectural Design Review
The proposed development is located within the Medium Density Residential (R-2) Zone,
which is intended to provide a variety of medium to high density residential developments.
The proposed design of the 16-unit condominium project is compatible with existing multi-
family developments in the surrounding neighborhood in terms of design, massing, and
scale. The proposed Contemporary architectural style would be compatible with other
existing multi-family developments along Second Avenue as the neighborhood is eclectic
with no dominant architectural style. The architectural elements incorporated in this
design, such as neutral toned stucco, tile roofing, and brick veneer, are consistent with
developments in the vicinity that have similar features. Additionally, the massing and
scale of the new development will not be out of character with developments in the vicinity
as many of the existing multi-family developments, despite being two-stories, are around
30’ 0” in height. The proposed buildings have articulation on all facades, providing visual
interest and reducing massing. The proposed design is therefore consistent with the City’s
Multi-family Residential Design Guidelines. All City requirements regarding disabled
access and facilities, occupancy limits, building safety, health code compliance,
emergency equipment, environmental regulation compliance, and parking and site design
shall be complied with by the property owner/Applicant to the satisfaction of the Building
Official, City Engineer, Deputy Development Services Director, Fire Marshal, and Public
Works Services Director, or their respective designees.
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 11 of 16
ENVIRONMENTAL ASSESSMENT
It has been determined that the project site is less than five (5) acres; the project site has
no value as a habitat for endangered, rare or threatened species; the proposed project
would not have any significant effects upon the environment, and the site can be
adequately served by all the required utilities and public services. Therefore, the project
is exempt under Class 32 (In-Fill Development Projects) pursuant to Section 15332 of the
State California Environmental Quality Act (CEQA) Guidelines. Refer to Attachment No.
5 for the Preliminary Exemption Assessment.
PUBLIC NOTICE/COMMENTS
A public hearing notice for this item was posted at the City Clerk’s Office, City Council
Chambers, at the Arcadia Library, and on the City’s website on February 29, 2024. It was
also mailed to the property owners located within 300 feet of the subject property. As of
March 12, 2024, no comments were received regarding this project. The existing tenants
were also notifed of the project on February 2, 2024.
RECOMMENDATION
It is recommended that the Planning Commission approve Multiple Family Architectural
Design Review No. MFADR 23-03, Tentative Tract Map No. TTM 23-05 (84291), Healthy
Tree Removal No. TRH 23-04, and Protected Tree Encroachment No. TRE 23-10,
subject to the following conditions, find that the project is Categorically Exempt from the
California Environmental Quality Act (CEQA), and adopt Resolution No. 2142, subject to
the following conditions of approval:
1. The project shall be developed and maintained by the Applicant/Property Owner in
a manner that is consistent with the plans submitted and conditionally approved for
Multiple Family Architectural Design Review No. MFADR 23-03, Tentative Tract Map
No. TTM 23-05 (84291), Healthy Tree Removal No. TRH 23-04, and Protected
Tree Encroachment No. TRE 23-10, subject to the approval of the Deputy
Development Services Director, or designee.
2. Any required mechanical equipment, such as backflow devices, visible from the
public right-of-way shall be screened from public view. Screening may include
landscaping, solid walls or other methods deemed appropriate for the development.
The placement and height of said screening shall be subject to review and approval
by the Deputy Development Services Director, or designee.
3. The Applicant/Property Owner shall plant a 60” box Coast Live Oak tree and two 36-
inch box Magnolia “Little Gem” trees within the front yard area as part of the
replacement trees for the removal of the healthy protected tree. These trees must
be shown on the final landscape plan. The Applicant/Property Owner shall also
comply with all the measures listed in the Arborist Report, dated December 9, 2023.
During construction, a Certified Arborist shall be on-site to monitor and ensure
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 12 of 16
proper placement of the new replacement trees as well as survival of the existing
protected Southern Magnolia tree. A follow-up report shall be submitted to the City
prior to issuance of a Certificate of Occupancy.
4. The Applicant/Property Owner shall comply with all the measures listed in the
Arborist Report, dated December 9, 2023. If the Certified Arborist determines that
the tree may not survive at the time the follow-up report is prepared, then the
Applicant shall plant a new 36-inch box tree on the subject site prior to issuance of
a Certificate of Occupancy. The location and type shall be approved by the Deputy
Development Services Director or designee.
5. The project shall comply with the latest adopted edition of the following codes as
applicable:
a) California Building Code
b) California Electrical Code
c) California Mechanical Code
d) California Plumbing Code
e) California Energy Code
f) California Fire Code
g) California Green Building Standards Code
h) California Existing Building Code
i) Arcadia Municipal Code
6. The project shall comply with Chapter 35A Multiple Family Construction Standards
as amended in the Arcadia Municipal Code Section 8130.20.
7. All utility conductors, cables, conduits and wiring supplying electrical, cable and
telephone service to a multiple family building shall be installed underground except
risers which are adjacent to and attached to a building.
8. A grading plan shall be prepared by a registered civil engineer and approved by the
City prior to issuance of a building permit. The grading plans shall indicate all on-
and off-site improvements and shall indicate complete drainage paths of all drainage
water run-off.
9. A demolition permit shall be obtained from Building Services prior to the removal
and/or demolition of the structures on site.
10. Prior to approval of the Tract Map, the Applicant/Property Owner shall:
a. Remove existing driveway approaches and construct new driveway
approach per the City’s standards.
b. Remove and replace new sidewalk providing adequate path of travel in
compliance with Americans with Disabilities Act (ADA). Ensure locations
around obstructions provide necessary clearances.
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 13 of 16
c. Remove and replace curb and gutter with 2’ asphalt slot cut from property
line to property line along the property frontage of Second Avenue.
d. The 10-foot easement that is owned by Southern California Edison shall
be quitclaimed and a copy of the recordation shall be submitted to the City
prior to filing the final tract map.
11. The Applicant/Property Owner shall submit a Low Impact Development (LID) plan
for this project, and it shall comply with the Los Angeles County Department of Public
Works 2014 LID standard Manual and show the selected measures on the grading
plan. These selected measures include, but are not limited to using infiltration
trenches, bio-retention planter boxes, roof drains connected to a landscaped area,
pervious concrete/paver, etc.
12. Prior to receiving a Certificate of Occupancy, the Applicant/Property Owner shall
repair any damages caused by the development to the asphalt street frontages from
property line to property line including but not limited to trench cuts and construction
traffic, as determined by the City Engineer.
13. There is a 12-inch ductile iron water main with 80 psi static pressure that the
development shall connect to on Second Avenue. for domestic water and/or fire
services. The Applicant/Property Owner shall provide calculations to the Public
Works Services Department to determine the total combined maximum domestic
and fire demand and verify the water service size required prior to issuance of a
Building Permit.
14. The Applicant/Property Owner shall install a common master water meter for the
residential multi-family development. The water meter for each unit can be used to
supply both domestic water services and fire services. The Applicant/Property
Owner shall separate the fire service from domestic water service with an approved
back flow device.
15. A separate water service and meter shall be required for common area landscape
irrigation. A reduced pressure backflow device shall be installed.
16. Fire protection requirements shall be as stipulated by the Arcadia Fire Department
and shall be conformed to Arcadia Standard Plan. A separate fire service with
Double Check Detector Assembly (DCDA) shall be installed for fire service if
required.
17. A Water Meter Permit Application shall be submitted to the Public Works Services
Department prior to issuance of a building permit for the new development.
18. New water service installations shall be by the Applicant/Property Owner. Installation
shall be according to the specifications of the Public Works Services Department,
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 14 of 16
Engineering Section. Abandonment of existing water services, if necessary, shall be
by the Applicant/Property Owner, according to Public Works Services Department.
19. An 8” Vitrified Clay Pipe (VCP) sewer line is available on Second Avenue to provide
sanitary sewer service for the project. The Applicant/Property Owner shall utilize the
existing sewer lateral, if possible. If they are any changes to the existing sewer lateral,
the Applicant/Property Owner shall obtain approval from the Los Angeles County
Sanitation District to connect to the exiting sewer main prior to commencing work
any work, and an encroachment permit from City of Arcadia.
20. If any drainage fixture elevation is lower than the elevation of next upstream
manhole cover, an approved type of backwater valve is required to be installed on
the lateral at the right-of-way and it shall be reviewed and approved by the Public
Works Department prior to issuance of a building permit.
21. The Applicant/Property Owner shall file a Notice of Intent (NOI) with the State Water
Resources Control Board for a General Construction NPDES Permit and pay
applicable fees to the State Water Resources Control Board.
22. The Applicant/Property Owner shall prepare a Storm Water Pollution Prevention
Plan (SWPPP) as part of the General Construction Permit requirements prior to
issuance of a building permit.
23. All structures shall be provided with an automatic fire sprinkler system per the City
of Arcadia Fire Department Single & Multi-Family Dwelling Sprinkler Standard.
24. A knox box shall be provided adjacent to the pedestrian and vehicle gates so that
the pedestrian and vehicle entry gate shall be openable without a special key for
the City of Arcadia Fire Department.
25. The Applicant/Property Owner shall comply with all City requirements regarding
building safety, fire prevention, detection, suppression, emergency access, public
right-of-way improvements, parking, water supply and water facilities, sewer
facilities, trash reduction and recycling requirements, and National Pollutant
Discharge Elimination System (NPDES) measures to the satisfaction of the Building
Official, Fire Marshal, Public Works Services Director, and Deputy Development
Services Director, or their respective designees. Compliance with these
requirements is to be determined by having fully detailed construction plans
submitted for plan check review and approval by the foregoing City officials and
employees.
26. To the maximum extent permitted by law, 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
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 15 of 16
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 MFADR 23-03, TTM 23-05 (84291), TRH
23-04, TRE 23-10 (“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 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 notify the Applicant of the claim, action, or proceedings and will
cooperate in the defense of the matter. 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 the 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 5 business
days of each and every notice from the City that the deposit has fallen below the
initial amount, Applicant/Property Owner shall replenish the deposit each and every
time in order for City’s legal team to continue working on the matter. The City shall
only refund to the Applicant/Property Owner 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. The parties
hereby agree to cooperate in defending such action. The City will not voluntarily
assist in any 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, at the request of the Applicant or not.
27. Approval of for Multiple Family Architectural Design Review No. MFADR 23-03,
Tentative Tract Map No. TTM 23-05 (84291), Healthy Tree Removal No. TRH 23-
04, and Protected Tree Encroachment No. TRE 23-10 shall not be in effect unless
the Property Owner and Applicant have executed and filed the Acceptance Form
with the City on or before 30 calendar days after the Planning Commission has
adopted the Resolution. The executed Acceptance Form submitted to the
Development Services Department is to indicate awareness and acceptance of the
conditions of approval.
Resolution No. 2142 - MFADR 23-03, TTM 23-05 (84291),
TRH 23-04, and TRE 23-10
314-326 S. Second Avenue
March 12, 2024 – Page 16 of 16
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this project, the Commission should move
to approve Multiple Family Architectural Design Review No. MFADR 23-03, Tentative
Tract Map No. TTM 23-05 (84291), Healthy Tree Removal No. TRH 23-04, and
Protected Tree Encroachment No. TRE 23-10, and Protected Diseased Tree Removal
Permit No. TRD 23-08 and state that the proposal satisfies the requisite findings, and
adopt the attached Resolution No. 2142 that incorporates the requisite environmental and
subdivision findings, and the conditions of approval as presented in this staff report, or as
modified by the Commission.
Denial
If the Planning Commission is to deny this project, the Commission should state the
specific findings that the proposal does not satisfy based on the evidence presented with
specific reasons for denial, and move to deny Multiple Family Architectural Design Review
No. MFADR 23-03, Tentative Tract Map No. TTM 23-05 (84291), Healthy Tree Removal
No. TRH 23-04, and Protected Tree Encroachment No. TRE 23-10 direct staff to prepare
a resolution for adoption at the next meeting that incorporates the Commission’s decision
and specific findings.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the March 12, 2024, Planning Commission Meeting, please
contact Assistant Planner, Alison MacCarley, at (626) 547-5447, or
amaccarley@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Deputy Development Services Director
Attachment No. 1: Resolution No. 2142
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Tentative Tract Map No. TTM 23-05 (84291)
Attachment No. 4: Architectural Plans
Attachment No. 5: Arborist Reported Dated December 9, 2023
Attachment No. 6: Preliminary Exemption Assessment
Attachment No. 3
Attachment No. 3
March 12, 2024 Planning Commission
Approved Minutes
Attachment No. 4
Attachment No. 4
Tentative Tract Map No. 84291
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Attachment No. 5
Attachment No. 5
Architectural Plans
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CUPANIA ANACARDIODESCARROT WOOD36" BOX MULTI TRUNK
CRAPE MYRTLE (RED)36" BOX
TREE PALETTE
MAGNOLIA 'LITTLE GEM'36" BOX
QUERCUS ARGIFOLIAACALIFORNIA LIVE OAK60" BOX
HEMEROCALLUS SP. DWARF EUONOMOUS MUHLY GRASS SP.
LANTANA SP.FESTUCA OVINA SP.CEANOTHUS SP.
RAPHIOLEPISUMBELLATA KNIPFOFIA SP. PERVOSKIA SP.
SHRUB PALETTE
DWARF POMEGRANATEDWARF CALLISTEMON LAVENDULA SP.
1"-2" CRUSHED ROCKGROUND COVER
LAURUS NOBILISSWEET BAY36" BOX
EXISTING TREE PERARBORIST REPORT
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1. NEW OR EXISTING CONCRETE DRIVEWAY
ENTRY.
2. GRAY / TAN COLORED STAMPED CONCRETE ORINTERLOCKING PAVERS, PER OWNER'SCHOICE. (TYPICAL)
3. TAN COLORED WASH FINISH CONCRETE w/ 6"WIDE BANDS, SCORE AS SHOWN. (TYPICAL)
4. INDICATES IRRIGATED GROUND COVER AND
MULCH; SEE PLANTING PLAN (TYPICAL)
5. UTILITY VAULT.
6. 2-3" DECORATIVE RIVER STONE OR INORGANIC
GROUND COVER.
7. REAL OR SYNTHETIC TURF, PER CITY
STANDARDS.
8. BOXWOOD OR PRIVET HEDGE MAINTAINED AT3' HIGH MAX. (TYPICAL)
9. NATURAL GRAY WASH FINISHED CONCRETE,SCORE AS SHOWN. (TYPICAL)
10. MAILBOX ENCLOSURE AND PEDESTRIAN GATE
PER ARCHITECT, SEE GATE ELEVATION ABOVE.
11. LIGHT COLORED (WHITE OR LIGHT GRAY) 5'-6"
VINYL FENCE. (TYPICAL)
12. VINYL GATE TO MATCH FENCING (#11).(TYPICAL)
13. ENTRY GATES & PILASTERS, SEE GATEELEVATION ABOVE.
14. 3" THICK NON-COMPACTED
34" CRUSHED ROCKOR PEA GRAVEL PER OWNER'S CHOICE OVER
GEOFABRIC WEED BARRIER. (TYPICAL)
15. TRASH ENCLOSURE PER ARCHITECT.
16. EUGENIA COMPACTA HEDGE/SCREEN AT
PERIMETER FENCE/WALL.
17. NEW 6' HIGH C.M.U WALL PER ARCHITECT.
18. EXISTING 6' HIGH BRICK WALL TO REMAIN.
LEGEND:
124
10
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12
13
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ARCHITECTURE NOTE:
FOR SITE PLAN NOTES AND LOT SQ. FOOTAGE
CALCULATIONS, SEE SEPARATE PLAN BY ARCHITECT:
PDS STUDIO
626-294-9402
WWW.PDS-STUDIO.COM
TOTAL SITE AREA: 40,869 SQ. FT.
TOTAL LANDSCAPE AREA: 13,352 SQ. FT.
3
2
12 11
11
15
PROPOSED BUILDING COLUMN BY ARCHITECT
PEDESTRIAN GATE ELEVATION
SCALE: 38"=1'-0"VEHICULAR GATE ELEVATION
SCALE: 38"=1'-0"
5'-8" HIGH STUCCO WALL
2' SQ. x 6'-0" HIGH STUCCO COLUMN
w/ PRECAST CONCRETE CAP
PAIR OF NEW WROUGHT IRON VEHICULAR
GATES 6'-0" HIGH MAX HEIGHT
LANDSCAPE AREALANDSCAPE AREA
MAIL BOX ENCLOSURE
PER ARCHITECT
NEW 2x4 FRAMED GATE
AND SIDE PANELS
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2
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-
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FRONT YARD HARDSCAPE:
TOTAL FRONT YARD SETBACK: 6,450 SQ.FT.
TOTAL FRONT YARD HARDSCAPE: 2,447 SQ.FT (37.9%)
5
NOTE:
UPON APPROVAL OF THE CONCEPTUAL LANDSCAPE PLAN
LAYOUT THE LANDSCAPE ARCHITECT SHALL PREPARE
PLANTING AND IRRIGATION PLANS IN ACCORDANCE WITH
THE WATER EFFICIENT LANDSCAPE ORDINANCE (WELO)
STATE AND CITY REQUIREMENTS.
Total existing Trees on Site (includes 1 Oak Tree):36
Total existing Trees to remain:6
Proposed new Trees to replace existing (24" box or larger):40
Proposed new 15 Gal. screen Trees at rear and sides of Property:190
Existing Oak Trees onsite to be removed:1
Proposed new Oak Trees to replace existing to be removed:1
14
14
6
5'-8" HIGH STUCCO WALL
Attachment No. 6
Attachment No. 6
Arborist Reported Dated December 9, 2023
314-326 2nd Ave Arcadia, CA 91006
Prepared for:
Philip Chan c/o PDS Studio
711 First Ave Arcadia, CA 91006
Arcadia, CA 91006
December 9, 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” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 1
Table of contents
Arborist Certificate------------------------------------------------------- pg. 3
Background and assignment Summary ------------------------------- pg. 4
Site Conditions & Google Earth Image ------------------------------- pg. 5
List Inventory ------------------------------------------------------------- pg. 6 & 7
Survey & Site Plan With Trees ----------------------------------------- pg. 8 & 9
Tree Pictures -------------------------------------------------------------- pg. 10 thru 30
Protection Guidelines ---------------------------------------------------- pg. 31 thru 36
Certificate of performance & Disclosure Statement ----------------- pg. 37
Arborist Signature Page ------------------------------------------------- Pg. 38
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 2
International Society Of Arboriculture Certificate
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 3
Summary
Mr. Chan,
You have retained my consulting arborist services to provide a tree inventory and protection plan for the
property described as 324 – 356 2nd Ave Arcadia, CA 91006. You are in the planning and permitting process
of demolishing the existing multi-family 8 units and redeveloping the property with a new multi-family 15 units.
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 December 8, 2023 and my analysis of the trees, topo,
site plan, and surrounding landscape. For the purpose of this report I will address these trees as Trees #
1 thru 36.
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 4
Site conditions
An 8 multi-family units currently exist on this property located 324 – 356 2nd Ave Arcadia, CA 91006.
1) There are (36) total trees on the subject property of which (4) trees are protected by the City of Arcadia
Tree Protection Ordinance due to their location and species.
2) There is (1) protected tree proposed to be removed. No off-site trees shall be impacted.
Google Earth Image
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 5
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” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 6
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.
List Inventory pg. 2
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 7
Site Survey With Trees (Full scale)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 8
Site Plan With Protected Trees (cropped)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 9
Trees # 1 (facing north)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 10
Tree # 1
Trees # 2 & 3 (facing east)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 11
Tree # 2
Tree # 3
Trees # 4 & 5 (facing south)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 12
Tree # 4
Tree # 5
Trees # 6 & 7 (facing south)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 13
Tree # 6
Tree # 7
Trees # 8 & 9 (facing east)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 14
Tree # 9 Tree # 8
Trees # 10 thru 12 (facing southeast)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 15
Tree # 10 Tree # 11
Trees # 13 thru 15 (facing south)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 16
Tree # 13
Tree # 14
Tree # 15
Trees # 16 & 17 (facing south)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 17
Tree # 16
Tree # 17
Trees # 18 thru 20 (facing east)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 18
Tree # 18 Tree # 19
Tree # 20
Trees 21 thru 23 (facing north)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 19
Tree # 21
Tree # 22 Tree # 23
Tree # 24 (facing east)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 20
Tree # 24
Trees # 25 & 26 (facing north)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 21
Tree # 25
Tree # 26
Tree 27 (facing northeast)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 22
Tree # 27
Tree 28 (facing southeast)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 23
Tree # 28
Tree 29 (facing southwest)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 24
Tree # 29
Tree 30 (facing south)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 25
Tree # 30
Tree 31 (facing southeast)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 26
Tree # 31
Trees 32 & 33 (facing east)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 27
Tree # 32
Tree # 33
Tree 34 (facing north)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 28
Tree # 34
Tree 35 (facing south)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 29
Tree # 35
Tree 36 (facing east)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 30
Tree # 36
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” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 31
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” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 32
Survey With Protection Fencing (cropped)
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 33
Tree # 1 Southern magnolia (Protection Details)
a) Structural excavation and over-excavation: No structural excavations are proposed within the drip line
of this tree . Impact is expected to be be zero.
b) New driveway: The new driveway is proposed on the opposite side of the property. Impact is expected
to be zero.
c) New Landscaping: The removal of the existing grass and under the drip line of this tree shall be done
manually with manual tools to a maximum depth of 3 inches to prevent severe root disturbance and
damage.
d) New Sprinklers: No broadcast trenching for sprinklers shall be performed within 5 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 10 ft. from the trunk that are encountered for plantings shall be relocated if
a root greater than 2 inches is encountered.
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 is
expected. Tree stability, anchorage, trunk, branch, and leaves are not expected to be impacted.
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 34
Tree # 4 Southern magnolia (Protection Details)
a) Structural excavation and over-excavation: No structural excavations are proposed within the drip line
of this tree . Impact is expected to be zero.
b) New driveway: The new driveway is proposed on the opposite side of the property. Impact is expected
to be 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 5 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 10 ft. from the trunk that are encountered for plantings shall be relocated if
a root greater than 2 inches is encountered.
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 is
expected. Tree stability, anchorage, trunk, branch, and leaves are not expected to be impacted.
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 35
Tree # 31 Southern magnolia (Protection Details)
a) Structural excavation and over-excavation: No structural excavations are proposed within the drip line
of this tree . Impact is expected to be zero.
b) New driveway: The new driveway is proposed on the opposite side of the property. Impact is expected
to be 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 5 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 10 ft. from the trunk that are encountered for plantings shall be relocated if
a root greater than 2 inches is encountered.
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 is
expected. Tree stability, anchorage, trunk, branch, and leaves are not expected to be impacted.
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 36
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 o f any tree. The opinions
contained in the Arborist report are independent and objective 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 c ontractual
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 construction 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 structural 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” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 37
Philip Chan “PDS Studio” 314-326 2nd Ave Arcadia, CA 91006 December 9, 2023
Javier Cabral / Consulting Arborist Pg. # 38
Attachment No. 7
Attachment No. 7
Letter from Property Owner at 319 S.
Second Avenue
Attachment No. 8
Attachment No. 8
Preliminary Exemption Assessment
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project: Multiple Family Architectural Design Review No. MFADR 23-
03, Tentative Tract Map No. TTM 23-05 (84291), Healthy Tree
Removal No. TRH 23-04, and Protected Tree Encroachment
No. TRE 23-10 – A tentative tract map for a 16-unit residential
condominium detached townhome development
2. Project Location – Identify street
address and cross streets or
attach a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
314-326 S. 2nd Avenue (between California Street and El
Dorado Avenue)
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Philip Chan on behalf of
Smart Property II LLC, property owner
(2) Address 711 S. First Avenue
4. Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental
assessment because:
a. The proposed action does not constitute a project under CEQA.
b. The project is a Ministerial Project.
c. The project is an Emergency Project.
d. The project constitutes a feasibility or planning study.
e. The project is categorically exempt.
Applicable Exemption Class: 15332 – Class 32 (Infill Development)
f. The project is statutorily exempt.
Applicable Exemption:
g. The project is otherwise
exempt on the following basis:
h. The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date:
January 20, 2024
Staff:
Alison MacCarley, Assistant Planner