HomeMy WebLinkAboutDecision Letter
DEVELOPMENT SERVICES DEPARTMENT
ArcadiaCA.gov | 240 West Huntington Drive, Arcadia, CA 91007 | (626) 574- 5415
December 1, 2025 Via EDGE and email
Eric Tsang
440 E. Huntington Dr. STE 323
Arcadia, Ca 91006
SUBJECT: Multiple-Family Architectural Design Review No. MFADR 25-02
PROJECT ADDRESS: 158-160 California Street
Dear Applicant,
The public comment period for the Notice of Pending Decision ended on Wednesday,
November 26, 2025. Staff received no comments during the notification period. After
careful consideration, staff has determined that the design of the new multi-family
residence complies with all applicable objective design and development standards
per the requirements of SB 330. Therefore, the Development Services Department
has conditionally approved the multi-family design review project, for a new 4-unit,
three-story, Contemporary-style building with attached two-car garages, and private
open space at 158-160 California Ave., subject to the following conditions:
Planning
1. The project shall be developed and maintained by the applicant/property owner
in a manner that is consistent with the plans and materials conditionally
approved for Multiple-Family Architectural Design Review No. MFADR 25-02.
2. No utility or flxtures shall be located on the exterior walls of the building that
face the street.
3. Any required mechanical equipment, such as backfiow 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
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review and approval by the Deputy Development Services Director.
4. The project shall comply with the City’s Water Efficient Landscaping Ordinance
(WELO). The application shall be submitted with the plans for plan check in
Building Services.
Engineering
5. The Developer shall submit a Tentative Parcel Map for review and approval by the
City prior to preparation and approval of the Final Parcel Map.
6. Prior to approval of the Final Parcel Map, the Developer shall complete, or provide
adequate security for, all required off-site improvements as listed below and as
directed by the City Engineer:
a. Remove the existing driveway approach and construct a new driveway
approach in accordance with City Standard 801-1. The driveway wing
shall maintain a minimum one-foot (1’) separation from the easterly
property line.
b. Remove and replace the existing curb and gutter with a two-foot (2’) slot
cut, from property line to property line.
c. Remove and replace the sidewalk, from property line to property line,
in accordance with City Standard 802-1 through 802-3.
d. Remove and replace the alley asphalt, from property line to property
line and full width, including replacement of the existing ribbon gutter.
Fire
7. All structures within the project shall be equipped with flre sprinkler systems
designed and installed in accordance with the City of Arcadia Fire Department’s
Single and Multi-Family Dwelling Sprinkler Standard, as well as all applicable
provisions of the California Fire Code and NFPA requirements. Plans shall be
submitted to the Fire Department for review and approval prior to installation.
8. A Knox switch shall be installed for any vehicular access gate associated with the
development. The Knox switch shall be approved by the Arcadia Fire Department
and installed in accordance with Fire Department access standards to ensure
emergency personnel can access the site at all times.
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Trash and Recycling
9. The Developer shall provide refuse, recycling, and organic waste collection
facilities in compliance with City standards for all multi-family residential
developments. The submittal shall include a detailed plan identifying the
number of containers and/or dumpsters, enclosure locations, dimensions, and
measurements based on the project’s population needs.
If residents are expected to transport wheeled carts from the rear of the
property to the street frontage, the Developer shall ensure adequate walkways
are provided to accommodate this movement.
10. The Developer shall prepare and submit a Low Impact Development (LID) Plan for
review and approval by the City.
Stormwater Pollution Prevention
11. The Developer shall prepare a Stormwater Pollution Prevention Plan (SWPPP) that
identifles the construction Best Management Practices (BMPs) to be implemented
during all phases of construction. Proof of SWPPP compliance shall be provided
to the City prior to issuance of any grading or building permits.
12. The Developer shall obtain coverage under the State Water Resources Control
Board’s Construction General Permit (CGP) and provide documentation of
coverage to the City prior to permit issuance.
Sewer
13. Prior to occupancy, the Developer shall repair any damage to the street frontage
caused by construction activities associated with the project. Repairs shall include,
but are not limited to, trench cuts, pavement degradation, and construction-
related wear, as determined by the City Engineer. If the frontage street segment
is under the City’s pavement moratorium, the required repair area may be
extended from curb-to-curb at the direction of the City Engineer.
14. An existing 8-inch VCP City sewer main located in the alley between California
Street and Diamond Street is available to serve the project. Based on typical
sanitary sewer demand rates for a development of this size and type, the existing
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8-inch City sewer main is anticipated to have sufficient capacity to accommodate
projected fiows associated with the proposed improvements.
15. The Developer shall utilize existing sewer lateral(s) wherever feasible. Any
proposed modiflcations or new laterals shall be subject to review and approval
by the City Engineer.
16. If any drainage flxture within any structure is located at an elevation lower than
the elevation of the next upstream manhole cover, the Developer shall install an
approved backwater valve on the building sewer lateral. The backwater valve shall
be located on the private property side of the property line and shall be
maintained in accordance with City standards.
Water
17. An existing 8-inch cast iron City water main with an available static pressure of
approximately 65 psi is located along the south side of California Street and is
capable of providing the necessary domestic and flre service demands for the
proposed development. All new service connections shall be designed and
installed in accordance with City standards and subject to approval by the Public
Works Services Department.
18. The Developer shall install a separate water meter for each condominium unit.
Each meter may be used to serve both domestic water and flre service demands
for that unit. The Developer shall separate all flre service connections from
domestic service lines with an approved backfiow prevention device.
19. The Developer shall install a dedicated landscape irrigation water service line and
separate water meter to serve the common area landscaping. This irrigation
service shall be equipped with an approved reduced-pressure backfiow
prevention device and designed in accordance with City water efficiency,
irrigation, and backfiow protection standards.
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20. The Developer shall submit a Water Meter Permit Application to the Public Works
Services Department prior to the issuance of any building permit.
21. All new water service installations shall be performed by the Developer in
accordance with the speciflcations of the Public Works Services Department,
Engineering Section. If any existing water services must be abandoned, such
abandonment shall also be completed by the Developer in compliance with Public
Works Services Department standards and Engineering Division speciflcations.
22. 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 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 Multiple-
Family Architectural Design Review No. MFADR 25-02 (“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, speciflcations, 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 notifled, 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
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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 City that the deposit has fallen below the initial
amount, Applicant 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 Developer any unexpended funds from the deposit within 30 days of: (i) a
flnal, 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, at the request of
the Applicant or not.
23. The Property Owner/Applicant shall comply with all City requirements regarding
building safety, flre 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 and
employees.
24. Approval of MFADR 25-02 shall not take effect until the Applicant/Property Owner
has executed and flled with the City on or before January 1, 2026, an Acceptance
Form available from the Development Services Department, to indicate
acceptance of the conditions required by this approval.
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There is a ten (10) day appeal period for this application. To flle an appeal, a
completed Appeal Application form must be submitted to the Community
Development Division along with a $728.00 appeal fee by 5:30 p.m. on Thursday,
Thursday, December 11, 2025. You will be notifled if an appeal is flled.
This approval shall expire in one year (December 11, 2026) from the effective date
unless plans are submitted to Building Services for plan-check, a building permit is
issued and the construction is diligently pursued, a certiflcate of occupancy has been
issued, or the approval is renewed. The flnal plans must be consistent with the
approved design concept plans and any conditions of approval. Any inconsistency
from the approved design concept plans may preclude the issuance of a building
permit.
An extension may be granted by the Development Services Director or designee, or
the Review Authority that approved the project for a maximum period of one (1) year
from the initial expiration date. An extension can only be granted if the required
flndings can be made. Please note that acceptance of an extension request does not
indicate approval of an extension.
A building permit must be obtained prior to any construction activity. Please contact
Building Services at (626) 574-5416 to determine the type of documentation, plans,
and fees for the appropriate permit. This letter of approval must be presented to
Building Services to initiate the permitting process.
Approval of Multiple-Family Architectural Design Review No. MFADR 25-02 shall not
go into effect unless the property owner and applicant have executed and flled the
enclosed Acceptance Form to indicate awareness and acceptance of these conditions
of approval. The Acceptance form is due now and if it is not received by January 1,
2025, or if the project is appealed, this approval will become null and void.
You may visit the City’s website at www.ArcadiaCA.gov/noticesanddecisions to view
this notice. If you have any questions, please contact me at (626) 574 -5447, or by
email at mchipres@ArcadiaCA.gov. Thank you.
Sincerely,
DEVELOPMENT SERVICES DEPARTMENT
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Community Development Division/Planning Services
Melissa Chipres
Senior Planner
Enclosure: Acceptance Form
c: Maggie Y Qiu and Dian Wen Lie, Wife and Husband as Community Property with
Right of Survivorship- Soleil Homes Inc., Property Owner, Property Owner