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HomeMy WebLinkAbout4-28-26 Agenda PacketARCADIA PLANNINGCOMMISSION REGULAR MEETING AGENDA Tuesday, April 28, 2026, 7:00 PM Location: City Council Chambers, 240 W. Huntington Drive Pursuant to the Americans with Disabilities Act, persons with a disability who require a disability related modification or accommodation in order to participate in a meeting, including auxiliary aids or services, may request such modification or accommodation from the City Clerk at (626) 574-5455. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to the meeting. (626) 574-5455 48 Pursuant to the City of Arcadia’s Language Access Services Policy, limited-English proficient speakers who require translation services in order to participate in a meeting may request the use of a volunteer or professional translator by contacting the City Clerk’s Office at (626) 574-5455 at least 72 hours prior to the meeting. (626) 574- 5455 72 CALL TO ORDER ROLL CALL: Domenico Tallerico, Chair Vincent Tsoi, Vice Chair David Arvizu, Commissioner Angela Hui, Commissioner Marilynne Wilander, Commissioner SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS PUBLIC COMMENTS (5 minute time limit per person) Commission. Under the Brown Act, the Commission or Board Members are prohibited from discussing or taking action on any item not listed on the posted agenda. PUBLIC HEARING All interested persons are invited to appear at a public hearing and to provide evidence or testimony concerning any of the proposed items set forth below for consideration. Separate and apart from the applicant (who may speak longer at the discretion of the Commission) 1 speakers shall be limited to . The applicant may additionally submit rebuttal comments, at the discretion of the Commission. You are hereby advised that should you desire to legally challenge in court or in an administrative proceeding any action taken by the City Council regarding any public hearing item, you may be limited to raising only those issues and objections you or someone else raised at the public hearing or in written correspondence delivered to the City Council at, or prior to, the public hearing. 1. Resolution No. 2187 – Approving Multi-Family SB 330 Application No. SB 330 25-01, Tentative Tract Map No. TTM 26-01 (84910), and Protected Healthy Tree Removal Permit No. TRH 26-02 for a new 30 unit, multi-family residential condominium development located at 514 Fairview Avenue CEQA: Categorically Exempt Recommendation: Adopt Applicant: Eric Tsang on behalf of 518 Fairview, LLC There is a ten day appeal period. Appeals are to be filed by 4:30 p.m. on Friday, May 8, 2026. 2. Resolution No. 2188 – Approving Planning Commission Administrative Modification No. PC AM 25-05 for an updated parking plan at the Arcadia Hub Shopping Center located at 1201 to 1325 S. Baldwin Avenue, and 733, 745, and 815 W. Naomi Avenue CEQA: Categorically Exempt Recommendation: Adopt Applicant: Baldwin Arcadia Center, L.P. There is a ten day appeal period. Appeals are to be filed by 4:30 p.m. on Friday, May 8, 2026 CONSENT CALENDAR All matters listed under the Consent Calendar are considered to be routine and can be acted on by one roll call vote. There will be no separate discussion of these items unless members of the Commission, staff, or the public request that specific items be removed from the Consent Calendar for separate discussion and action. 3. Minutes of the April 14, 2026, Regular Meeting of the Planning Commission Recommendation: Approve 2 MATTERS FROM CITY COUNCIL LIAISON MATTERS FROM PLANNING COMMISSIONERS MATTERS FROM ASSISTANT CITY ATTORNEY MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS ADJOURNMENT The Planning Commission will adjourn this meeting to Tuesday, May 12, 2026, at 7:00 p.m. 3 Welcome to the Arcadia Planning Commission Meeting! The Planning Commission encourages public participation and invites you to share your views on City business. MEETINGS: Regular Meetings of the Planning Commission are held on the second and fourth Tuesdays of each month at 7:00 p.m. in the City Council Chambers. A full Planning Commission agenda packet with all backup information is available at City Hall, the Arcadia Public Library, and on the City’s website at www.ArcadiaCA.gov. Copies of individual Agenda Reports are available via email upon request (Planning@ArcadiaCA.gov). Documents distributed to a majority of the Planning Commission after the posting of this agenda will be Arcadia, California. CITIZEN PARTICIPATION: Your participation is welcomed and invited at all Planning Commission meetings. Time is reserved at each regular meeting for those in the audience who wish to address the Planning Commission. The City requests that persons addressing the Planning Commission refrain from making personal, slanderous, profane, or disruptive remarks. When the Chair asks for those who wish to speak please come to the podium and state your name and address for the record. Please provide a copy of any written materials used in your address to the Planning Commission as well as a copy of any printed materials you wish to be distributed to the Planning Commission. MATTERS NOT ON THE AGENDA should be presented during the time designated as “PUBLIC COMMENTS.” In general, each speaker will be given (5) minutes to address the Planning Commission; however, the Chair, at his/her discretion, may shorten the speaking time limit to allow all speakers time to address the Planning Commission. By State law, the Planning Commission may not discuss or vote on items not on the agenda. The matter will automatically placed on the agenda of a future meeting. PUBLIC HEARINGS AND APPEALS are items scheduled for which public input is either required or desired. Separate and apart from an applicant or appellant (who may speak longer at the discretion of the Planning Commission), speakers shall be limited to (5) minutes per person. The Chair, at his/her discretion, may shorten the speaking time limit to allow all speakers to address the Planning Commission. The applicant or appellant may also be AGENDA ITEMS: The Agenda contains the regular order of business of the Planning Commission. Items on the Agenda have generally been reviewed and investigated by the City 4 a matter before making its decision. CONSENT CALENDAR: Items listed on the Consent Calendar are considered to be routine by the Planning Commission and may be acted upon by one motion. There will be no separate so requests. In this event, the item will be removed from the Consent Calendar and considered and acted on separately. DECORUM: While members of the public are free to level criticism of City policies and the action(s) or proposed action(s) of the Planning Commission or its members, members of the public may not engage in behavior that is disruptive to the orderly conduct of the proceedings, including, but not limited to, conduct that prevents other members of the audience from being heard when it is their opportunity to speak, or which prevents members of the audience from hearing or seeing the proceedings. Members of the public may not threaten any person with physical harm or act in a manner that may reasonably be interpreted as an imminent threat of physical harm. All persons attending the meeting are expected to adhere to the City’s policy barring harassment based upon a person’s race, religious creed, color, national origin, ancestry, physical handicap, medical condition, marital status, gender, sexual orientation, or age. The Chief of Police, or such member or members of the Police Department, may serve as the Sergeant-at-Arms of the Planning Commission meeting. The Sergeant-at-Arms shall carry out all orders and instructions given by the person who violates the order and decorum of the meeting may be placed under arrest and such person may be prosecuted under the provisions of Penal Code Section 403 or applicable Arcadia Municipal Code section. 5 (Arcadia Public Library) (www.ArcadiaCA.gov) (Planning@ArcadiaCA.gov) (City Hall, 240 W. Huntington Drive, Arcadia, California) “” (5) (5) “” “” 403 6 STAFF REPORT DEVELOPMENT SERVICES DEPARTMENT DATE: April 28, 2026 TO:Honorable Chairperson and Planning Commission FROM:Lisa L. Flores, Development Services Director By: Edwin Arreola, Senior Planner SUBJECT:RESOLUTION NO. 2187 APPROVING MULTI-FAMILY SB 330 APPLICATION NO. SB 330 25-01, TENTATIVE TRACT MAP NO. TTM 26-01 (84910), AND PROTECTED HEALTHY TREE REMOVAL PERMIT NO. TRH 26-02 FOR A NEW 30 UNIT, MULTI- FAMILY RESIDENTIAL CONDOMINIUM DEVELOPMENT LOCATED AT 514 FAIRVIEW AVENUE CEQA: Categorically Exempt Recommendation: Adopt SUMMARY The Applicant, Eric Tsang, on behalf of the property owner 518 Fairview LLC, is requesting approval of Multi-Family SB 330 Application No. SB 330 25-01, Tentative Tract Map No. TTM 26-01 (84910), and Protected Healthy Tree Removal Permit No. TRH 26-02 for a new 30 unit, contemporary style, multi-family residential condominium development at 514 Fairview Avenue . The Applicant has applied for a Preliminary SB 330 Application and the Project was deemed to be in compliance with SB 330 on July 24, 2025. Therefore, the Project is vested with the standards in effect at the time of the preliminary application submittal, is limited to no more than five public hearings, and is subject only to objective development standards. Furthermore, the proposed Project also includes the removal of 12 protected trees. Development Code, and Subdivision Code. It is recommended that the Planning Commission find that the Project is Categorically Exempt under the California Environmental Quality Act (CEQA) under Section 15332 as a Class 32 infill development and adopt Resolution No. 2187 subject to the conditions listed in the staff report refer to Attachment No. 1. 7 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 2 of 16 BACKGROUND The subject site is located on the south side of Fairview Avenue over two existing lots (514 and 518 Fairview Avenue). The 514 Fairview Avenue lot is 28,870 square feet and the 518 Fairview Avenue lot is 28,925 square feet. Together, the site has a total area of approximately 57,795 square feet and is zoned High Density Residential (R-3) with a General Plan Land Use Designation of High Density Residential. Surrounding land uses also include other R-3 zoned properties to the north, east, south, and west. The Project site currently consists of a 1,672 square foot home, a 1,044 square foot home, a 738 square foot home, and several storage and barn structures refer to Figure 1 below and Attachment No. 2 for an Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity. Figure 1 Aerial of the Subject Site 8 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 3 of 16 The Project received preliminary approval through the SB 330 process under SB 330 Preliminary Application No. SB 330 PRELIM 25-04, which streamlines the review and approval of housing projects that comply with all zoning regulations and objective development standards in the Development Code. SB 330, enacted as part of the Housing Crisis Act of 2019, was subsequently amended by SB 8 (2022) and AB 1218 (2024) to further facilitate housing production. applicable standards in effect at that time are vested. Accordingly, the Project is subject only to objective development standards, is not subject to design review, and is limited to no more than five public hearings. In addition, because the application was submitted prior to the City to provide affordable units. The Project is also not utilizing the State Density Bonus Law. The existing buildings on site will be demolished to accommodate the Project. The Development Code requires a Certificate of Demolition (COD) to be approved to demolish any structures over 50 years of age, while the residential structures on site were constructed in 1927. An evaluation by an Architectural Historian concluded that the structures do not meet the criteria for recognition as historical resources and are therefore not eligible for listing on the California Register or designation as local landmarks. The existing buildings are not considered significant examples of any specific architectural style, nor are they associated with any notable historical events or figures. PROPOSAL The Applicant is proposing to combine the two existing lots into one lot through the Tentative Tract Map process to develop 30 three-story, multi-family units and subdivide the airspace of each of the units to allow for the sale of each residential condominium unit. In order to sell individual units for separate ownership, a tract map is required for the subdivision of airspace. SB 330 does not require a subdivision for multi-family projects and does not streamline the review process for maps associated with housing developments. As a result, all tract maps must still be reviewed by the Planning Commission through a public hearing refer to Attachment No. 3 for the Tentative Tract Map and Figure 2 below for a Site Plan. 9 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 4 of 16 Figure 2 Site Plan The proposed 30 units will be built as 15 buildings, each containing two attached townhome style units. Each building includes one of two distinct floor plan types. Model A will consist of a 1,855 square foot four-bedroom unit and Model B will consist of a 1,867 square foot four- bedroom unit. - -- and side yards. Each unit will have an attached two-car garage and the property will maintain code compliant common open space at the minimum rate of 100 square feet per unit. The Applicant is also proposing to subdivide the airspace to allow for the sale of each residential condominium unit refer to Attachment No. 4 for the proposed Architectural Plans and Figure 3 below for a breakdown of the units. Number of Units Square Feet Bedrooms Bathrooms 15 (Model A) 1,855 4 4 15 (Model B) 1,867 4 4 30 Units Total Figure 3 Unit Size Table The buildings are designed in a Contemporary architectural style as shown in Figure 4 below. The exterior walls of the buildings will be finished with white and charcoal colored stucco and wooden siding. It will be accented with bronze paneled garage doors, bronze windows, black light fixtures, and black rain gutters. The buildings will have a flat roof with mechanical equipment screened by parapets and will incorporate articulation in the form of steps back and cantilevers between the different levels of the building. Access to the site will be provided off the north side of the property from Fairview Avenue via two separate driveways. 15 guest parking spaces will be provided on site. The backflow devices will be installed within the western portion of the front yard and a transformer will be installed within the central portion of the front yard. A condition has been included to provide screening for these utilities (see Condition No. 3). Mailboxes will be provided 10 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 5 of 16 adjacent to each driveway. Additionally, a bike rack with six bicycle parking spaces will be provided at the rear of the site. Figure 4 Rendering of the design of the units The proposal also includes the removal of 12 protected trees (11 Coast Live Oak trees and one California Sycamore tree) throughout the site refer to Figure 5 below. The trees have the following issues which prevent them from being preserved: One sycamore tree towards the southeast portion of the lot was deemed dead. Eight Coast Live Oak trees are located in the central portion of the site where development is proposed: three of these exhibit unbalanced canopies. One oak tree on the west side of the site, adjacent to a building footprint, exhibits a severe lean. One oak tree on the east side of the site is located within the proposed driveway area. Another oak tree on the east side of the site, also within the proposed driveway area, exhibits a severe lean. 11 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 6 of 16 Figure 5 Location of the protected trees to be removed These conditions, as determined by a Certified Arborist, indicate that the existing protected trees cannot survive development near their root area. Replacement landscaping will include four (4) 36-inch box Coast Live Oak trees, five (5) 24-inch box Forest Pansy trees, and five (5) 24-inch box Crape Myrtle trees. The oak trees will be located in the front yard, while the other replacement trees will be planted in available interior spaces between units. Although the total number of replacement trees is below the 2:1 ratio required by code, site constraints include limited space and the large growth area required by oak trees preclude planting additional trees. The proposed four Coast Live Oak trees represent the maximum number that can successfully establish on the site, supplemented by the other replacement trees. Additional landscaping is proposed along the front of the site, adjacent to walkways and open spaces, and along the rear of the property adjacent to Arcadia Avenue. ANALYSIS The R-3 zone requires a minimum density of one dwelling unit per 2,200 square feet of lot area, and a maximum density of one unit per 1,450 square feet of lot area. The subject property measures 57,795 square feet in area. This results in a minimum density of 26 units and a maximum of 39 units for the subject site; therefore, the proposed 30unit development complies with the density requirements of the underlying R-3 Zone. Additionally, the Project will comply with other applicable development standards such as the front setback, height, open space, and parking requirements. As such, and in accordance with SB 330, the Project has not been analyzed under Multi-Family Residential Design Guidelines, as they are not applicable to the Project. The design is subject to review for consistency with -family objective development standards. It has been confirmed that the design complies with all objective development development standards allow for an Applicant to comply with all but up to three development standards to offer 12 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 7 of 16 some flexibility and to result in better architectural outcomes. Therefore, the Applicant is proposing to waive the following development standards: 1. Massing - For projects over two stories in height, portions of the upper stories shall be recessed at least two feet from the front façade to reduce the overall massing of the building at the pedestrian level. 2. Windows - Architectural window detailing, such as sills, trim, and/or awnings should be provided. 3. Trees - Existing mature trees should be preserved and incorporated into development proposals. The proposed design recesses a significant portion of the third floor from the floors below, providing vertical articulation and reducing perceived massing. Additionally, the changes in materials and architectural breaks further articulate the different floors. Given the modern design of the development, which features simple window forms, additional detailing such as sills, trim, or awnings is not required to achieve visual interest. Moreover, preserving all existing mature trees on the site, many of which are located in the center and within buildable areas limits opportunities for additional setbacks. Therefore, the waivers being requested from the development standards are justified. The proposed consolidation of the two existing lots into one, together with the airspace subdivision for the 30-unit, multi-family development, meets all applicable requirements of the airspace to establish condominiums for individual sale, and no changes are proposed to the design, density, or physical improvements already approved for the Project. The subject site can be adequately served by existing utilities and public infrastructure. All necessary improvements and repairs will be secured as conditions of approval. The proposed development and subdivision of condominiums will also be consistent with violate any requirements of the California Regional Water Quality Control Board. The removal of the 12 protected trees on site is warranted as the trees are located either within the center of the site or within proximity to the building footprint of the Project or driveway. Additionally, the protected California Sycamore tree on site is in poor health. An Arborist analyzed the potential for retaining the trees on site but due to their proximity to building foundations and driveway area, it was determined that preserving these trees while allowing the Project to be suitably developed per the Development Code would be infeasible and the trees would need to be removed refer to Attachment No. 5 for the Arborist Report. Therefore, the Arborist has determined that an appropriate replacement for the site is to plant a minimum of four (4) 36-inch box Coast Live Oak trees, five (5) 24-inch box Forest Pansy trees, and five (5) 24-inch box Crape Myrtle trees for the removal of the protected 13 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 8 of 16 trees. A condition has been added to ensure that replacement trees are planted and that a follow up Arborist Report is required confirming the planting prior to issuance of a Certificate of Occupancy. FINDINGS Sections 9103.15.040 and 9105.03.060(A)(1) of the Development Code require that for a Tentative Tract Map to be granted, it must be found that all of the following prerequisite findings can be satisfied: Tentative Tract Map 1. 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 to Support This Finding: The Project is in compliance with all of the provisions of Subdivision Map Act. It has been determined that the proposed subdivision is consistent with the General Plan High Density Residential Land Use designation and the R-3, High Density Multiple Family Residential zoning designation. These designations are intended to accommodate high density, attached or detached residential units such as condominiums, within the appropriate neighborhoods. The proposed Tentative Parcel Map complies with the Subdivision Map Act regulations, and there is no specific plan applicable to this Map. The site is physically suitable for the approved condominium project. The Map would not adversely affect the comprehensive General Plan and is consistent with the following General Plan goal and policy: Land Use and Community Design Element Policy LU-1.1: Promote new infill and redevelopment projects that are consistent with Policy H-2.3: Encourage compatible residential development in areas on underutilized land. Policy H-2.4: Maintain development standards, regulations, and design features that are flexible to provide a variety of housing types and facilitate housing that is appropriate for the neighborhoods in which they are located. Policy H-4.4: Support infill development at appropriate locations in the City. 14 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 9 of 16 2. The site is physically suitable for the type and proposed density of development. Facts to Support This Finding: The R-3 Zone requires a minimum density of one dwelling unit per 2,200 square feet of lot area, and a maximum density of one unit per 1,450 square feet of lot area. Based on the lot area of 57,795 square feet, a minimum of 26 units and a maximum of 39 units could be developed at this site. Therefore, the proposed 30-unit development complies with the density requirements of the underlying zone, as well as all other applicable zoning requirements including but not limited to parking, setbacks, height, and open space. Therefore, the site is physically suitable for the Project. 3. 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 to Support This Finding: The Project is a subdivision of an infill site within an urbanized area and does not serve as a habitat for endangered or rare species. The Project will not cause substantial environmental damage or impact wildlife. 4. The design of the subdivision or type of improvements is not likely to cause serious public health or safety problems. Facts to Support This Finding: The Project is to subdivide the airspace of the proposed multi-family development. The Project will be in compliance with all applicable Building and Fire Codes to ensure public health and safety. The proposed density will comply with the allowed density by the R-3 serve the Project. Therefore, the Project will not cause any public health or safety problems. 5. 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 to Support This Finding: The proposed design of the subdivision does not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. There are no known easements on the subject property. Therefore, the Project will not conflict with any such easements. 15 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 10 of 16 6. The discharge of sewage from the proposed subdivision into the community sewer system will not result in violation of existing requirements specified by the California Regional Water Quality Control Board. Facts to Support This Finding: The Arcadia Public Works Services Department discharge of sewage from the Project into the community sewer system will not result in violation of existing requirements specified by the California Regional Water Quality Control Board. 7. The proposed subdivision, its design, density, and type of development and improvements conforms to the regulation of the Development Code and the regulations of any public agency having jurisdiction by law. Facts to Support This Finding: The approved development and the proposed subdivision of the airspace for the multi-family development is in conformance with the improvements required for the site would c Development Code and requirements of any public agency having jurisdiction by law. Removal of a Healthy Protected Tree 8. The removal of the trees is necessary. Facts to Support This Finding: The Project will require the removal of 12 protected trees on site which includes 11 Coast Live Oak trees and one California Sycamore tree. The removal of these protected trees is necessary as they are located at the center of the site and within the footprint of the proposed building foundations and driveway areas. Additionally, five of the oak trees exhibit unbalanced canopies, and one Sycamore tree is in poor health. A Certified Arborist evaluated the potential to retain the trees on site; however, due to the proximity to proposed building foundations, it was determined that the protected trees would not have sufficient space to support healthy growth if preserved. Therefore, the Arborist has recommended their removal. 9. The removal of the trees is more desirable than alternative project designs. Facts to Support This Finding: The location of many of the protected trees near the center of the site limits the feasibility of alternative project designs that would avoid their removal. The trees are distributed throughout the central portion of the site, leaving 16 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 11 of 16 limited access to the interior of the lot, while only the rear portion remains free of protected trees. Additionally, because most of the protected trees are Coast Live Oak trees, they require substantial protection areas to accommodate root and canopy growth. These protection requirements would significantly reduce the buildable area of the site and may restrict development to projects that only meet the minimum allowable density. 10. Mitigation measures will be applied for the removal of the trees. Facts to Support This Finding: The Certified Arborist who reviewed the protected trees on site has recommended that the Applicant plant a minimum of four (4) 36-inch box Coast Live Oak trees, five (5) 24-inch box Forest Pansy trees, and five (5) 24-inch box Crape Myrtle trees for the removal of the protected trees. The site can only accommodate up to four Coast Live Oak trees within the front yard of the site, providing sufficient space for their root and canopy extension. Additionally, the Certified Arborist recommended installing root barriers along the driveways, walkways, and building foundations to prevent potential root damage from the growth of the replacement trees. Based on these measures, the removal of the healthy protected trees is warranted to accommodate the proposed development. ENVIRONMENTAL IMPACT It has been determined that the project site is less than five (5) acres; the project site has no value as a habitat for endangered, rare or threatened species; the proposed project will not have any significant effects upon the environment, and the site can be adequately served by all the required utilities and public services. Therefore, the Map 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. 6 for the Preliminary Exemption Assessment. PUBLIC COMMENTS/NOTICE A public hearing notice for this item April 16, 2026. It was also mailed to the property owners located within 300 feet of the subject property. As of April 24, 2026, no comments were received. RECOMMENDATION 17 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 12 of 16 It is recommended that the Planning Commission adopt Resolution No. 2187 recommending approval of Multi-Family SB 330 Application No. SB 330 25-01, Tentative Tract Map No. TTM 26-01 (84910), and Protected Healthy Tree Removal Permit No. TRH 26-02 and find that the Project is Categorically Exempt from the California Environmental Quality Act (CEQA), subject to the following conditions of approval: Planning 1. The Project shall be developed and maintained by the Property Owner/Applicant in a manner that is consistent with the plans submitted and conditionally approved for Multi-Family SB 330 Application No. SB 330 25-01, Tentative Tract Map No. TTM 26-01 (84910), and Protected Healthy Tree Removal Permit No. TRH 26-02, subject to the satisfaction of the Development Services Director or designee. 2. Prior to final inspection, a minimum of four (4) 36-inch box Coast Live Oak trees, five (5) 24-inch box Forest Pansy trees, and five (5) 24-inch box Crape Myrtle trees shall be planted on the subject site as replacement trees. A Landscape Plan in compliance with with the building plan-check submittal. Said replacement trees must be shown on the Landscape Plan and are subject to review and approval by the Planning Division. A follow-up report by a Certified Arborist confirming the replacement trees have been planted shall be submitted to the City prior to issuance of a Certificate of Occupancy. 3. Any required mechanical equipment, such as backflow devices and transformers, 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. Building 4. The plans that are submitted to Building Services for plan-check shall comply with the latest adopted edition of the following codes as applicable: a. California Building Code (CBC) 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 5. Grading plans shall be submitted with the building plan-check submittal, and are to be approved by Engineering, Planning and Building Services prior to the issuance of 18 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 13 of 16 building permits. The grading plans shall indicate all site improvements and shall indicate complete drainage paths of all drainage water run-off. 6. A demolition permit shall be obtained from Building Services prior to the removal and/or demolition of the structures on site. Engineering 7. The Property Owner/Applicant shall be responsible for the repair of all damage to public improvements in the public right-of-way resulting from construction related activities, including, but not limited to, the movement and/or delivery of equipment, materials, and soils to and/or from the site. The need for such repair shall be determined by the Development Services Director, the Public Works Services Director, City Engineer, or designees, during construction and up until issuance of a Certificate of Occupancy. 8. The proposed development will be required to adhere to Los Angeles County Low Impact Development (LID) requirements. All LID measures must be implementable within the property. A LID plan, showing the selected measures, shall be provided along with the grading and drainage plan. A Master Covenant for the LID and Maintenance Plan shall be recorded with the Los Angeles County Recorder prior to occupancy. 9. A hydrology report and a soils/geotechnical report shall be submitted with the plan check submittal to Building Services. 10. Prior to recordation of the final tract map, the Property Owner/Applicant shall complete the construction of or execute and provide a Subdivision Map Agreement and bond to the City for the following off-site improvements: a. Remove the existing driveway approaches and construct new driveway approaches per the City Standard. Ensure Americans with Disabilities Act (ADA) access is provided around all driveway approaches within City right-of- way and development property lines. Improvements shall not encroach into neighboring properties/frontages. b. Remove the existing sidewalk and construct a new sidewalk per City Standard providing adequate path of travel in compliance with ADA. Ensure locations around obstructions provide necessary clearances. 11. Prior to issuance of a certificate of occupancy, the Property Owner/Applicant 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, per the direction of the City Engineer. Fire Department 12. All structures shall be provided with an automatic fire sprinkler system per the City of -Family Dwelling Sprinkler Standard. 19 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 14 of 16 Public Works 13. The Property Owner/Applicant shall utilize the existing sewer lateral(s) if possible. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover, an approved backwater valve will be required. 14. In order to verify the required water service size for the Project, the Property Owner/Applicant shall submit to the Public Works Services Department calculations for the maximum domestic use demand and maximum fire demand prior to the issuance of a building permit. Fire protection requirements shall be as stipulated by the Arcadia Fire Department and shall conform to the Arcadia Standard Plan. 15. Prior to the issuance of a building permit, the Property Owner/Applicant shall submit a Water Meter Permit Application to the Public Works Services Department. 16. The Property Owner/Applicant shall provide a new water service installation. Installation shall be according to the specifications of the Public Works Services Department, Engineering Division. Abandonment of existing water services, if necessary, shall be completed by the Property Owner/Applicant, according to Public Works Services Department, Engineering Section specifications. 17. The Applicant/Property Owner shall comply with the General Construction National Pollutant Discharge Elimination System (NPDES) Permit, submit a Notice of Intent (NOI) and pay applicable fees to the State Water Resources Control Board, and prepare a Storm Water Pollution Prevention Plan (SWPPP). General 18. The Property Owner/Applicant shall comply with all City requirements regarding building safety, fire prevention, detection, suppression, emergency access, public right- of-way improvements, parking, water supply and water facilities, sewer facilities, trash reduction and recycling requirements, and National Pollutant Discharge Elimination System (NPDES) measures, all to the satisfaction of the Building Official, Fire Marshal, Public Works Services Director, and Deputy Development Services Director. 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. 19. 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, 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 20 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 15 of 16 in connection with SB 330 25-01, TTM 26-01, and TRH 26-02 site, and which may arise from the direct or indirect operations of the Applicant or those ment 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 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 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. 20. Approval of Multi-Family SB 330 Application No. SB 330 25-01, Tentative Tract Map No. TTM 26-01 (84910), and Protected Healthy Tree Removal Permit No. TRH 26-02 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 Acceptance Form to the Development Services Department is to indicate awareness and acceptance of the conditions of approval. PLANNING COMMISSION ACTION Approval 21 Resolution No. 2187 514 Fairview Avenue April 28, 2026 Page 16 of 16 If the Planning Commission intends to approve this Project, the Commission should move to approve Resolution No. 2187 approving Multi-Family SB 330 Application No. SB 330 25-01, Tentative Tract Map No. TTM 26-01 (84910), and Protected Healthy Tree Removal Permit No. TRH 26-02 and state that the proposal satisfies 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 intends to deny this subdivision, the Commission should state the specific findings that the subdivision does not satisfy based on the evidence presented with specific reasons for denial and move to deny Multi-Family SB 330 Application No. SB 330 25-01, Tentative Tract Map No. TTM 26-01 (84910), and Protected Healthy Tree Removal Permit No. TRH 26-02 and direct staff to prepare a resolution for adoption at the next indings. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the April 28, 2026, Planning Commission Meeting, please contact Senior Planner, Edwin Arreola, at (626) 821-4334 or by email at earreola@ArcadiaCA.com. Approved: Lisa L. Flores Development Services Director Attachment No. 1: Resolution No. 2187 Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity Attachment No. 3: Tentative Tract Map Attachment No. 4: Architectural Plans Attachment No. 5: Arborist Report Attachment No. 6: Preliminary Exemption Assessment 22 Attachment No. 1 Attachment No. 1 Resolution No. 2187 23 1 RESOLUTION NO. 2187 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING MULTI-FAMILY SB 330 APPLICATION NO. SB 330 25-01, TENTATIVE TRACT MAP NO. TTM 26-01 (84910), AND PROTECTED HEALTHY TREE REMOVAL PERMIT NO. TRH 26-02 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A NEW 30 UNIT, MULTI-FAMILY RESIDENTIAL CONDOMINIUM DEVELOPMENT LOCATED AT 514 FAIRVIEW AVENUE WHEREAS, on October 21, 2025, January 2, 2026, and February 13, 2026, applications for Multi-Family SB 330 Application No. SB 330 25-01, Tentative Tract Map No. TTM 26-01 (84910), and Protected Healthy Tree Removal Permit No. TRH 26- 02 were filed, respectively, by Eric Tsang on behalf of the property owner, 518 Fairview LLC, for a new 30 unit, contemporary style, multi-family residential condominium development and the removal of 12 protected trees at 514 Fairview Avenue (collectively, “Project”); and WHEREAS, on March 5, 2026, Planning Services completed an environmental assessment for the Project in accordance with the California Environmental Quality Act (“CEQA”) and recommends that the Planning Commission determine that the Project qualifies as a Class 32 Categorical Exemption under CEQA pursuant to Section 15332 of the CEQA Guidelines because the Project is considered an in-fill development project; and 24 2 WHEREAS, on April 28, 2026, a duly noticed public hearing was held before the Planning Commission on said Project, at which time all interested persons were given full opportunity to be heard and to present evidence. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, HEREBY RESOLVES AS FOLLOWS: SECTION 1. The factual data submitted by the Development Services Department in the staff report dated April 28, 2026, are true and correct. SECTION 2. This Commission finds that based upon the entire record, pursuant to Sections 9105.03.060(A) and 9107.19.050(F) of the Development Code, all of the following findings can be made: Tentative Tract Map 1. 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: FACT: The Project is in compliance with all of the provisions of the City’s General Plan, Subdivisions Division of the Development Code, and the State Subdivision Map Act. It has been determined that the proposed subdivision is consistent with the General Plan High Density Residential Land Use designation and the R-3, High Density Multiple Family Residential zoning designation. These 25 3 designations are intended to accommodate high density, attached or detached residential units such as condominiums, within the appropriate neighborhoods. The proposed Tentative Parcel Map complies with the Subdivision Map Act regulations, and there is no specific plan applicable to this Map. The site is physically suitable for the approved condominium project. The Map would not adversely affect the comprehensive General Plan and is consistent with the following General Plan goal and policy: 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 H-2.3: Encourage compatible residential development in areas on underutilized land. Policy H-2.4: Maintain development standards, regulations, and design features that are flexible to provide a variety of housing types and facilitate housing that is appropriate for the neighborhoods in which they are located. Policy H-4.4: Support infill development at appropriate locations in the City. 26 4 2. The site is physically suitable for the type and proposed density of development: FACT: The R-3 Zone requires a minimum density of one dwelling unit per 2,200 square feet of lot area, and a maximum density of one unit per 1,450 square feet of lot area. Based on the lot area of 57,795 square feet, a minimum of 26 units and a maximum of 39 units could be developed at this site. Therefore, the proposed 30 unit development complies with the density requirements of the underlying zone, as well as all other applicable zoning requirements including but not limited to parking, setbacks, height, and open space. Therefore, the site is physically suitable for the Project. 3. 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: FACT: The Project is a subdivision of an infill site within an urbanized area and does not serve as a habitat for endangered or rare species. The Project will not cause substantial environmental damage or impact wildlife. 4. The design of the subdivision or type of improvements is not likely to cause serious public health or safety problems: 27 5 FACT: The Project is to subdivide the airspace of the proposed multi-family development. The Project will be in compliance with all applicable Building and Fire Codes to ensure public health and safety. The proposed density will comply with the allowed density by the R-3 zone and the City’s existing infrastructure will adequately serve the Project. Therefore, the Project will not cause any public health or safety problems. 5. 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 judgment 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): FACT: The proposed design of the subdivision does not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. There are no known easements on the subject property. Therefore, the Project will not conflict with any such easements. 28 6 6. The discharge of sewage from the proposed subdivision into the community sewer system will not result in violation of existing requirements specified by the California Regional Water Quality Control Board: FACT: The Arcadia Public Works Services Department determined that the City’s existing infrastructure will adequately serve the Project. The discharge of sewage from the Project into the community sewer system will not result in violation of existing requirements specified by the California Regional Water Quality Control Board. 7. The proposed subdivision, its design, density, and type of development and improvements conforms to the regulation of the Development Code and the regulations of any public agency having jurisdiction by law: FACT: The approved development and the proposed subdivision of the airspace for the multi-family development is in conformance with the City’s Development Code, as all development standards are being met, and all of the improvements required for the site would comply with the regulations in the City’s Development Code and requirements of any public agency having jurisdiction by law. Removal of a Healthy Protected Tree 8. The removal of the trees is necessary: 29 7 FACT: The Project will require the removal of 12 protected trees on site which includes 11 Coast Live Oak trees and one California Sycamore tree. The removal of these protected trees is necessary as they are located at the center of the site and within the footprint of the proposed building foundations and driveway areas. Additionally, five of the oak trees exhibit unbalanced canopies, and one Sycamore tree is in poor health. A Certified Arborist evaluated the potential to retain the trees on site; however, due to the proximity to proposed building foundations, it was determined that the protected trees would not have sufficient space to support healthy growth if preserved. Therefore, the Arborist has recommended their removal. 9. The removal of the trees is more desirable than alternative project designs: FACT: The location of many of the protected trees near the center of the site limits the feasibility of alternative project designs that would avoid their removal. The trees are distributed throughout the central portion of the site, leaving limited access to the interior of the lot, while only the rear portion remains free of protected trees. Additionally, because most of the protected trees are Coast Live Oak trees, they require substantial protection areas to accommodate root and canopy growth. These 30 8 protection requirements would significantly reduce the buildable area of the site and may restrict development to projects that only meet the minimum allowable density. 10. Mitigation measures will be applied for the removal of the trees: FACT: The Certified Arborist who reviewed the protected trees on site has recommended that the Applicant plant a minimum of four (4) 36-inch box Coast Live Oak trees, five (5) 24-inch box Forest Pansy trees, and five (5) 24-inch box Crape Myrtle trees for the removal of the protected trees. The site can only accommodate up to four Coast Live Oak trees within the front yard of the site, providing sufficient space for their root and canopy extension. Additionally, the Certified Arborist recommended installing root barriers along the driveways, walkways, and building foundations to prevent potential root damage from the growth of the replacement trees. Based on these measures, the removal of the healthy protected trees is warranted to accommodate the proposed development. SECTION 3. Pursuant to the provisions of the California Environmental Quality Act (“CEQA”), it has been determined that the project site is less than five (5) acres; the project site has no value as a habitat for endangered, rare or threatened species; the proposed project will not have any significant effects upon the environment, and the site can be adequately served by all the required utilities and public services. 31 9 Therefore, this Project is a Class 32 Categorical Exemption as an infill-development project per Section 15332 of the CEQA Guidelines. SECTION 4. For the foregoing reasons the Planning Commission determines that the Project is Categorically Exempt under the California Environmental Quality Act (“CEQA”) Section 15332, Class 32, and approves Multi-Family SB 330 Application No. SB 330 25-01, Tentative Tract Map No. TTM 26-01 (84910), and Protected Healthy Tree Removal Permit No. TRH 26-02 for a new 30 unit, contemporary style, multi- family residential condominium development and the removal of 12 protected trees at 514 Fairview Avenue, subject to the conditions of approval attached hereto. SECTION 5. The Secretary shall certify to the adoption of this Resolution. 32 10 Passed, approved and adopted this 28th day of April, 2026. ______________________ Domenico Tallerico Chair, Planning Commission ATTEST: ______________________ Lisa L. Flores Secretary APPROVED AS TO FORM: ______________________ Michael J. Maurer City Attorney 33 11 Page Intentionally Left Blank 34 12 RESOLUTION NO. 2187 Conditions of Approval Planning 1. The Project shall be developed and maintained by the Property Owner/Applicant in a manner that is consistent with the plans submitted and conditionally approved for Multi-Family SB 330 Application No. SB 330 25-01, Tentative Tract Map No. TTM 26-01 (84910), and Protected Healthy Tree Removal Permit No. TRH 26-02, subject to the satisfaction of the Development Services Director or designee. 2. Prior to final inspection, a minimum of four (4) 36-inch box Coast Live Oak trees, five (5) 24-inch box Forest Pansy trees, and five (5) 24-inch box Crape Myrtle trees shall be planted on the subject site as replacement trees. A Landscape Plan in compliance with the City’s Water Efficient Landscape Ordinance shall be prepared and provided with the building plan-check submittal. Said replacement trees must be shown on the Landscape Plan and are subject to review and approval by the Planning Division. A follow-up report by a Certified Arborist confirming the replacement trees have been planted shall be submitted to the City prior to issuance of a Certificate of Occupancy. 3. Any required mechanical equipment, such as backflow devices and transformers, 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. Building 4. The plans that are submitted to Building Services for plan-check shall comply with the latest adopted edition of the following codes as applicable: a. California Building Code (CBC) 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 5. Grading plans shall be submitted with the building plan-check submittal, and are to be approved by Engineering, Planning and Building Services prior to the issuance of building permits. The grading plans shall indicate all site improvements and shall indicate complete drainage paths of all drainage water run-off. 35 13 6. A demolition permit shall be obtained from Building Services prior to the removal and/or demolition of the structures on site. Engineering 7. The Property Owner/Applicant shall be responsible for the repair of all damage to public improvements in the public right-of-way resulting from construction related activities, including, but not limited to, the movement and/or delivery of equipment, materials, and soils to and/or from the site. The need for such repair shall be determined by the Development Services Director, the Public Works Services Director, City Engineer, or designees, during construction and up until issuance of a Certificate of Occupancy. 8. The proposed development will be required to adhere to Los Angeles County Low Impact Development (LID) requirements. All LID measures must be implementable within the property. A LID plan, showing the selected measures, shall be provided along with the grading and drainage plan. A Master Covenant for the LID and Maintenance Plan shall be recorded with the Los Angeles County Recorder prior to occupancy. 9. A hydrology report and a soils/geotechnical report shall be submitted with the plan check submittal to Building Services. 10. Prior to recordation of the final tract map, the Property Owner/Applicant shall complete the construction of or execute and provide a Subdivision Map Agreement and bond to the City for the following off-site improvements: a. Remove the existing driveway approaches and construct new driveway approaches per the City Standard. Ensure Americans with Disabilities Act (ADA) access is provided around all driveway approaches within City right-of- way and development property lines. Improvements shall not encroach into neighboring properties/frontages. b. Remove the existing sidewalk and construct a new sidewalk per City Standard providing adequate path of travel in compliance with ADA. Ensure locations around obstructions provide necessary clearances. 11. Prior to issuance of a certificate of occupancy, the Property Owner/Applicant 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, per the direction of the City Engineer. Fire Department 12. All structures shall be provided with an automatic fire sprinkler system per the City of Arcadia Fire Department’s Single & Multi-Family Dwelling Sprinkler Standard. Public Works 36 14 13. The Property Owner/Applicant shall utilize the existing sewer lateral(s) if possible. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover, an approved backwater valve will be required. 14. In order to verify the required water service size for the Project, the Property Owner/Applicant shall submit to the Public Works Services Department calculations for the maximum domestic use demand and maximum fire demand prior to the issuance of a building permit. Fire protection requirements shall be as stipulated by the Arcadia Fire Department and shall conform to the Arcadia Standard Plan. 15. Prior to the issuance of a building permit, the Property Owner/Applicant shall submit a Water Meter Permit Application to the Public Works Services Department. 16. The Property Owner/Applicant shall provide a new water service installation. Installation shall be according to the specifications of the Public Works Services Department, Engineering Division. Abandonment of existing water services, if necessary, shall be completed by the Property Owner/Applicant, according to Public Works Services Department, Engineering Section specifications. 17. The Applicant/Property Owner shall comply with the General Construction National Pollutant Discharge Elimination System (NPDES) Permit, submit a Notice of Intent (NOI) and pay applicable fees to the State Water Resources Control Board, and prepare a Storm Water Pollution Prevention Plan (SWPPP). General 18. The Property Owner/Applicant shall comply with all City requirements regarding building safety, fire prevention, detection, suppression, emergency access, public right- of-way improvements, parking, water supply and water facilities, sewer facilities, trash reduction and recycling requirements, and National Pollutant Discharge Elimination System (NPDES) measures, all to the satisfaction of the Building Official, Fire Marshal, Public Works Services Director, and Deputy Development Services Director. 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. 19. 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 SB 330 25-01, TTM 26-01, and TRH 26-02 (“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 37 15 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. 20. Approval of Multi-Family SB 330 Application No. SB 330 25-01, Tentative Tract Map No. TTM 26-01 (84910), and Protected Healthy Tree Removal Permit No. TRH 26-02 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 Acceptance Form to the Development Services Department is to indicate awareness and acceptance of the conditions of approval. --- 38 Attachment No. 2 Attachment No. 2 Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity 39 Overlays Selected parcel highlighted Parcel location within City of Arcadia N/A Property Owner(s): Lot Area (sq ft): Year Built: Main Structure / Unit (sq. ft.): R-3 Number of Units: HDR Property Characteristics 1927 1,044 2 Property Owner Site Address:514 FAIRVIEW AVE Parcel Number: 5778-005-012 N/A Zoning: General Plan: N/A Downtown Overlay: Downtown Parking Overlay: Architectural Design Overlay:N/A N/A N/A N/A Residential Flex Overlay: N/A N/A N/A N/A Special Height Overlay: N/A Parking Overlay: Racetrack Event Overlay: This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. Report generated 10-Mar-2026 Page 1 of 1 40 Overlays Selected parcel highlighted Parcel location within City of Arcadia N/A Property Owner(s): Lot Area (sq ft): Year Built: Main Structure / Unit (sq. ft.): R-3 Number of Units: HDR Property Characteristics 1927 1,672 1 Property Owner Site Address:518 FAIRVIEW AVE Parcel Number: 5778-005-013 N/A Zoning: General Plan: N/A Downtown Overlay: Downtown Parking Overlay: Architectural Design Overlay:N/A N/A N/A N/A Residential Flex Overlay: N/A N/A N/A N/A Special Height Overlay: N/A Parking Overlay: Racetrack Event Overlay: This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. Report generated 10-Mar-2026 Page 1 of 1 41 514-518 Fairview site photos 42 43 44 Attachment No. 3 Attachment No. 3 Tentative Tract Map 45 46 Attachment No. 6 Attachment No. 4 Architectural Plans 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 Attachment No. 6 Attachment No. 5 Arborist Report 70 Prepared for: Eric Tsang Architects 440 E Huntington Dr. Suite 356 Arcadia, CA 91006 August 14, 2025 Revised March 25, 2026 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 Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 1 ISA Certified Arborist Dec 31, 2025 71 Summary & Background & Assignment ----------------------------- pg. 3 Google Earth Image & Site Conditions ------------------------------- pg. 4 List Inventory ------------------------------------------------------------ pg. 5 & 6 Site Plan With Trees----------------------------------------------------- pg. 7 & 8 Tree Pictures -------------------------------------------------------------- pg. 9 thru 30 Replacement Trees ------------------------------------------------------ pg. 31 & 32 Arborist Signature Page ------------------------------------------------- pg. 33 Certificate Of Performance --------------------------------------------- pg. 34 Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 2 72 Mr. Tsang, You have retained my consulting arborist services to provide a tree inventory and tree protection for the property described as 514-518 Fairview Ave Arcadia, CA 91007. You are in the process of demolishing the existing homes and building 30 new units. Mr. Tsang has requested that I provide the following arboricultural services. 1) Identify all trees on the property and label them on the architectural drawings as provided to the arborist by Mr. Eric Tsang. 2) Evaluate the current health of the trees and make recommendations based on their health. 3) Provide a tree protection plan for protected trees to remain in place. The following report is based on my site visit on August 13, 2025, and my analysis of the trees, site plan, and the surrounding landscape. For this report, I will address these trees as Trees # 1 thru 32. Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 3 73 Several one-story single-family homes currently exists on this property located 514-518 Fairview Ave Arcadia, CA 91007. 1) There are (32) total trees on the subject project property. Of the total only (11) qualify for protection based on the City of Arcadia Tree Protection Ordinance. All on-site for removal due to its location against the foundation of the proposed new house. Google Earth Image Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 4 74 List Inventory pg. 1 Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 5 75 List Inventory pg. 2 Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 6 76 Site Plan With Trees (full scale) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 7 77 Site Plan With Trees (Cropped) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 8 78 Tree # 1 (facing east) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 9 # 1 79 Tree # 2 (facing south) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 10 # 2 80 Tree # 3 (facing southeast) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 11 # 3 81 Tree # 4 (facing northeast) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 12 Tree # 4 82 Tree # 5 & 6 (facing north) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 13 # 5 # 11 Tabebuia (7+7 in.) # 6 83 Trees 7 & 8 (facing west) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 14 # 7 # 8 84 Tree # 9 (facing south) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 15 # 9 85 Trees 10 & 11 (facing east) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 16 Tree # 10 Tree # 11 86 Trees 12 & 13 (facing east) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 17 Tree # 12 Tree # 13 87 Tree 14 (facing east) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 18 Tree # 14 88 Tree 15 (facing northwest) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 19 Tree # 15 89 Trees 16 thru 18 (facing south) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 20 Tree # 16 90 Tree # 19 (facing west) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 21 Tree # 19 91 Trees 20 & 21 (facing south) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 22 Tree # 20 Tree # 21 92 Tree 22 (facing west) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 23 Tree # 22 93 Tree 22 (facing southeast) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 24 Tree # 23 94 Tree 24 (facing south) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 25 Tree # 24 95 Trees 25 & 26 (facing north) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 26 Tree # 25 Tree # 26 96 Tree 27 (facing west) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 27 Tree # 27 97 Tree 28 (facing north) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 28 Tree # 28 98 Trees 29 thru 31 (facing south) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 29 99 Tree 32 (facing east) Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 August 14, 2025 Javier Cabral / Consulting Arborist Pg. # 30 Tree # 32 100 Landscape Plan With Replacement Oak trees Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 March 25, 2026 Javier Cabral / Consulting Arborist Pg. # 31 101 1) There is no room on the rear or side yards for mature or even semi-young Oak trees to expand their roots or canopies. 2) The proposed four Oak trees in the front yard will barely have enough room for the expansion of their roots and canopies. 3) Root barriers are recommended along the driveway, buildings and walkways to help prevent future root damage. and Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 March 25, 2026 Javier Cabral / Consulting Arborist Pg. # 32 102 Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 March 25, 2026 Javier Cabral / Consulting Arborist Pg. # 33 103 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 findings or recommendations. The Arborist has no past, present or future interest in the removal or preservation of any tree. The opinions contained in the Arborist report are independent and 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 contractual arrangements for additional fees to the Arborist. The Arborist assumes no responsibility for verification of ownership or location of property lines, or for any recommendations based on inaccurate information. This Arborist report may not be reproduced without the expressed written permission or the Arborist and the client to whom the report was provided to. Any changes or alteration of this report invalidates the entire report. Arborists are tree specialists who use their education, knowledge, training and experience to examine trees, recommend measures to enhance the beauty and health of trees, make recommendations to prevent or minimize damage to trees during and after 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. 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. Eric Tsang 514-518 Fairview Ave Arcadia, CA 91007 March 25, 2026 Javier Cabral / Consulting Arborist Pg. # 34 104 Attachment No. 6 Attachment No. 6 Preliminary Exemption Assessment 105 Preliminary Exemption Assessment 1.Name or description of project:MULTI-FAMILY SB 330 APPLICATION NO. SB 330 25-01, TENTATIVE TRACT MAP NO. TTM 26-01 (84910), AND PROTECTED HEALTHY TREE REMOVAL PERMIT NO. TRH 26-02 FOR A NEW 30 UNIT, MULTI-FAMILY RESIDENTIAL CONDOMINIUM DEVELOPMENT LOCATED AT 514 FAIRVIEW AVENUE 2.Project Location Identify street address and cross streets or attach a map showing project site topographical map identified by quadrangle name): 514-518 Fairview Avenue Located on the south side of Fairview Avenue between Baldwin Avenue and La Cadena Avenue 3.Entity or person undertaking project: A. B.Other (Private) (1)Name 518 Fairview LLC (2)Address P.O. Box 504 Walnut, CA 91788 4.Staff Determination: 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 (Urban In-fill 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: April 14, 2026 Staff: Edwin Arreola, Senior Planner 106 STAFF REPORT DEVELOPMENT SERVICES DEPARTMENT DATE: April 28, 2026 TO:Honorable Chairperson and Planning Commission FROM:Lisa L. Flores, Development Services Director By: Fiona Graham, Planning Services Manager SUBJECT:RESOLUTION NO. 2188 – APPROVING PLANNING COMMISSION ADMINISTRATIVE MODIFICATION NO. PC AM 25-05 FOR AN UPDATED PARKING PLAN AT THE ARCADIA HUB SHOPPING CENTER LOCATED AT 1201 TO 1325 S. BALDWIN AVENUE, AND 733, 745 AND 815 W. NAOMI AVENUE CEQA: Categorically Exempt Recommendation: Adopt SUMMARY The Applicant and property owner, Baldwin Arcadia Center, LP, is requesting approval of an updated Parking Plan for the Arcadia Hub Shopping Center (“Center”) under a parking modification; Planning Commission Administrative Modification No. PC AM 25-05. The updated Parking Plan will continue to allow uses to change over time at the Center based on the existing parking supply for a period of five (5) years or until there are no available parking spaces, whichever comes first. It is recommended that the Planning Commission adopt Resolution No. 2188 (Attachment No. 1) and find that the project is Categorically Exempt under CEQA and approve Planning Commission Administrative Modification No. PC AM 25- 05, subject to the conditions listed in this staff report. BACKGROUND The Center is approximately 772,134 square feet in lot area and fronts W. Duarte Road, S. Baldwin Avenue, and Naomi Avenue. Parking on the site includes surface parking and a single deck parking structure with a total of 1,140 parking spaces across the center. The property is zoned C-G (General Commercial) and has a General Plan Land Use Designation of Commercial. There are 41 commercial units at this Center, including major tenants such as L.A. Fitness and Vons - refer to Attachment No. 2 for an aerial photo and zoning information. The Center currently has approximately 345,804 square feet of leasable area which consists of: 107 Resolution No. 2188 – Arcadia Hub Parking Plan April 28, 2026 Page 2 of 9 13,971 sf of retail 55,020 sf of non-retail (schools, banks, day spa, dental) 42,919 sf of restaurants and cafes 43,000 sf of health/fitness center (L.A. Fitness) 62,390 sf of supermarket (Vons) The Center is unique since it was generally designed for small retail businesses and the parking demand is relatively low compared to what the Development Code anticipates for the various uses. Prior to 2015, parking requirements were calculated for each business using the Development Code rates without consideration of how the center functioned as a whole. This method did not take into account the mix of uses and the different parking demands this commercial center generates, which is generally low. Based on the initial 2015 Parking Plan it was determined that the maximum parking demand for the entire site during peak times was 1.85 spaces per 1,000 square feet of gross floor area. However, for a retail center of this size, the Code required 1,946 spaces at that time, creating a deficiency of around 800 spaces. Although the parking for the site was deficient by the Code, it did not have a parking capacity problem in practice. The Planning Commission determined that for a center of this size and type, the Development Code requirement is generally not realistic because the mix of uses creates a synergy where different uses have different peaks, some uses are underutilized, and a patron may visit more than one tenant using one parking space. In June of 2015 the Planning Commission approved Modification Permit No. MP 15-02; the Center’s first Parking Plan. The approval was valid for a term of five years until July 1, 2020 or until all available 221 spaces were utilized, whichever came first. At the end of the five-year term, 74 of the 221 available spaces were used from the parking supply, thereby leaving 147 unused spaces. In December 2020, the Planning Commission approved an updated Parking Plan to allow for a subsequent five year term. The 2020 study determined that the parking demand rate had risen slightly to 2.12 spaces per 1,000 square feet but confirmed that excess parking supply remained available throughout the center. As the 2020 Parking Plan expired at the end of 2025, the property owner is proceeding with this current update. 108 Resolution No. 2188 – Arcadia Hub Parking Plan April 28, 2026 Page 3 of 9 PROPOSAL The Applicant is requesting approval of an updated Parking Plan to continue the same administrative process that was previously approved in 2015 and 2020 (refer to Attachment No. 3 for the updated Parking Plan). Based on the current demand, the Center has a total of 184 available parking spaces to allow tenants to change over the next five years, or until the total number of available spaces are used, whichever comes first. To ensure there were available parking spaces due to the changes in uses over the years, the parking consultant, KOA, who also prepared the 2015 and 2020 parking studies, conducted the following tasks to prepare the parking analysis: 1. Update the existing parking demand data for the off-street parking supply at the Center; 2. Update tenant information in terms of existing and pending uses; 3. Updated references to the Development Code to ensure consistency and accuracy; and 4. Determine the current available parking capacity for incorporation into the City’s existing tracking system. New parking counts were collected for seven consecutive days from Wednesday, September 3, 2025 through Tuesday September 9, 2025, between 6:00 a.m. to 11:00 p.m. on weekdays, and 8:00 a.m. to 11:00 p.m. on the weekend. The counts were split into small sub-areas throughout the center, which reflects the natural parking fields used by customers. Figure 1 below shows the Center’s parking sub-areas used for the analysis of collected parking data. The updated Parking Plan includes an inventory of the total usable building space and any unoccupied space at the time the parking data was gathered. The parking demand for weekday and weekend conditions was also documented, and the hour-by-hour results per area for both are shown in the attached Parking Plan. The weekend results were used as the baseline condition because they reflect the higher usage of the two peak periods. The results indicated that the highest parking demand for the entire site during the weekend was 601 spaces occurring at 1:00 p.m. on Saturday. Dividing this number into the total occupied building space of 215,754 square feet resulted in a peak usage of 2.79 spaces for every 1,000 square feet of gross floor area, which is higher than the rate in both 2015 and 2020. The increase is primarily due to the vacancy in the former Burlington space, which comprises approximately one-third of the total leasable area within the center. However, as expected, the overall usage dropped slightly compared to 2020 due to Burlington’s closure. 109 Resolution No. 2188 – Arcadia Hub Parking Plan April 28, 2026 Page 4 of 9 Figure 1 - Site Parking Supply & Survey Area The updated Parking Plan includes the step-by-step process for the administrative review process, which is the same process that was approved under the 2015 and 2020 Parking Plans: Determine credit for existing uses-Use the site specific factor of 2.79spaces per 1,000 SF (no credit allowed for tenant spaces unoccupied at the time of the parking survey); Determine the new use type and apply the City’s Code requirements to determine the required parking; Subtract the credit from the required parking spaces per Code; and Deduct this amount from the available parking supply of 184 spaces This process has been used successfully since the original Parking Plan was implemented in 2015 and is being continued in the updated Parking Plan. The most notable change since the previous versions of the Parking Plan is the 2024 closure of Burlington. Due to the size, location, and characteristics of the unit there is a limited range of future potential uses that would look to operate with that space. To provide some flexibility for the property owner, several potential uses have been included in the analysis to offer capacity for future tenants. These include: 110 Resolution No. 2188 – Arcadia Hub Parking Plan April 28, 2026 Page 5 of 9 Up to 18,400 square feet of restaurant use Up to 36,800 square feet of medical office Up to 65,950 Square feet of retail use A combination of the above uses, up to a total capacity of 184 parking spaces as determined by the Development Code. Any business proposed within the former Burlington unit that is not consistent with the uses listed above, or which has operational characteristics likely to generate higher parking demand, would require a separate parking analysis or a comprehensive update to this Parking Plan before the five year expiration. ANALYSIS The updated Parking Plan will continue to allow uses to change over time at this Center without having to review each change as a standalone use. Over the past 10 years, the Parking Plan has proven to effectively allow for changes in uses while providing a streamlined administrative process. Observations by staff over the past five (5) years have shown that the current on-site parking is sufficient to meet the demand as there is consistently excess parking available throughout weekdays and the weekend. Furthermore, the center maintains a low vacancy rate and relatively slow turnover rate, indicating there is sufficient parking to support the varied commercial uses. The 184 spaces, as determined by the current Parking Plan, will be the baseline of available spaces for the new five (5) year term. While the current parking demand rate of 2.79 spaces per 1,000 square feet is higher than the 2.12 and 1.85 spaces calculated in 2020 and 2015, respectively, this increase can be attributed to the vacancy of the former Burlington unit. As the study shows, available parking has increased slightly since the 2020 study, from 147 spaces to 184 spaces and the maximum demand dropped from 609 to 601 spaces. The Parking Plan is also conservative in nature, using 90% of available capacity as the maximum available parking supply, and excluding the two-story parking structure from available parking capacity due to its physical separation from the majority of active commercial uses. Therefore, it is recommended that the updated Parking Plan be approved for a period of five years (until May 11, 2031) or until the 184 parking spaces have been used, whichever comes first. This process will continue to streamline the review process, avoid unreasonable delays, and continue to provide opportunities for businesses to fill vacant units with active and desirable uses. 111 Resolution No. 2188 – Arcadia Hub Parking Plan April 28, 2026 Page 6 of 9 FINDINGS Section 9107.05.050 of the Arcadia Municipal Code requires that for an Administrative Modification to be granted, it is required that the Planning Commission make at least one of the following findings in order to approve the subject modification request: 1. Promote uniformity of development; 2. Prevent an unreasonable hardship; or 3. Secure an appropriate improvement of a parcel Approval of the Project would prevent an unreasonable hardship and would secure an appropriate improvement of a lot by allowing some uses to change over time at the Arcadia Hub Shopping Center through a previously approved administrative process based on existing parking supply for a subsequent period of five (5) years or until the 184 parking space supply is allocated. The center is the second largest shopping center outside of The Shops at Santa Anita Mall and the largest neighborhood shopping center in the City, but it is unique in that each use is considered as a standalone use with its own parking rate and based on the mix of uses the center has a very low demand rate as a whole versus what the Code “expects” the demand to be. Prior to the approval of the 2015 Parking Plan, previous parking demand studies confirmed that the parking demand rates for this center were very low. In addition, the parking trend during the past 10 years during which the administrative process was implemented, continued to confirm that the center’s parking demand rates are very low as a whole, versus what the code expects the demand to be. Furthermore, Burlington Coat Factory vacated 1201 S. Baldwin Avenue in 2024, reducing parking demand in the center. Therefore, applying the Code required rate of 4.75 spaces per 1,000 square feet when the parking study determined that the appropriate rate for the center is 2.79 spaces per 1,000 square feet would be an unreasonable hardship. Furthermore, approval of the Project would secure an improvement of a lot by allowing some uses to change over time in an efficient manner and without delay. The Project would allow the continued implementation of an administrative process for determining additional parking requirements when certain tenant changes occur, rather than requiring a parking demand study for every tenant change. The Project establishes a baseline of 184 spaces available in the center to accommodate some uses to change. The Project will have a term of five years or until the 184 available spaces have been allocated, whichever comes first. The Project will continue to serve as an appropriate improvement for the center since it will allow the property owner to repurpose the commercial units with the right mix of uses in an efficient manner, while still providing the appropriate parking requirements, as determined by the updated Parking Plan for those units. 112 Resolution No. 2188 – Arcadia Hub Parking Plan April 28, 2026 Page 7 of 9 ENVIRONMENTAL IMPACT It has been determined that the project qualifies as a Class 1 Categorical Exemption per the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines for the use of an existing facility (refer to Attachment No. 4). PUBLIC COMMENTS/NOTICE 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 April 16, 2026. It was also mailed to the property owners located within 300 feet of the subject property. As of April 24, 2026, no comments were received. RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 2188 and find that this project is Categorically Exempt under the California Environmental Quality Act (CEQA), and approve Planning Commission Administrative Modification No. PC AM 25-05 subject to the following conditions of approval: 1. This Parking Plan is approved for evaluating use changes requiring up to an additional 184 parking spaces, or for a five (5) year period, whichever comes first. 2. The management company should regularly post maps to remind their tenants that employees must park in designated employee parking areas. 3. 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 to the satisfaction of the Building Official, City Engineer, Development Services Director, Fire Marshal, and Public Works Services Director. Any changes to the existing facility may be subject to having fully detailed plans submitted for plan check review and approval by the aforementioned City officials and employees, and may be subject to building permits. 4. Noncompliance with the plans, provisions and conditions of approval for Planning Commission Administrative Modification No. PC AM 25-05 shall be grounds for immediate suspension or revocation of any approvals. 5. 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 113 Resolution No. 2188 – Arcadia Hub Parking Plan April 28, 2026 Page 8 of 9 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 PC AM 25-05 (“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. 6. Approval of Planning Commission Administrative Modification No. PC AM 25-05 shall not be of effect unless on or before 30 calendar days after Planning Commission adoption of the Resolution, the property owner and Applicant have executed and filed with the Development Services Director or designee an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. 114 Resolution No. 2188 – Arcadia Hub Parking Plan April 28, 2026 Page 9 of 9 PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this proposal, the Commission should pass a motion to approve Planning Commission Administrative Modification No. PC AM 25-05 stating that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 2188 that incorporates the requisite environmental and Planning Commission Administrative Modification findings and the conditions of approval as presented in this staff report, or as modified by the Commission. Denial If the Planning Commission intends to deny this proposal, the Commission should pass a motion to deny Planning Commission Administrative Modification No. PC AM 25-05; state the finding(s) that the proposal does not satisfy with reasons based on the record, and direct staff to prepare a resolution for adoption at the next meeting that incorporates the Commission’s decision and specific findings. If any Planning Commissioner or other interested party has any questions or comments regarding this matter prior to the April 28, 2026, hearing, please contact Planning Services Manager Fiona Graham at (626) 574-5442, or fgraham@ArcadiaCA.gov. Approved: Fiona Graham On behalf of Lisa L. Flores Development Services Director Attachment No. 1: Resolution No. 2188 Attachment No. 2: Aerial Photo with Zoning Information & Photos of the Subject Property Attachment No. 3: Updated Parking Plan, dated March 26, 2026 Attachment No. 4: Preliminary Exemption Assessment 115 Attachment No. 1 Attachment No. 1 Resolution No. 2188 116 1 RESOLUTION NO. 2188 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING PLANNING COMMISSION ADMINISTRATIVE MODIFICATION NO. PC AM 25-05 FOR AN UPDATED PARKING PLAN AT THE ARCADIA HUB SHOPPING CENTER TO PERMIT CERTAIN ADMINISTRATIVE CHANGES IN USE AT THE ARCADIA HUB SHOPPING CENTER, SUBJECT TO THE SPECIFIC CONDITIONS SET FORTH HEREIN AND FINDING THE ACTION EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT WHEREAS, on December 15, 2025, an application for Planning Commission Administrative Modification No. PC AM 25-05 was filed by Firas Aboulhosn on behalf of the property owner, Baldwin Arcadia Center, LP (“Applicant”) to approve an updated Parking Plan at the Arcadia Hub Shopping Center that will continue to allow some uses to change over time at this center through an administrative process based on the existing parking supply for a period of five years or until there are no available parking spaces, whichever comes first (the “Project”); and WHEREAS, two (2) previous Parking Plans have been approved for the Arcadia Hub Shopping Center in 2015 and 2020, which have implemented an administrative process to review and approve changes to uses within the center; and WHEREAS, on March 18, 2026, Planning Services completed an environmental assessment for the Project in accordance with the California Environmental Quality Act (“CEQA”) and determined that the Project qualifies for a Class 1 Categorical 117 2 Exemption under CEQA Section 15301 of the CEQA Guidelines pertaining to the use of an existing facility; and WHEREAS, on April 28, 2026, a duly noticed public hearing was held before the Planning Commission on said application, at which time all interested persons were given full opportunity to be heard and to present evidence. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, HEREBY RESOLVES AS FOLLOWS: SECTION 1. The factual data submitted by the Community Development Division in the staff report dated April 28, 2026 are true and correct. SECTION 2. This Commission finds that based upon the entire record, pursuant to Section 9107.05.050 of the Development Code: 1. That the purpose of the Modification procedures is for the one or more of the following: a. Secure an appropriate improvement of a lot; b. Prevent an unreasonable hardship; or c. Promote uniformity of development FACT: Approval of the Project would prevent an unreasonable hardship and would secure an appropriate improvement of a lot by allowing some uses to change over time at the Arcadia Hub Shopping Center through a previously approved administrative process based on existing parking supply for a subsequent period of 118 3 five (5) years or until the 184 parking space supply is allocated. The center is the second largest shopping center outside of The Shops at Santa Anita Mall and the largest neighborhood shopping center in the City, but it is unique in that each use is considered as a standalone use with its own parking rate and based on the mix of uses the center has a very low demand rate as a whole versus what the Code “expects” the demand to be. Prior to the approval of the 2015 parking plan, previous parking demand studies confirmed that the parking demand rates for this center were very low. In addition, the parking trend during the past 10 years during which the administrative process was implemented, continued to confirm that the center’s parking demand rates are very low as a whole, versus what the code expects the demand to be. Furthermore, Burlington Coat Factory vacated 1201 S. Baldwin Avenue in 2024, reducing parking demand in the center. Therefore, applying the Code required rate of 4.75 spaces per 1,000 square feet when the parking study determined that the appropriate rate for the center is 2.79 spaces per 1,000 square feet would be an unreasonable hardship. Furthermore, approval of the Project would secure an improvement of a lot by allowing some uses to change over time in an efficient manner and without delay. The Project would allow the continued implementation of an administrative process for determining additional parking requirements when certain tenant changes occur, rather than requiring a parking demand study for every tenant change. The Project 119 4 establishes a baseline of 184 spaces available in the center to accommodate some uses to change. The Project will have a term of five years or until the 184 available spaces have been allocated, whichever comes first. The Project will continue to serve as an appropriate improvement for the center since it will allow the property owner to repurpose the commercial units with the right mix of uses in an efficient manner, while still providing the appropriate parking requirements, as determined by the updated parking plan for those units. 2. This Project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines pertaining to the use of an existing facility. SECTION 3. For the foregoing reasons the Planning Commission determines that the Project is Categorically Exempt per Class 1, Section 15301 of the California Environmental Quality Act (CEQA) Guidelines, and approves Planning Commission Administrative Modification No. PC AM 25-05 to approve an updated Parking Plan at the Arcadia Hub Shopping Center that will continue to allow some uses to change over time at this center through an administrative process based on the existing parking supply for a period of five years or until there are no available parking spaces, whichever comes first, subject to the conditions of approval attached hereto. SECTION 4. The Secretary shall certify to the adoption of this Resolution. 120 5 Passed, approved and adopted this 28th day of April, 2026. ______________________ Domenico Tallerico Chair, Planning Commission ATTEST: ______________________ Lisa L. Flores Secretary APPROVED AS TO FORM: ______________________ Michael J. Maurer City Attorney 121 6 Page Intentionally Left Blank 122 7 RESOLUTION NO. 2188 Conditions of Approval 1. This Parking Plan is approved for evaluating use changes requiring up to an additional 184 parking spaces, or for a five (5) year period, whichever comes first. 2. The management company should regularly post maps to remind their tenants that employees must park in designated employee parking areas. 3. 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 to the satisfaction of the Building Official, City Engineer, Development Services Director, Fire Marshal, and Public Works Services Director. Any changes to the existing facility may be subject to having fully detailed plans submitted for plan check review and approval by the aforementioned City officials and employees, and may be subject to building permits. 4. Noncompliance with the plans, provisions and conditions of approval for Planning Commission Administrative Modification No. PC AM 25-05 shall be grounds for immediate suspension or revocation of any approvals. 5. 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 PC AM 25- 05 (“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 123 8 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. 6. Approval of Planning Commission Administrative Modification No. PC AM 25-05 shall not be of effect unless on or before 30 calendar days after Planning Commission adoption of the Resolution, the property owner and Applicant have executed and filed with the Development Services Director or designee an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. ---- 124 Attachment No. 2 Attachment No. 2 Aerial Photo with Zoning Information 125 City of Arcadia Disclaimer: This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. 4,514 © City of Arcadia 0.1 Legend 1: Miles00.05 This map was automatically generated using Geocortex Essentials. 0.1 Notes City Boundary Arcadia City Boundary Sphere of Influence Parcels LA County Parcels (Arcadia) - weekly update 126 Attachment No. 3 Attachment No. 3 Master Parking Study Update, Dated March 26, 2026 127 Prepared by: 1100 Corporate Center Drive, Suite 201 Monterey Park, CA 91754 ARCADIA HUB SHOPPING CENTER MASTER PARKING STUDY UPDATE March 26, 2026 128 Arcadia Hub Shopping Center Master Parking Study Update Table of Contents 1 INTRODUCTION ....................................................................................................................................................... 1 1.1 PROJECT DESCRIPTION ............................................................................................................................................... 1 1.2 STUDY DEFINITION ..................................................................................................................................................... 3 2 EXISTING CONDITIONS ............................................................................................................................................. 4 2.1 EXISTING TENANTS ..................................................................................................................................................... 4 2.2 EXISTING PARKING SUPPLY ......................................................................................................................................... 5 2.3 EXISTING PARKING UTILIZATION ................................................................................................................................ 7 2.3.1 Weekday Parking Demand ................................................................................................................................ 7 2.3.2 Weekend Parking Demand .............................................................................................................................. 11 2.4 EXISTING PARKING AVAILABILITY ....................................................................................................................................... 13 3 PARKING DEMAND REQUIREMENTS ...................................................................................................................... 15 3.1 CITY PARKING CODE REQUIREMENTS ....................................................................................................................... 15 3.2 CENTER PARKING DEMAND RATE ............................................................................................................................. 15 4 FUTURE POTENTIAL USES ...................................................................................................................................... 17 4.1 ANALYSIS OF PENDING AND FUTURE USES ............................................................................................................... 17 4.1.1 Parking Supply and Demand ............................................................................................................................ 17 4.1.2 90 Percent Occupancy Threshold ..................................................................................................................... 17 4.1.3 Pending Use Parking Demand ......................................................................................................................... 19 4.2 FRAMEWORK FOR ANALYSIS OF FUTURE SITE USES ................................................................................................. 19 5 RECOMMENDATIONS ............................................................................................................................................ 21 APPENDIX A L.A. FITNESS HEALTH CLUB CONDITIONAL USE PERMIT (CUP 07-07) APPENDIX B PARKING SURVEY DEMAND DATA SUMMARIES 129 Arcadia Hub Shopping Center Master Parking Study Update List of Figures Figure 1: Arcadia Hub Shopping Center Site ...................................................................................................................... 2 Figure 2: Arcadia Hub Shopping Center Parking Supply Areas ................................................................................... 6 List of Tables Table 1 Arcadia Hub Shopping Center Existing Tenants ......................................................................................... 4 Table 2 Existing Parking Supply ............................................................................................................................................ 5 Table 3 Average Weekday Day Parking Occupancy ..................................................................................................... 7 Tables 4 Monday Parking Occupancy ................................................................................................................................ 8 Tables 5 Tuesday Parking Occupancy ................................................................................................................................ 9 Tables 6 Wednesday Parking Occupancy ......................................................................................................................... 9 Tables 7 Thursday Parking Occupancy ............................................................................................................................ 10 Tables 8 Friday Parking Occupancy .................................................................................................................................. 10 Table 9 Average Weekend Day Parking Occupancy ................................................................................................... 11 Table 10 Saturday Parking Occupancy ............................................................................................................................ 12 Table 11 Sunday Parking Occupancy ............................................................................................................................... 12 Table 12 Peak Weekday Day (Tuesday) Available Parking Spaces .................................................................... 13 Table 13 Peak Weekend Day (Saturday) Available Parking Spaces ................................................................... 14 Table 14 Parking Demand Rates Menu City Code ................................................................................................... 20 Table 15 Parking Demand Rates Menu ITE ................................................................................................................. 20 Table 16 Parking Demand Rates Menu ULI ................................................................................................................ 20 130 Arcadia Hub Shopping Center Master Parking Study Update 1 1 INTRODUCTION This report is an update to the Master Parking Study for the Arcadia Hub Shopping Center . The last parking update for this site was completed 2015 parking study which has been used by the City to review incremental tenant changes and their potential parking impacts at the Center. This updated Master Parking Study has been prepared because the Center has experienced tenant changes and is anticipating potential occupants to the shopping center. To maintain consistency with the previous studies, the following defined objectives are included in this effort: Update existing parking demand data for the off-street parking supply at the Center Update tenant information in terms of existing and pending uses. Provide a framework for the City to use, with the basis of both a real average parking demand rate for all uses at the site and existing published rates for a limited number of specific uses, to determine until the next major site study the adequacy of parking for new tenants that would have a higher intensity than retail. Parking demand data collection for the parking study was conducted across seven days. The adequacy of on-site parking was evaluated under the following alternatives: 1. Existing Conditions 2. Future Planned Conditions Existing with planned new near-term future tenants 3. Future Potential Existing with potential new long-term future tenants The parking study was based on existing site demand and City of Arcadia Municipal Code requirements for new uses. Other sources such as Institute of Transportation Engineers (ITE) Parking Generation, 5th Edition and the Urban Land Institute (ULI) Shared Parking, 3rd Edition, were also cited to provide a comparison of rates, for planning of future potential uses at the site. 1.1 PROJECT DESCRIPTION The Center is located on the southwest corner of Duarte Road and Baldwin Avenue with the addresses of 1201 to 1325 South Baldwin Avenue, and 733, 745, 815 West Naomi Avenue in the City of Arcadia. The site has primary access on Naomi Avenue and secondary access on Duarte Road. It is bounded by Duarte Road on the north, Baldwin Avenue on the east, Naomi Avenue on the south, and the President Square Shopping Center and multi-family residential uses on the west. Figure 1 provides an aerial vicinity image of the Arcadia Hub Shopping Center. 131 INTRODUCTION Arcadia Hub Shopping Center Master Parking Study Update 2 Figure 1: Arcadia Hub Shopping Center Site Source: Google Earth, 2025. 132 INTRODUCTION Arcadia Hub Shopping Center Master Parking Study Update 3 1.2 STUDY DEFINITION In order to assess the impact of these new tenants on the existing parking supply over an additional multi-year timeframe, the City has requested that a master parking study update be completed. The general methodology of the data collection and analysis efforts was on the Master Parking Study Update Arcadia Hub Commercial Center report prepared on October 2, 2020, which was approved by the City. 133 Arcadia Hub Shopping Center Master Parking Study Update 4 2 EXISTING CONDITIONS This section documents the existing conditions of the Center that includes information on existing tenant, parking supply, and the current parking demand from the empirical parking surveys that were conducted at Center. 2.1 EXISTING TENANTS The Center includes 41 units with 38 units currently occupied, a 92.7% occupancy rate. Of the total 345,804 square feet, 215,754 square feet are occupied by the 38 businesses operating at the Center. The remaining three units that are available/vacant include a total of 130,050 square feet. The majority of the available space is provided on the top level of the Center adjacent to parking Area G. Table 1 Arcadia Hub Shopping Center Existing Tenants UNIT TENANT RENTAL STATUS SIZE (SF) 733-AB STARBUCKS #537 Current 1,513 733-CD BROADWAY ENTERPRISES INC. (DING'S GARDEN)Current 1,425 733-E Acai Joint LLC Current 564 733-F GEN DA Jewelry Current 940 733-G SUBWAY #3073 Current 760 733-H POKE BAR- RITTO, INC Current 760 733-I Cafe 101 Group, LLC (YiFang)Current 760 733-J Utopia Beauty Salon Inc Current 760 733-KL UMAI GROUP LLC (MENYA HANABI RAMEN)Current 1,537 733-M Puff Joy Current 740 733-N Misook Kim Cheong Current 741 745 VONS #29-3208 Current 62,390 815-A KIYO Current 1,550 815-B AMERICAN CONTINENTAL BANK Current 2,280 815-C TEAM BLAZE Current 2,400 815-E FULLMARK, INC.Current 1,550 815-F Vacant-Unrented 1,550 815-G AU79 TEA HOUSE Current 1,550 815-H DLHope VR Hair Salon LLC Current 1,550 815-I GNC by Next Level Performance Team Current 1,550 815-J AMERICAN FIRST NATIONAL BANK Current 1,550 815-L ERIC TO DDS, INC. (PARKLANE DENTAL)Current 3,100 815-L1 RECYCLE- EXPRESS CROSS INTERSTATE INC.Current 815-M MISSION RENAISSANCE, INC.Current 1,550 1201 Jo-Lin Lee and Yiping Huang Eyeslash Studio Current 410 1201-A Vacant-Unrented 102,500 1201-B Vacant-Unrented 26,000 134 EXISTING CONDITIONS Arcadia Hub Shopping Center Master Parking Study Update 5 Table 1 Arcadia Hub Shopping Center Existing Tenants (continued) 2.2 EXISTING PARKING SUPPLY The existing parking supply at the Center totals 1,140 parking spaces that are provided in eight subareas as summarized in Table 2 and illustrated in Figure 2. In Subarea A, 37 of the 96 parking spaces facing the store frontage Arcadia L.A. Fitness #081 are required per the L.A. Fitness Health Club Conditional Use Permit (CUP 07-07), provided in Appendix A, to be restricted to 45-minute parking. Table 2 Existing Parking Supply SUBAREA PARKING SUPPLY TOTAL A 96 spaces B 311 spaces C 181 spaces D 64 spaces E 36 spaces F 51 spaces G 218 spaces H 183 spaces Center Parking Supply Total 1,140 Spaces 135 EXISTING CONDITIONS Arcadia Hub Shopping Center Master Parking Study Update 6 Figure 2: Arcadia Hub Shopping Center Parking Supply Areas 136 EXISTING CONDITIONS Arcadia Hub Shopping Center Master Parking Study Update 7 2.3 EXISTING PARKING UTILIZATION Parking survey counts were conducted to document the overall parking utilization of the Center. These counts are representative of the Center parking demand that would be expected when operational and land use mixes are comparable in nature. The parking demand was collected according to the sub-areas noted in Figure 2. The data collected included seven consecutive days of counts from Wednesday, September 3, 2025 through Tuesday, September 9, 2025. The weekday parking utilization was collected from 6:00 AM to 11:00 PM, and the weekend parking utilization was collected from 8:00 AM to 11:00 PM. The parking surveys are contained in Appendix B. 2.3.1 Weekday Parking Demand Table 3 summarizes the average weekday parking demand on an hourly basis by the Center subareas. The parking utilization that was above 85 percent occupancy is shown in bold, red font. As Table 3 illustrates, the 12:00 PM hour during the average weekday had the highest parking occupancy, with 46 percent of the total spaces (527 spaces). During the same hour, 92 percent of the spaces in Area A were occupied, which had the highest occupancy. More than half of the parking spaces within the site are available during the average weekday peak demand times. Table 3 Average Weekday Day Parking Occupancy Average Weekday - Percent Occupied Area Area A Area B Area C Area D Area E Area F Top Level (G) Ground Level (H) Total Occupancy Supply 96 311 181 64 36 51 218 183 1140 6:00 AM 3% 10% 23% 11% 0% 4% 1% 2% 8% 7:00 AM 7% 12% 25% 13% 0% 4% 1% 4% 9% 8:00 AM 15% 15% 28% 16% 0% 10% 1% 8% 12% 9:00 AM 47% 30% 46% 33% 6% 27% 2% 25% 27% 10:00 AM 57% 40% 49% 30% 14% 31% 3% 42% 34% 11:00 AM 85%47% 46% 30% 22% 31% 3% 61% 41% 12:00 PM 92%58% 44% 28% 28% 35% 3% 69% 46% 1:00 PM 90%56% 39% 27% 28% 27% 4% 69% 44% 2:00 PM 66% 50% 36% 25% 25% 24% 3% 56% 38% 3:00 PM 52% 49% 38% 25% 22% 27% 5% 52% 36% 4:00 PM 56% 55% 41% 30% 25% 27% 6% 46% 38% 5:00 PM 80% 54% 48% 33% 33% 24% 5% 40% 41% 6:00 PM 79% 59% 58% 38% 33% 20% 11% 28% 43% 7:00 PM 93%60% 62% 41% 33% 14% 12% 22% 44% 8:00 PM 84% 51% 57% 39% 31% 10% 11% 13% 38% 9:00 PM 65% 34% 45% 33% 25% 6% 6% 7% 27% 10:00 PM 29% 23% 33% 22% 17% 4% 6% 2% 17% 11:00 PM 14% 14% 17% 11% 11% 0% 6% 0% 10% 137 EXISTING CONDITIONS Arcadia Hub Shopping Center Master Parking Study Update 8 Tables 3 7 provide the occupancy data for each weekday of the survey. The peak parking demand occurred on a Tuesday with 555 spaces or 49% of the parking supply being occupied at 7:00 PM. The peak hour of occupancy varied across the five surveyed weekdays as follows: Monday: Occupancy peaks at 12:00 PM, with 46 percent of the spaces (523 in total) occupied. Tuesday: Occupancy peaks at 7:00 PM, with 49 percent of the spaces (555 in total) occupied. Wednesday: Occupancy peaks at 12:00 PM with 46 percent of spaces (519 in total) occupied. Thursday: Occupancy peaks at 1:00 PM with 48 percent of spaces (551 in total) occupied. Friday: Occupancy peaks at 12:00 PM with 48 percent of spaces (547 in total) are occupied. Tables 4 Monday Parking Occupancy Monday - Percent Occupied Area Area A Area B Area C Area D Area E Area F Top Level (G) Ground Level (H) Total Occupancy Supply 96 311 181 64 36 51 218 183 1140 6:00 AM 4% 9% 21% 13% 0% 0% 1% 3% 7% 7:00 AM 7% 9% 25% 14% 0% 4% 1% 4% 9% 8:00 AM 11% 17% 32% 19% 0% 12% 1% 7% 14% 9:00 AM 56% 31% 48% 27% 8% 20% 3% 23% 28% 10:00 AM 69% 38% 48% 27% 11% 33% 5% 32% 33% 11:00 AM 89%45% 39% 36% 11% 31% 0% 50% 38% 12:00 PM 95%60% 42% 25% 14% 39% 4% 64% 46% 1:00 PM 82% 50% 37% 23% 8% 27% 6% 60% 40% 2:00 PM 61% 43% 39% 25% 8% 22% 5% 58% 36% 3:00 PM 51% 49% 41% 28% 17% 25% 7% 48% 36% 4:00 PM 54% 66% 51% 30% 22% 33% 6% 40% 42% 5:00 PM 70% 55% 46% 30% 22% 22% 6% 34% 38% 6:00 PM 68% 58% 52% 38% 22% 16% 6% 23% 38% 7:00 PM 91%58% 63% 42% 11% 12% 6% 18% 41% 8:00 PM 85%41% 52% 25% 11% 12% 7% 8% 31% 9:00 PM 57% 32% 40% 27% 14% 2% 4% 4% 23% 10:00 PM 20% 22% 36% 22% 14% 2% 3% 2% 16% 11:00 PM 17% 14% 24% 13% 11% 0% 2% 0% 10% 138 EXISTING CONDITIONS Arcadia Hub Shopping Center Master Parking Study Update 9 Tables 5 Tuesday Parking Occupancy Tables 6 Wednesday Parking Occupancy Wednesday - Percent Occupied Area Area A Area B Area C Area D Area E Area F Top Level (G) Ground Level (H) Total Occupancy Supply 96 311 181 64 36 51 218 183 1140 6:00 AM 4% 14% 26% 11% 0% 6% 1% 2% 10% 7:00 AM 9% 14% 27% 16% 3% 8% 1% 3% 11% 8:00 AM 17% 17% 25% 17% 3% 2% 0% 5% 12% 9:00 AM 35% 29% 52% 41% 11% 20% 0% 23% 27% 10:00 AM 43% 41% 49% 31% 25% 31% 1% 39% 33% 11:00 AM 71% 44% 53% 33% 33% 35% 2% 63% 41% 12:00 PM 94%52% 49% 31% 39% 27% 1% 70% 46% 1:00 PM 84% 54% 40% 28% 39% 25% 4% 67% 44% 2:00 PM 53% 48% 32% 31% 44% 18% 4% 52% 36% 3:00 PM 44% 46% 33% 23% 36% 25% 4% 60% 36% 4:00 PM 56% 54% 41% 34% 31% 27% 5% 48% 39% 5:00 PM 84% 56% 61% 31% 39% 14% 5% 45% 44% 6:00 PM 84% 61% 66% 28% 33% 16% 6% 30% 44% 7:00 PM 95%56% 52% 38% 28% 14% 7% 25% 40% 8:00 PM 94%53% 57% 39% 22% 6% 5% 17% 38% 9:00 PM 69% 32% 46% 33% 33% 8% 4% 13% 28% 10:00 PM 43% 25% 35% 25% 25% 6% 4% 3% 20% 11:00 PM 16% 15% 19% 13% 11% 4% 5% 0% 11% 139 EXISTING CONDITIONS Arcadia Hub Shopping Center Master Parking Study Update 10 Tables 7 Thursday Parking Occupancy Tables 8 Friday Parking Occupancy Friday - Percent Occupied Area Area A Area B Area C Area D Area E Area F Top Level (G) Ground Level (H) Total Occupancy Supply 96 311 181 64 36 51 218 183 1140 6:00 AM 2% 7% 22% 13% 0% 4% 2% 2% 7% 7:00 AM 8% 12% 25% 8% 0% 2% 1% 6% 10% 8:00 AM 11% 12% 28% 13% 0% 8% 1% 10% 12% 9:00 AM 51% 33% 47% 31% 0% 39% 1% 24% 28% 10:00 AM 64% 46% 41% 36% 19% 35% 3% 50% 37% 11:00 AM 85%57% 40% 23% 25% 31% 3% 62% 43% 12:00 PM 83% 66% 41% 23% 31% 47% 6% 68% 48% 1:00 PM 96%61% 41% 23% 33% 29% 3% 72% 47% 2:00 PM 78% 55% 35% 16% 25% 25% 2% 61% 40% 3:00 PM 55% 54% 40% 22% 22% 24% 4% 51% 38% 4:00 PM 59% 59% 40% 28% 28% 27% 8% 53% 41% 5:00 PM 80% 63% 54% 42% 47% 27% 2% 39% 44% 6:00 PM 86%64% 60% 38% 42% 25% 6% 31% 45% 7:00 PM 93%66% 58% 34% 44% 20% 5% 22% 44% 8:00 PM 81% 52% 49% 38% 44% 16% 9% 15% 37% 9:00 PM 76% 39% 45% 31% 36% 10% 11% 10% 31% 10:00 PM 25% 28% 18% 16% 14% 6% 16% 1% 17% 11:00 PM 14% 14% 1% 5% 11% 0% 19% 1% 9% 140 EXISTING CONDITIONS Arcadia Hub Shopping Center Master Parking Study Update 11 2.3.2 Weekend Parking Demand Table 9 summarizes the parking occupancy for the average weekend day during the survey, on an hourly basis. Parking utilization at 85 percent or higher is shown in bold, red font. As Table 9 illustrates, the highest weekend average parking demand occurred during the 1:00 PM hour on an average weekend day, when 50 percent of the spaces (570 spaces in total) and 100 percent of spaces in Area A (the area with the highest occupancy) were occupied. Approximately fifty percent of the parking spaces within the site are available during peak demand times. Table 9 Average Weekend Day Parking Occupancy Tables 9 11 provide the occupancy data for each weekend day of the survey. For the weekend, the peak parking demand occurred on Saturday with 601 spaces or 53% of the parking supply being occupied at 1:00 PM. The peak hour of occupancy varied across the two surveyed weekend days as follows: Saturday: Occupancy peaks at 1:00 PM, with 53 percent of the spaces (601 in total) occupied. Sunday: Occupancy peaks at 1:00 PM, with 48 percent of the spaces (542 in total) occupied. 141 EXISTING CONDITIONS Arcadia Hub Shopping Center Master Parking Study Update 12 Table 10 Saturday Parking Occupancy Table 11 Sunday Parking Occupancy 142 EXISTING CONDITIONS Arcadia Hub Shopping Center Master Parking Study Update 13 2.4 EXISTING PARKING AVAILABILITY Based on the existing parking demand, the number of available spaces per hour was calculated for the weekday and weekend periods. As illustrated by the data in Table 12, during the peak weekday parking demand. which occurred on Tuesday at 12:00 PM when the Center experiences its maximum occupancy, there were approximately 647 available parking spaces. Table 12 Peak Weekday Day (Tuesday) Available Parking Spaces As shown in Table 13, during the peak weekend, which occurred on Saturday at 1:00 PM when the shopping center experiences its maximum occupancy, there were approximately 539 available parking spaces. 143 EXISTING CONDITIONS Arcadia Hub Shopping Center Master Parking Study Update 14 Table 13 Peak Weekend Day (Saturday)Available Parking Spaces Based on the existing parking demand survey data, the Center currently has enough parking available to satisfy its peak parking demand periods on both the weekday and weekend. 144 Arcadia Hub Shopping Center Master Parking Study Update 15 3 PARKING DEMAND REQUIREMENTS This section estimates parking demand of the current uses on at the Center based on the current City of Arcadia Municipal Code, ITE Peak Generation peak demand rates, and Urban Land Institute (ULI) Shared Parking, 3rd Edition, hourly demand breakdowns, for comparison purposes. A singular Center-specific commercial rate for new uses was also defined based on the surveyed site demand rates and the total floor area of the Center. 3.1 CITY PARKING CODE REQUIREMENTS The City of Arcadia Municipal Code defines the parking for off-street non-residential uses in Section 9103.07.060 rates for parking requirements for the following land uses that would apply to the Hub site: General Office: 1 space per 250 sf Medical/Dental Office: 1 space per 200 sf Karaoke 1 space per 100 sf Restaurant (Small less than 2,000 sf): 1 space per 200 sf Restaurant (Large greater than 2,000 sf): 1 space per 100 sf Retail Multi-tenant Shopping Center: 1 space per 200 sf (or as established by a parking study per Subsection 9103.07.060E) Gym (less than 3,000 sf): 1 space per 100 sf in workout and instructional areas Gym (greater than 3,000 sf To be determined based on Conditional Use Permit Bank: 1 space per 250 sf Personal Services: 1 space per 200 sf Supermarket: 1 space per 200 sf (or as established by a parking study per Subsection 9103.07.060E) The Center currently provides an off-street parking supply of 1,140 spaces including 34 spaces allocated for Americans with Disabilities Act (ADA)-compliant spaces. According to the City Code parking rates for the standalone uses in the Center, the site is under-parked based on the currently occupied land uses. allows customers to visit multiple locations in one trip, and the general intensity of individual uses within the site, overall demand is much lower than that anticipated by City Code requirements. 3.2 CENTER PARKING DEMAND RATE The weekday and weekend parking demand rate at the Center based on the empirical parking demand data on site are noted below. The parking demand rates are based on an average unit of floor area, across all existing Center uses, based on the peak parking demand from the survey data and the floor 145 PARKING DEMAND REQUIREMENTS Arcadia Hub Shopping Center Master Parking Study Update 16 area of the center minus the vacant spaces (as a net total of 215,754 square feet, out of 345,804 total leasable square feet). The weekday and weekend parking rates are as follows: Weekday: 2.57 spaces per 1,000 square feet (555 parking spaces/215,754 square feet) Weekend: 2.79 spaces per 1,000 square feet (601 parking spaces/215,754 square feet) The empirical parking rate compared to the 2020 Parking Study is higher than the previous study, but it should be noted that parking demands are variable based on the land use type, time of year, day of the week, and hourly. The 2020 Parking Study was conducted during what is typically a month (February) that experiences lower parking demands than the current parking study (September. The typical parking demand rates from the ULI indicate that a shopping center parking demand ranges from approximately 3.6 to 4.0 spaces per 1,000 square foot. The Arcadia Municipal Code requires a parking supply of 5.0 spaces per 1,000 square feet for shopping center uses. The difference between these rates indicates that the Center does not generate the parking demand that is expected from the typical shopping center. Typical activity experienced at the Center is much lower per square foot of area than an average shopping center. Therefore, the Center has the potential to take on more retail and a higher percentage of restaurant uses which tend to have higher parking demand than other similarly sized centers. 146 Arcadia Hub Shopping Center Master Parking Study Update 17 4 FUTURE POTENTIAL USES This section estimates the future parking demand with new proposed and potential uses for the Center. This section also defines a framework for future analysis by the City of future planned uses. Site management is planning for a new restaurant within the site which would replace a vacant tenant space. A potential future site scenario was analyzed, with retail uses added to the site to a point where total site parking demand is at its operational maximum for the entire Center site. This maximum was defined as 90 percent occupancy of all on-site parking. The analysis excludes Areas E, F (rear-level spaces) and G (upper-level) to focus the analysis on the central site parking supply. The three identified sub-areas excluded are physically removed from most tenant space access points. 4.1 ANALYSIS OF PENDING USES This analysis includes the following tenant that is pending entitlement approval: The 1,550 square-foot proposed restaurant (Unit 815-F). It was assumed that this new tenant would occupy a currently vacant space which was also previously a restaurant use. The following sections provide a summary of the supply and demand calculations for this analysis. 4.1.1 Parking Supply and Demand Excluding the rear-level Areas E, F, and G (total of 305 spaces), the Center parking supply is reduced from 1,140 to 835 spaces. The remaining parking areas A through D and H have a weekday peak demand of 523 spaces on Thursday (62.6 percent occupancy) and a weekend peak demand of 560 spaces on Saturday (67.1 occupancy). 4.1.2 90 Percent Occupancy Threshold Parking capacity conditions have been defined as 90 percent occupancy, to provide for remaining available spaces for incoming vehicles. Based on the peak level of the existing surveyed demand which occurs during the weekend with a peak demand of 560 spaces, an increase in parking demand of 192 occupied spaces could occur before reaching this threshold. This defined capacity would be reached within the analyzed 835 space supply at 752 occupied spaces. A total of 83 available spaces (10 percent of capacity) would then remain at peak times within the analyzed areas, once the 90 percent occupancy threshold is reached. 147 FUTURE POTENTIAL USES Arcadia Hub Shopping Center Master Parking Study Update 18 Allowable New Uses It is assumed that the future new potential land uses would apply to vacant units associated with the former Burlington Coat Factory space located at 1201-A and 1201-B, which is a total of 128,500 square feet. In order to reach but not exceed a site occupancy rate of 90 percent (excluding the rear and upper parking areas), Table 14 summarizes various land use options for consideration that include a single land use such as a new restaurant, new medical office space, or retail, and lastly a combination of the land uses that can be occupied within the leasable space and that will not exceed the 90 percent parking utilization threshold of 184 parking spaces. The reaching of the 90 percent threshold for the weekend defined the upper limit of new uses, which includes vacant spaces that would remain, although the weekday occupancy would remain below that threshold. If a future tenant were to exceed any of these scenarios, a separate parking study may be necessary to evaluate the parking demand. Table 14 Parking Occupancy with Existing and Proposed Uses - Without Rear/Upper Parking 148 FUTURE POTENTIAL USES Arcadia Hub Shopping Center Master Parking Study Update 19 4.1.3 Pending Use Parking Demand With the addition of a 1,550 square-foot restaurant into a vacant unit which previously operated as a restaurant, the new restaurant is anticipated to have a parking demand of eight parking spaces. This additional parking demand will be adequately supplied within the available excess parking supply based on the existing occupancy at the Center. The additional demand of eight parking spaces, from the new proposed and potential uses, would reduce excess parking supply from 192 spaces to 184 spaces on the weekend. 4.2 FRAMEWORK FOR ANALYSIS OF FUTURE NON-RETAIL SITE USES The parking demand rates for the Center were calculated based on the conducted parking demand surveys as described in Section 3.2, are as follows: Weekday: 2.57 spaces per 1,000 sf Weekend: 2.79 spaces per 1,000 sf Parking rates for potential proposed land uses were compiled to provide a future framework for the analysis of impacts that their addition to the Center would have on parking utilization. In order to verify that off-street parking would be available for any land uses that are non-retail to the Center, parking rates should be adjusted to correctly factor existing parking demand from the retail uses they would be replacing. The calculations must account for not only the additional parking demand from the new land use but would also provide a credit for the existing parking demand if the new land use replaced an existing retail use. This will result in a more refined parking demand estimate that would not necessitate an over parking of the site. It should be noted that if there are proposed non-retail land uses as noted in the following tables that will occupy a vacant space, the land use parking rate would be used to calculate parking demand, not the replacement rate. The following three tables (Tables 15-17) provide the rates for each of the land uses for each parking rate source. The rates are per 1,000 square feet of gross floor area: Table 15 Application of City Code Rates replacement of existing retail uses by these more intense uses). Table 16 Application of ITE Rates Columns are provided for weekday and weekend periods. provide the difference in rates. Table 17 Application of ULI Rates Columns are provided for weekday and weekend periods. 149 FUTURE POTENTIAL USES Arcadia Hub Shopping Center Master Parking Study Update 20 column provide the difference in rates. City Code rates relate to the peak parking demand for either weekday or weekend periods. The City Code does not differentiate between sit-down and fast-food restaurants, but the other applied sources do. Application of fast-food rates should be considered for high-volume chain coffee shops, sandwich shops, and some fast-casual tenants such as newer chain pizza establishments. Table 15 Parking Demand Rates Menu City Code Table 16 Parking Demand Rates Menu ITE Source: Rates taken from the ITE, Parking Generation (5th edition). Table 17 Parking Demand Rates Menu ULI Source: Rates taken from the ULI, Shared Parking (3rd Edition). 150 Arcadia Hub Shopping Center Master Parking Study Update 21 5 RECOMMENDATIONS It is recommended that the framework used by the City for the analysis of new land uses at the Center consider the varying demand rates shown in Tables 15 17 and the patterns observed by the parking demand study. The ranges of potential demand provided by the City Code, ITE, and ULI can be considered in the evaluation of future proposed tenants. The following steps can be applied by the City for review of future Center uses that replace existing uses, which apply the peak surveyed demand rate for existing uses and the Code rate for proposed uses: Determine credit for existing use, and multiply the applicable lease area by 2.79 spaces per 1,000 square feet, for the highest peak on weekends Determine the new land use type Multiply by the Arcadia Municipal Code parking rate for non-retail land uses Subtract the credit for the existing use (net new parking requirement) Subtract this amount from the peak-period available parking supply of 192 spaces, based on the 90 percent occupancy factor limit Keep a running total of available parking supply. This would represent the limit of allowable new uses. Some conditions that could be considered by the City, as new uses are evaluated, are as follows: If a sector reaches or exceeds the available supply, consider conditioning the applicant with improved directional signage for that sector of the site to direct drivers to other areas of available spaces within the site and/or the upper level of the parking structure. Also consider, based on the severity of the change in available supply, encouragement of employees to use parking at the rear of commercial buildings at north and west ends of the site, parking along the periphery of the southern site frontage, and the upper level of the parking structure. 151 Arcadia Hub Shopping Center Master Parking Study Update 22 APPENDIX A L.A. FITNESS HEALTH CLUB CONDITIONAL USE PERMIT (CUP 07-07) 152 153 154 155 156 157 158 159 160 Arcadia Hub Shopping Center Master Parking Study Update APPENDICES APPENDIX B PARKING SURVEY DEMAND DATA SUMMARIES 161 Arcadia Hub Shopping Center Arcadia, CA Wednesday, September 3rd, 2025 Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 63 3 7 12 25 27 46 61 54 37 23 32 52 57 61 61 49 28 10 Handicap 7 1 2 3 2 4 4 7 6 1 3 2 4 2 5 5 2 2 0 Timed 26 0 0 1 7 10 18 22 21 13 16 20 25 22 25 24 15 11 5 Subtotal 96 4 9 16 34 41 68 90 81 51 42 54 81 81 91 90 66 41 15 Area A Total Occupancy 96 4 9 16 34 41 68 90 81 51 42 54 81 81 91 90 66 41 15 Total Percent 4%9%17%35%43%71%94%84%53%44%56%84%84%95%94%69%43%16% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 275 42 43 50 85 110 119 140 149 131 123 153 158 171 159 156 94 74 47 Handicap 15 0 1 1 2 8 7 10 5 4 8 4 5 7 5 1 2 1 0 Timed 15 0 0 0 3 9 9 10 10 11 12 10 10 11 9 7 3 4 0 Pick-Up 6 0 0 1 1 2 2 2 3 3 1 1 1 2 1 0 1 0 1 Subtotal 311 42 44 52 91 129 137 162 167 149 144 168 174 191 174 164 100 79 48 Area B Total Occupancy 311 42 44 52 91 129 137 162 167 149 144 168 174 191 174 164 100 79 48 Total Percent 14%14%17%29%41%44%52%54%48%46%54%56%61%56%53%32%25%15% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 181 47 48 46 94 89 96 88 72 58 60 74 110 119 95 103 84 64 34 -------------------- Subtotal 181 47 48 46 94 89 96 88 72 58 60 74 110 119 95 103 84 64 34 Area C Total Occupancy 181 47 48 46 94 89 96 88 72 58 60 74 110 119 95 103 84 64 34 Total Percent 26%27%25%52%49%53%49%40%32%33%41%61%66%52%57%46%35%19% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 64 7 10 11 26 20 21 20 18 20 15 22 20 18 24 25 21 16 8 -------------------- Subtotal 64 7 10 11 26 20 21 20 18 20 15 22 20 18 24 25 21 16 8 Area D Total Occupancy 64 7 10 11 26 20 21 20 18 20 15 22 20 18 24 25 21 16 8 Total Percent 11%16%17%41%31%33%31%28%31%23%34%31%28%38%39%33%25%13% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 36 0 1 1 4 9 12 14 14 16 13 11 14 12 10 8 12 9 4 -------------------- Subtotal 36 0 1 1 4 9 12 14 14 16 13 11 14 12 10 8 12 9 4 Area E Total Occupancy 36 0 1 1 4 9 12 14 14 16 13 11 14 12 10 8 12 9 4 Total Percent 0%3%3%11%25%33%39%39%44%36%31%39%33%28%22%33%25%11% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 48 0 1 0 8 15 17 14 13 9 13 14 7 8 7 3 4 3 2 Recycling 3 3 3 1 2 1 1 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 51 3 4 1 10 16 18 14 13 9 13 14 7 8 7 3 4 3 2 Area F Total Occupancy 51 3 4 1 10 16 18 14 13 9 13 14 7 8 7 3 4 3 2 Total Percent 6%8%2%20%31%35%27%25%18%25%27%14%16%14%6%8%6%4% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 210 3 2 1 1 3 4 3 8 8 9 11 11 14 15 10 9 9 11 Handicap 8 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 218 3 2 1 1 3 4 3 8 8 9 11 11 14 15 10 9 9 11 Top Level (G)Total Occupancy 218 3 2 1 1 3 4 3 8 8 9 11 11 14 15 10 9 9 11 Total Percent 1%1%0%0%1%2%1%4%4%4%5%5%6%7%5%4%4%5% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 179 4 6 10 43 70 111 124 121 95 108 86 81 53 45 31 23 5 0 Handicap 4 0 0 0 0 1 4 4 2 1 2 1 2 1 0 0 0 0 0 Subtotal 183 4 6 10 43 71 115 128 123 96 110 87 83 54 45 31 23 5 0 Ground Level (H)Total Occupancy 183 4 6 10 43 71 115 128 123 96 110 87 83 54 45 31 23 5 0 Total Percent 2%3%5%23%39%63%70%67%52%60%48%45%30%25%17%13%3%0% Grand Total Occupancy 1140 110 124 138 303 378 471 519 496 407 406 441 500 497 461 434 319 226 122 Grand Total Percent 10%11%12%27%33%41%46%44%36%36%39%44%44%40%38%28%20%11% Area G Area H Area F Area A Area B Area C Area D Area E Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 162 Arcadia Hub Shopping Center Arcadia, CA Thursday, September 4th, 2025 Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 63 0 6 14 40 41 63 61 63 37 32 33 56 49 63 54 38 25 6 Handicap 7 1 2 3 3 6 7 7 6 5 5 5 6 3 6 5 2 2 0 Timed 26 3 0 0 9 10 23 25 23 18 15 13 18 17 19 12 15 3 0 Subtotal 96 4 8 17 52 57 93 93 92 60 52 51 80 69 88 71 55 30 6 Area A Total Occupancy 96 4 8 17 52 57 93 93 92 60 52 51 80 69 88 71 55 30 6 Total Percent 4%8%18%54%59%97%97%96%63%54%53%83%72%92%74%57%31%6% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 275 27 39 49 78 97 108 161 170 165 112 122 140 167 177 158 101 53 34 Handicap 15 1 0 2 2 7 5 7 10 4 8 9 5 6 4 5 1 0 2 Timed 15 0 0 2 6 9 10 11 11 13 12 14 9 12 12 11 6 4 1 Pick-Up 6 0 0 0 0 0 2 2 6 2 1 1 0 0 3 1 1 0 0 Subtotal 311 28 39 53 86 113 125 181 197 184 133 146 154 185 196 175 109 57 37 Area B Total Occupancy 311 28 39 53 86 113 125 181 197 184 133 146 154 185 196 175 109 57 37 Total Percent 9%13%17%28%36%40%58%63%59%43%47%50%59%63%56%35%18%12% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 181 42 40 46 83 84 94 86 66 67 70 72 61 108 128 109 85 67 33 -------------------- Subtotal 181 42 40 46 83 84 94 86 66 67 70 72 61 108 128 109 85 67 33 Area C Total Occupancy 181 42 40 46 83 84 94 86 66 67 70 72 61 108 128 109 85 67 33 Total Percent 23%22%25%46%46%52%48%36%37%39%40%34%60%71%60%47%37%18% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 64 5 9 9 21 17 21 17 15 15 14 18 22 28 29 32 22 14 7 -------------------- Subtotal 64 5 9 9 21 17 21 17 15 15 14 18 22 28 29 32 22 14 7 Area D Total Occupancy 64 5 9 9 21 17 21 17 15 15 14 18 22 28 29 32 22 14 7 Total Percent 8%14%14%33%27%33%27%23%23%22%28%34%44%45%50%34%22%11% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 36 0 0 0 1 4 7 7 8 8 5 8 14 13 15 14 6 5 4 -------------------- Subtotal 36 0 0 0 1 4 7 7 8 8 5 8 14 13 15 14 6 5 4 Area E Total Occupancy 36 0 0 0 1 4 7 7 8 8 5 8 14 13 15 14 6 5 4 Total Percent 0%0%0%3%11%19%19%22%22%14%22%39%36%42%39%17%14%11% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 48 1 3 7 14 11 17 18 17 14 14 12 12 10 9 4 4 2 0 Recycling 3 0 0 0 2 2 0 1 1 0 1 0 0 0 0 0 0 0 0 Subtotal 51 1 3 7 16 13 17 19 18 14 15 12 12 10 9 4 4 2 0 Area F Total Occupancy 51 1 3 7 16 13 17 19 18 14 15 12 12 10 9 4 4 2 0 Total Percent 2%6%14%31%25%33%37%35%27%29%24%24%20%18%8%8%4%0% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 210 3 2 2 4 4 7 4 2 8 6 10 7 19 12 11 10 7 7 Handicap 8 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 218 3 2 2 4 4 7 4 2 8 6 10 7 19 12 11 10 7 7 Top Level (G)Total Occupancy 218 3 2 2 4 4 7 4 2 8 6 10 7 19 12 11 10 7 7 Total Percent 1%1%1%2%2%3%2%1%4%3%5%3%9%6%5%5%3%3% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 179 3 8 16 55 85 123 141 150 112 103 96 73 46 47 29 7 2 0 Handicap 4 0 0 0 0 0 4 2 3 2 0 0 0 0 0 0 0 0 0 Subtotal 183 3 8 16 55 85 127 143 153 114 103 96 73 46 47 29 7 2 0 Area G Area H Area A Area B Area C Area D Area E Area F Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 163 Arcadia Hub Shopping Center Arcadia, CA Friday, September 5th, 2025 Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 63 2 5 9 40 36 56 55 63 49 33 35 52 59 59 52 53 17 10 Handicap 7 0 3 2 2 6 4 5 5 6 2 3 6 4 4 5 1 1 0 Timed 26 0 0 0 7 19 22 20 24 20 18 19 19 20 26 21 19 6 3 Subtotal 96 2 8 11 49 61 82 80 92 75 53 57 77 83 89 78 73 24 13 Area A Total Occupancy 96 2 8 11 49 61 82 80 92 75 53 57 77 83 89 78 73 24 13 Total Percent 2%8%11%51%64%85%83%96%78%55%59%80%86%93%81%76%25%14% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 275 22 36 37 91 127 154 184 168 152 150 159 174 183 187 147 104 82 34 Handicap 15 0 1 1 7 5 6 6 7 6 7 9 9 4 7 8 4 2 5 Timed 15 0 0 0 3 8 12 13 13 8 9 14 14 12 10 8 11 3 4 Pick-Up 6 0 1 0 1 2 4 2 2 4 2 1 0 0 0 0 1 1 1 Subtotal 311 22 38 38 102 142 176 205 190 170 168 183 197 199 204 163 120 88 44 Area B Total Occupancy 311 22 38 38 102 142 176 205 190 170 168 183 197 199 204 163 120 88 44 Total Percent 7%12%12%33%46%57%66%61%55%54%59%63%64%66%52%39%28%14% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 181 39 46 51 85 75 72 75 74 64 73 73 98 109 105 88 81 32 2 -------------------- Subtotal 181 39 46 51 85 75 72 75 74 64 73 73 98 109 105 88 81 32 2 Area C Total Occupancy 181 39 46 51 85 75 72 75 74 64 73 73 98 109 105 88 81 32 2 Total Percent 22%25%28%47%41%40%41%41%35%40%40%54%60%58%49%45%18%1% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 64 8 5 8 20 23 15 15 15 10 14 18 27 24 22 24 20 10 3 -------------------- Subtotal 64 8 5 8 20 23 15 15 15 10 14 18 27 24 22 24 20 10 3 Area D Total Occupancy 64 8 5 8 20 23 15 15 15 10 14 18 27 24 22 24 20 10 3 Total Percent 13%8%13%31%36%23%23%23%16%22%28%42%38%34%38%31%16%5% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 36 0 0 0 0 7 9 11 12 9 8 10 17 15 16 16 13 5 4 -------------------- Subtotal 36 0 0 0 0 7 9 11 12 9 8 10 17 15 16 16 13 5 4 Area E Total Occupancy 36 0 0 0 0 7 9 11 12 9 8 10 17 15 16 16 13 5 4 Total Percent 0%0%0%0%19%25%31%33%25%22%28%47%42%44%44%36%14%11% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 48 2 1 4 20 18 16 24 15 13 12 14 14 13 10 8 5 3 0 Recycling 3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 51 2 1 4 20 18 16 24 15 13 12 14 14 13 10 8 5 3 0 Area F Total Occupancy 51 2 1 4 20 18 16 24 15 13 12 14 14 13 10 8 5 3 0 Total Percent 4%2%8%39%35%31%47%29%25%24%27%27%25%20%16%10%6%0% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 210 4 2 2 3 7 6 12 7 4 9 17 5 13 10 19 25 35 41 Handicap 8 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 218 4 2 2 3 7 6 12 7 4 9 17 5 13 10 19 25 35 41 Top Level (G)Total Occupancy 218 4 2 2 3 7 6 12 7 4 9 17 5 13 10 19 25 35 41 Total Percent 2%1%1%1%3%3%6%3%2%4%8%2%6%5%9%11%16%19% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 179 3 11 19 44 89 112 124 127 109 92 96 72 57 41 27 18 2 1 Handicap 4 0 0 0 0 2 2 1 4 3 1 1 0 0 0 0 0 0 0 Subtotal 183 3 11 19 44 91 114 125 131 112 93 97 72 57 41 27 18 2 1 Area G Area H Area A Area B Area C Area D Area E Area F Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 164 Arcadia Hub Shopping Center Arcadia, CA Saturday, September 6th, 2025 Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 63 29 38 59 59 61 63 59 47 37 48 63 56 48 39 16 1 Handicap 7 1 3 7 5 7 7 4 4 2 2 7 5 4 1 0 0 Timed 26 0 12 21 25 25 26 22 22 17 13 23 23 23 15 6 1 Subtotal 96 30 53 87 89 93 96 85 73 56 63 93 84 75 55 22 2 Area A Total Occupancy 96 30 53 87 89 93 96 85 73 56 63 93 84 75 55 22 2 Total Percent 31%55%91%93%97%100%89%76%58%66%97%88%78%57%23%2% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 275 40 111 151 172 181 183 148 148 120 127 138 144 126 72 54 13 Handicap 15 5 2 4 6 7 9 4 5 5 4 9 6 4 0 2 1 Timed 15 2 5 8 10 10 15 9 14 8 7 7 9 4 6 4 2 Pick-Up 6 2 1 2 2 0 1 3 1 1 1 0 2 0 0 0 0 Subtotal 311 49 119 165 190 198 208 164 168 134 139 154 161 134 78 60 16 Area B Total Occupancy 311 49 119 165 190 198 208 164 168 134 139 154 161 134 78 60 16 Total Percent 16%38%53%61%64%67%53%54%43%45%50%52%43%25%19%5% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 181 35 91 97 100 87 83 79 71 72 55 65 85 41 10 7 3 ------------------ Subtotal 181 35 91 97 100 87 83 79 71 72 55 65 85 41 10 7 3 Area C Total Occupancy 181 35 91 97 100 87 83 79 71 72 55 65 85 41 10 7 3 Total Percent 19%50%54%55%48%46%44%39%40%30%36%47%23%6%4%2% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 64 4 18 24 25 21 23 25 19 17 13 13 23 4 1 2 3 ------------------ Subtotal 64 4 18 24 25 21 23 25 19 17 13 13 23 4 1 2 3 Area D Total Occupancy 64 4 18 24 25 21 23 25 19 17 13 13 23 4 1 2 3 Total Percent 6%28%38%39%33%36%39%30%27%20%20%36%6%2%3%5% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 36 0 0 3 8 7 12 6 5 5 13 11 12 13 8 4 2 ------------------ Subtotal 36 0 0 3 8 7 12 6 5 5 13 11 12 13 8 4 2 Area E Total Occupancy 36 0 0 3 8 7 12 6 5 5 13 11 12 13 8 4 2 Total Percent 0%0%8%22%19%33%17%14%14%36%31%33%36%22%11%6% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 48 6 20 19 17 14 20 19 18 13 13 7 4 1 2 0 0 Recycling 3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 51 6 20 19 17 14 20 19 18 13 13 7 4 1 2 0 0 Area F Total Occupancy 51 6 20 19 17 14 20 19 18 13 13 7 4 1 2 0 0 Total Percent 12%39%37%33%27%39%37%35%25%25%14%8%2%4%0%0% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 210 1 0 3 8 16 9 11 23 27 33 32 33 27 22 23 18 Handicap 8 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 218 1 0 3 8 16 9 11 23 27 33 32 33 27 22 23 18 Top Level (G)Total Occupancy 218 1 0 3 8 16 9 11 23 27 33 32 33 27 22 23 18 Total Percent 0%0%1%4%7%4%5%11%12%15%15%15%12%10%11%8% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 179 17 35 66 108 138 148 138 95 77 65 63 37 23 11 3 0 Handicap 4 0 0 1 2 3 2 3 4 2 0 0 0 0 0 0 0 Subtotal 183 17 35 67 110 141 150 141 99 79 65 63 37 23 11 3 0 Area G Area H Area A Area B Area C Area D Area E Area F Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 165 Arcadia Hub Shopping Center Arcadia, CA Sunday, September 7th, 2025 Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 63 4 20 58 58 63 56 54 44 32 37 56 63 53 16 2 1 Handicap 7 2 6 7 7 7 6 4 3 3 2 6 7 4 0 0 0 Timed 26 0 13 22 24 25 26 19 13 12 12 19 23 23 5 0 0 Subtotal 96 6 39 87 89 95 88 77 60 47 51 81 93 80 21 2 1 Area A Total Occupancy 96 6 39 87 89 95 88 77 60 47 51 81 93 80 21 2 1 Total Percent 6%41%91%93%99%92%80%63%49%53%84%97%83%22%2%1% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 275 39 65 97 145 165 156 155 139 125 133 137 133 128 57 45 13 Handicap 15 3 4 5 8 5 6 6 1 3 4 5 2 4 2 3 2 Timed 15 0 0 2 4 6 5 9 9 7 9 10 9 9 3 2 0 Pick-Up 6 0 1 3 2 2 2 2 2 2 0 2 0 2 2 0 0 Subtotal 311 42 70 107 159 178 169 172 151 137 146 154 144 143 64 50 15 Area B Total Occupancy 311 42 70 107 159 178 169 172 151 137 146 154 144 143 64 50 15 Total Percent 14%23%34%51%57%54%55%49%44%47%50%46%46%21%16%5% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 181 39 60 89 95 97 83 74 63 65 61 65 82 31 12 6 2 ------------------ Subtotal 181 39 60 89 95 97 83 74 63 65 61 65 82 31 12 6 2 Area C Total Occupancy 181 39 60 89 95 97 83 74 63 65 61 65 82 31 12 6 2 Total Percent 22%33%49%52%54%46%41%35%36%34%36%45%17%7%3%1% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 64 7 11 22 20 17 18 13 15 15 14 14 16 12 1 0 1 ------------------ Subtotal 64 7 11 22 20 17 18 13 15 15 14 14 16 12 1 0 1 Area D Total Occupancy 64 7 11 22 20 17 18 13 15 15 14 14 16 12 1 0 1 Total Percent 11%17%34%31%27%28%20%23%23%22%22%25%19%2%0%2% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 36 0 0 3 5 9 7 3 3 4 8 10 10 11 4 3 3 ------------------ Subtotal 36 0 0 3 5 9 7 3 3 4 8 10 10 11 4 3 3 Area E Total Occupancy 36 0 0 3 5 9 7 3 3 4 8 10 10 11 4 3 3 Total Percent 0%0%8%14%25%19%8%8%11%22%28%28%31%11%8%8% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 48 0 2 3 1 4 6 6 4 4 5 6 4 3 1 0 0 Recycling 3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 51 0 2 3 1 4 6 6 4 4 5 6 4 3 1 0 0 Area F Total Occupancy 51 0 2 3 1 4 6 6 4 4 5 6 4 3 1 0 0 Total Percent 0%4%6%2%8%12%12%8%8%10%12%8%6%2%0%0% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 210 1 1 3 8 6 6 19 25 32 28 25 24 10 11 11 10 Handicap 8 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 218 1 1 3 8 6 6 19 25 32 28 25 24 10 11 11 10 Top Level (G)Total Occupancy 218 1 1 3 8 6 6 19 25 32 28 25 24 10 11 11 10 Total Percent 0%0%1%4%3%3%9%11%15%13%11%11%5%5%5%5% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 179 15 33 67 99 125 161 143 86 68 55 40 28 20 9 2 0 Handicap 4 0 1 2 3 4 4 3 0 0 1 1 0 0 0 0 0 Subtotal 183 15 34 69 102 129 165 146 86 68 56 41 28 20 9 2 0 Area G Area H Area A Area B Area C Area D Area E Area F Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 166 Arcadia Hub Shopping Center Arcadia, CA Monday, September 8th, 2025 Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 63 2 4 6 42 46 57 59 54 38 29 33 47 45 61 60 40 15 13 Handicap 7 1 3 1 3 7 7 7 4 3 4 5 3 3 4 3 3 2 2 Timed 26 1 0 4 9 13 21 25 21 18 16 14 17 17 22 19 12 2 1 Subtotal 96 4 7 11 54 66 85 91 79 59 49 52 67 65 87 82 55 19 16 Area A Total Occupancy 96 4 7 11 54 66 85 91 79 59 49 52 67 65 87 82 55 19 16 Total Percent 4%7%11%56%69%89%95%82%61%51%54%70%68%91%85%57%20%17% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 275 25 27 53 85 104 122 166 141 124 133 185 152 162 167 113 90 63 42 Handicap 15 1 1 0 2 2 6 8 7 4 7 6 8 6 5 4 2 0 2 Timed 15 0 1 1 7 12 10 13 8 7 11 12 10 10 6 9 4 3 0 Pick-Up 6 1 0 0 1 1 1 1 0 0 1 1 1 1 1 1 2 2 0 Subtotal 311 27 29 54 95 119 139 188 156 135 152 204 171 179 179 127 98 68 44 Area B Total Occupancy 311 27 29 54 95 119 139 188 156 135 152 204 171 179 179 127 98 68 44 Total Percent 9%9%17%31%38%45%60%50%43%49%66%55%58%58%41%32%22%14% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 181 38 46 58 87 87 70 76 67 70 74 92 84 95 114 94 72 65 43 -------------------- Subtotal 181 38 46 58 87 87 70 76 67 70 74 92 84 95 114 94 72 65 43 Area C Total Occupancy 181 38 46 58 87 87 70 76 67 70 74 92 84 95 114 94 72 65 43 Total Percent 21%25%32%48%48%39%42%37%39%41%51%46%52%63%52%40%36%24% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 64 8 9 12 17 17 23 16 15 16 18 19 19 24 27 16 17 14 8 -------------------- Subtotal 64 8 9 12 17 17 23 16 15 16 18 19 19 24 27 16 17 14 8 Area D Total Occupancy 64 8 9 12 17 17 23 16 15 16 18 19 19 24 27 16 17 14 8 Total Percent 13%14%19%27%27%36%25%23%25%28%30%30%38%42%25%27%22%13% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 36 0 0 0 3 4 4 5 3 3 6 8 8 8 4 4 5 5 4 -------------------- Subtotal 36 0 0 0 3 4 4 5 3 3 6 8 8 8 4 4 5 5 4 Area E Total Occupancy 36 0 0 0 3 4 4 5 3 3 6 8 8 8 4 4 5 5 4 Total Percent 0%0%0%8%11%11%14%8%8%17%22%22%22%11%11%14%14%11% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 48 0 2 6 10 17 16 20 14 11 13 17 11 8 6 6 1 1 0 Recycling 3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 51 0 2 6 10 17 16 20 14 11 13 17 11 8 6 6 1 1 0 Area F Total Occupancy 51 0 2 6 10 17 16 20 14 11 13 17 11 8 6 6 1 1 0 Total Percent 0%4%12%20%33%31%39%27%22%25%33%22%16%12%12%2%2%0% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 210 2 2 3 7 11 1 9 14 10 14 12 14 14 14 15 9 7 4 Handicap 8 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 Subtotal 218 2 2 3 7 11 1 9 14 10 15 12 14 14 14 15 9 7 4 Top Level (G)Total Occupancy 218 2 2 3 7 11 1 9 14 10 15 12 14 14 14 15 9 7 4 Total Percent 1%1%1%3%5%0%4%6%5%7%6%6%6%6%7%4%3%2% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 179 5 8 12 43 59 91 116 107 106 87 73 62 43 33 14 8 3 0 Handicap 4 0 0 0 0 0 0 2 3 1 0 1 1 0 0 0 0 0 0 Subtotal 183 5 8 12 43 59 91 118 110 107 87 74 63 43 33 14 8 3 0 Area G Area H Area A Area B Area C Area D Area E Area F Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 167 Arcadia Hub Shopping Center Arcadia, CA Tuesday, September 9th, 2025 Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 63 2 3 9 26 37 59 57 56 52 39 38 58 56 63 55 47 22 12 Handicap 7 1 2 3 2 3 7 6 7 3 5 2 3 7 3 6 3 2 3 Timed 26 0 0 4 8 12 17 23 23 15 10 16 18 17 26 21 12 4 1 Subtotal 96 3 5 16 36 52 83 86 86 70 54 56 79 80 92 82 62 28 16 Area A Total Occupancy 96 3 5 16 36 52 83 86 86 70 54 56 79 80 92 82 62 28 16 Total Percent 3%5%17%38%54%86%90%90%73%56%58%82%83%96%85%65%29%17% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 275 31 29 33 83 106 131 135 136 113 135 129 129 140 165 156 92 67 45 Handicap 15 0 1 0 3 5 6 9 8 7 5 8 6 4 8 4 2 1 1 Timed 15 0 0 1 8 11 11 15 14 9 13 13 12 10 10 12 6 3 1 Pick-Up 6 0 0 0 0 2 0 4 2 2 4 0 0 0 2 1 0 2 1 Subtotal 311 31 30 34 94 124 148 163 160 131 157 150 147 154 185 173 100 73 48 Area B Total Occupancy 311 31 30 34 94 124 148 163 160 131 157 150 147 154 185 173 100 73 48 Total Percent 10%10%11%30%40%48%52%51%42%50%48%47%50%59%56%32%23%15% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 181 38 47 48 71 105 89 70 70 67 70 64 81 94 118 122 83 66 40 -------------------- Subtotal 181 38 47 48 71 105 89 70 70 67 70 64 81 94 118 122 83 66 40 Area C Total Occupancy 181 38 47 48 71 105 89 70 70 67 70 64 81 94 118 122 83 66 40 Total Percent 21%26%27%39%58%49%39%39%37%39%35%45%52%65%67%46%36%22% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 64 6 8 9 20 18 17 20 20 17 19 19 19 27 30 28 24 18 7 -------------------- Subtotal 64 6 8 9 20 18 17 20 20 17 19 19 19 27 30 28 24 18 7 Area D Total Occupancy 64 6 8 9 20 18 17 20 20 17 19 19 19 27 30 28 24 18 7 Total Percent 9%13%14%31%28%27%31%31%27%30%30%30%42%47%44%38%28%11% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 36 0 0 0 1 3 9 12 12 10 6 6 9 13 14 12 10 5 5 -------------------- Subtotal 36 0 0 0 1 3 9 12 12 10 6 6 9 13 14 12 10 5 5 Area E Total Occupancy 36 0 0 0 1 3 9 12 12 10 6 6 9 13 14 12 10 5 5 Total Percent 0%0%0%3%8%25%33%33%28%17%17%25%36%39%33%28%14%14% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 48 1 1 4 14 13 14 14 11 9 18 15 14 8 5 5 1 0 0 Recycling 3 1 0 2 0 3 0 1 0 2 0 0 0 1 0 0 0 0 0 Subtotal 51 2 1 6 14 16 14 15 11 11 18 15 14 9 5 5 1 0 0 Area F Total Occupancy 51 2 1 6 14 16 14 15 11 11 18 15 14 9 5 5 1 0 0 Total Percent 4%2%12%27%31%27%29%22%22%35%29%27%18%10%10%2%0%0% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 210 2 4 6 5 6 12 8 10 7 9 10 18 62 77 58 16 8 1 Handicap 8 0 0 0 0 1 0 0 0 0 0 0 0 2 2 1 0 0 0 Subtotal 218 2 4 6 5 7 12 8 10 7 9 10 18 64 79 59 16 8 1 Top Level (G)Total Occupancy 218 2 4 6 5 7 12 8 10 7 9 10 18 64 79 59 16 8 1 Total Percent 1%2%3%2%3%6%4%5%3%4%5%8%29%36%27%7%4%0% Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM Regular 179 4 9 12 39 74 108 118 113 84 82 72 73 58 31 16 7 1 0 Handicap 4 0 0 0 0 2 4 1 4 1 1 0 0 0 1 1 0 0 0 Subtotal 183 4 9 12 39 76 112 119 117 85 83 72 73 58 32 17 7 1 0 Area G Area H Area A Area B Area C Area D Area E Area F Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 168 Attachment No. 4 Attachment No. 4 Preliminary Exemption Assessment 169 Preliminary Exemption Assessment FORM “A” PRELIMINARY EXEMPTION ASSESSMENT 1.Name or description of project:A request to approve a parking modification for the entire Arcadia Hub Shopping Center that would update an existing parking plan to allow some uses to change over time at the center through an administrative process based on the existing parking supply for a period of five years or until there are no available parking spaces, whichever comes first. with a Categorical Exemption under the California Environmental Quality Act (“CEQA”) 2.Project Location – Identify street address and cross streets or attach a map showing project site (preferably a USGS 15’ or 7 1/2’ topographical map identified by quadrangle name): Arcadia Hub Shopping Center 1201-1235 S. Baldwin Avenue, and 733, 745 & 815 W. Naomi Avenue 3.Entity or person undertaking project: A. B.Other (Private) (1)Name Baldwin Arcadia Center, LP (2)Address 1100 Avondale Road San Marino, CA 91108 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: 15301(a) – Class 1 (Use of an existing facility) 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: March 18, 2026 Staff: Fiona Graham, Planning Services Manager 170 ARCADIA PLANNING COMMISSION REGULAR MEETING MINUTES TUESDAY, APRIL 14, 2026 CALL TO ORDER Chair Tallerico called the meeting to order at 7:00 p.m. ROLL CALL PRESENT: Chair Tallerico, Vice Chair Tsoi, Commissioners Arvizu, Hui, and Wilander ABSENT: None SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS There was none. PUBLIC COMMENTS (5 minute time limit per person) There were none. PUBLIC HEARING 1.Resolution No. 2176 – Approving Tentative Tract Map No. TTM 25-03 (84765) to legally separate two existing lots and subdivide the airspace on the southern lot for approved 25- unit multi-family residential condominium development at 115 and 117 E. Live Oak Avenue CEQA: Exempt Recommendation: Adopt Applicant:Philip Chan on behalf of Greenfield Oak, LLC MOTION - PUBLIC HEARING Chair Tallerico introduced the item and Senior Planner, Melissa Chipres, presented the staff report. The Commissioners did not have any questions for staff. The public hearing was opened. Philip Chan, the project's architect and applicant, introduced himself and was open to questions from the commissioners. 171 2 4/14/2026 Vice Chair Tsoi asked if one of the 12 units in Building 3 will not have a garage because there are only 11 garages on the plans. Mr. Chan stated that some units will not have a garage and will have assigned parking spaces. Mike Veerman from the organization Creative Housing Options in Arcadia (CHOA), was present to speak in favor of the project and express his general support for more housing in the City. There were no other speakers present for this item. Commissioner Wilander made a motion to close the public hearing. Commissioner Hui seconded the motion. Without objection, the motion was approved. DISCUSSION Commissioner Hui stated that redevelopment for this property is an improvement from the existing vacant property and was in support of the proposal. Commissioner Wilander thought the project was good, it exceeded the requirements and was in favor of approving it. Chair Tallerico stated that the project was straightforward and he did not have more to discuss. Commissioner Arvizu complimented Mr. Chan's project and thanked him for his high quality designs. MOTION It was moved by Commissioner Arvizu, seconded by Commissioner Hui to adopt Resolution No. 2176 approving Tentative Tract Map No. TTM 25-03 (84765) to legally separate two existing lots and subdivide the airspace on the southern lot for approved 25-unit multi-family residential condominium development at 115 and 117 E. Live Oak Avenue in which the findings were made and is CEQA exempt. ROLL CALL AYES: Tallerico, Tsoi, Arvizu, Hui, and Wilander NOES: None 172 3 4/14/2026 ABSENT: None The motion was approved. CONSENT CALENDAR 1. Minutes of the February 24, 2026, Regular Meeting of the Planning Commission Recommendation: Approve Vice Chair Tsoi motioned to approve the minutes and seconded by Commissioner Wilander. ROLL CALL AYES: Tallerico, Tsoi, Arvizu, Hui, and Wilander NOES: None ABSENT: None The motion was approved. MATTERS FROM CITY COUNCIL LIAISON Councilmember David Fu had nothing to report. MATTERS FROM THE PLANNING COMMISSONERS Commissioner Wilander shared an invitation to a League of Women Voters event featuring local author Naomi Hirahara to take place on May 9, 2026. Commission Hui expressed her concerns about the increased use of electric bikes (E- bikes) on sidewalks recently. Kellan Martz, assistant City Attorney, stated that it was a matter to be addressed to the police department or the City Council. Commissioner Arvizu thanked Development Services Director Lisa Flores, and City Engineer Kevin Merrill for considering his concerns about the traffic issues on Santa Anita Avenue and Colorado Boulevard by the In-N-Out. He stated that the re-circulation of traffic has helped to alleviate traffic jams in the intersection. Chair Tallerico mentioned that he had earlier shared a news article with staff and Commissioners about housing development in the bay area and the challenges in meeting the State requirements. 173 4 4/14/2026 MATTERS FROM ASSISTANT CITY ATTORNEY Mr. Martz had nothing to report. MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS Ms. Graham announced that Ms. Lisa Flores was selected as the next Development Services Director. Ms. Graham reported that there will be two items on the agenda for the April 28 meeting. The items are a 30-unit multifamily project and a Planning Commission Modification for the Arcadia Hub Shopping Center parking plan. ADJOURNMENT The Planning Commission adjourned the meeting at 7:28 p.m., to Tuesday, April 28, 2026, at 7:00 p.m. in the City Council Chamber. Chair Tallerico, Planning Commission ATTEST: ____________________________________ Lisa L. Flores Secretary, Planning Commission 174