HomeMy WebLinkAboutItem 09c - North Village Mixed-Use Development Project
STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
DATE: July 21, 2026
TO: Honorable Mayor and City Council
FROM: Lisa Flores, Development Services Director
By: Edwin Arreola, Senior Planner
SUBJECT: RESOLUTION NO. 7705 APPROVING ARCHITECTURAL DESIGN REVIEW
NO. ADR 25-11 WITH A DENSITY BONUS AND HEIGHT WAIVER, AND
TENTATIVE TRACT MAP NO. TTM 25-07 (84740) FOR THE NORTH
VILLAGE MIXED-USE DEVELOPMENT PROJECT CONSISTING OF 130
RESIDENTIAL CONDOMINIUM UNITS, INCLUDING 20 LOW-INCOME
AFFORDABLE UNITS, AND GROUND FLOOR COMMERCIAL SPACE, AT
225 N. 2ND AVENUE
CEQA: Statutorily Exempt
Recommendation: Adopt
SUMMARY
The Applicant, Daniel Wu of Giantech Construction, Inc., on behalf of the property
owner, Warm Space Real Estate LLC, is requesting approval of Architectural Design
Review No. ADR 25-11 with a Density Bonus and Tentative Tract Map No. TTM 25-07
(84740) for a new mixed-use development at 225 N. 2nd Avenue (“Project”). The
proposed Project, known as North Village, would consolidate two existing parcels
into a 1.2-acre lot and construct a six-story, mixed-use development with 130
residential condominium units, including 20 deed-restricted affordable units at the
low-income level, and three commercial units on the ground floor.
The Project qualifies for a 35% density bonus and associated waivers of development
standards, including a height waiver to allow a proposed building height of 69 feet,
exceeding the maximum permitted height limit of 60 feet. The Planning Commission
voted 4-0, with one Commissioner absent, to recommend approval of the Project to
the City Council.
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It is recommended that the City Council adopt Resolution No. 7705 finding the Project
is Statutorily Exempt from California Environmental Quality Act (“CEQA”) pursuant to
Assembly Bill (“AB”) 130, and approve the Project, subject to the conditions included
in Attachment No. 1.
BACKGROUND
The Project site is located at 225 N. 2nd Avenue, on the southwest corner of N. 2nd
Avenue and E. Saint Joseph Street. The site consists of two existing lots (APNs: 5773-
007-033 and 5773-007-034) with a total area of approximately 52,270 square feet (1.2
acres prior to the two-foot dedication along 2nd Avenue).
The existing one to two story industrial/office building, constructed in 1981, spans
both parcels. Because the building is less than 50 years old, a historical assessment
was not required. The only current tenant is Mt. Lowe Brewing Company, which has
occupied the building since 2016. The remainder of the building is vacant but was
most recently used for a variety of office and warehouse uses.
The site is zoned Downtown Mixed-Use (“DMU”) with a General Plan Land Use
designation of Downtown Mixed-Use. Surrounding land uses consist of sites zoned
Commercial Manufacturing (“C-M”) with a Downtown Mixed-Use (“DMU”) Overlay to
the north, which include commercial businesses and Southern California Edison
substation, Open Space – Outdoor Recreation (“OS-OR”) to the east, which consists
of a City of Arcadia water facility, and DMU immediately to the south and west, which
consist of offices and commercial/light industrial businesses. Refer to Figure 1 below
and Attachment No. 2 for an aerial photo with zoning Information and photos of the
subject property and vicinity.
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Figure 1 – Aerial of the Subject Site
Prior to formally submitting applications for the Project, the Applicant went through
several rounds of preapplication review to obtain feedback from the City on various
conceptual proposals. Through that process, Planning Services provided comments
and recommendations regarding the Project's design. At that time, the proposal did
not include affordable housing units and would have been subject to discretionary
design review. Ultimately, the submitted Project included affordable housing units at
a level that precludes discretionary design review. However, the final design
incorporates many of the recommendations provided by Planning Services during
the preapplication review process.
DISCUSSION
The Applicant proposes merging the two existing lots through the Tentative Tract
Map process to develop a six-story, contemporary-style, mixed-use development
consisting of 130 residential condominium units, including 20 deed-restricted
affordable units at the Low Income level, and 3,932 square feet of commercial space.
The Tentative Tract Map would also establish airspace subdivisions for each unit to
facilitate the sale of individual residential condominiums, it includes a two-foot right-
of-way dedication along N. 2nd Avenue for sidewalk purposes, and a corner cut-off
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at the northeast corner of the site to accommodate an ADA-compliant curb ramp.
Refer to Attachment No. 3 for the Tentative Tract Map. The ground-floor commercial
space will remain under a single ownership.
The Project site is located within the DMU Zone, which permits mixed-use
developments at a residential density of up to 80 dwellings/acre. At approximately
1.20 acres in size, the Project site has a maximum base density of 96 units. The
Project includes 20 deed-restricted affordable units at the Low Income level,
representing 20.8% of the maximum base density. Pursuant to California
Government Code Section 65915 (State Density Bonus Law), the provision of Low
Income units qualifies the Project for a 35% density bonus. Accordingly, the Project
permits a density bonus of 32 units, resulting in a maximum allowable density of 130
residential units. Furthermore, by providing 20% of the base density as affordable
units, the Project is also complying with the City’s Inclusionary Housing Ordinance,
which requires a minimum 5% of for-sale units to be provided at the Moderate
Income level or lower, and the Project is not subject to discretionary design review.
The Project will include the following residential unit types and sizes on Levels 2
through 6:
Units Type Minimum Size (sq. ft.) Maximum Size (sq. ft.)
6 Studio 441 471
17 1 Bedroom 763 893
63 2 Bedrooms 966 1,363
44 3 Bedrooms 1,239 1,591
The affordable units will be distributed throughout the Project site and will be
comparable to the market-rate units in terms of size, bedroom counts, and exterior
design. As the Project consists of for-sale condominium units, the Low Income units
will be subject to a minimum affordability restriction period of 45 years, consistent
with State law and City requirements. Residential amenities will include a lobby/mail
room, gym, coworking office space, club lounges, and common and private open
spaces.
The ground floor commercial space will consist of three separate units. Two units will
front E. Saint Joseph Street and consist of 1,347 square feet and 851 square feet. The
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third unit will be 1,734 square feet and front N. 2nd Avenue. Refer to Attachment No.
4 for the Architectural Plans and Figure 2 for a rendering of the Project.
Figure 2 – Rendering of the North Village Project
Access to residential parking will be provided from E. Saint Joseph Street through a
gated driveway. Commercial parking as well as secondary access to the residential
parking garage will be provided from a driveway off the alley located south of the
Project site. The residential portion of the parking garage will be internally gated to
separate it from the commercial parking area.
The Project will include 187 parking spaces for the residences and 16 parking spaces
for commercial use, including dedicated spaces for electrical vehicle (“EV”) charging
and ADA spaces at grade level or within the basement level.
Residential parking is provided pursuant to Density Bonus Law, which requires a
minimum of one space per studio and one-bedroom unit, and 1.5 spaces for every
two- and three-bedroom unit, inclusive of guest parking. The Project will also provide
code compliant bicycle parking within the ground floor parking structure. Refer to
Figure 3 for a site plan of the ground floor. The Project complies with all applicable
parking requirements, as shown in Table 1 below.
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Table 1 – Parking Requirements
Use Required Parking Number of
required spaces
Provided
Parking
Studio and 1
Bedroom units
1 space per unit
23 23
Two- and three-
bedroom units
1.5 spaces per unit
161 164
(incl. 3 tandem)
Bicycle Parking
(residential)
0.2 spaces per unit
28 32
Commercial
1/200 square feet
25% reduction within ¼ mile
of Arcadia Station
15 16
Bicycle Parking
(commercial) Two 2-bicycle racks 4 4
Figure 3 – Site Plan of the Ground Floor
The Project also complies with the minimum open space requirement of 100 square
feet per dwelling unit in the DMU Zone, as set forth in Section 9102.05.030(E) of the
Development Code. For 130 units, this equates to a minimum requirement of 13,000
square feet. The Project proposes a total of 17,776 square feet of open space
provided through a mix of private open space balconies, totaling 6,235 square feet,
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and an 11,541 square foot common open space deck on the second floor. The total
provided open space exceeds the minimum requirements by approximately 4,776
square feet.
Regarding setbacks, the DMU Zone permits a maximum front and side yard setback
of 10'-0" and allows a 0'-0" rear yard setback. The Project complies with all applicable
setback requirements and, in certain locations, provides setbacks that exceed the
minimum standards, including a 10'-2" rear yard setback.
The Applicant is requesting a waiver of the DMU Zone's 60-foot maximum building
height to allow a building height of 69 feet. The requested waiver is necessary to
accommodate the Project's density bonus units, as strict application of the height
limit would physically preclude development of the Project at the density otherwise
permitted under State Density Bonus Law. The requested waiver would allow the
Project to meet the maximum density of 130 units with a density bonus. Pursuant to
California Government Code Section 65915, the City is required to grant the
requested waiver unless it makes written findings, supported by substantial
evidence, that the waiver would result in a specific adverse impact on public health
or safety. No such adverse impacts have been identified. Aside from the requested
height waiver, the Project complies with all applicable development standards,
including parking, open space, and setback requirements. Refer to Figure 4, below,
for an aerial rendering of the Project.
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Figure 4 – Aerial Rendering of the Project
FINDINGS
Sections 9103.15.040 and 9105.03.060(A)(1) of the Development Code require that
for a Density Bonus and Tentative Tract Map to be granted, all of the following
prerequisite findings must 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 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 Downtown Mixed-Use
Land Use designation and the Downtown Mixed-Use (“DMU”) Zone, which
supports higher-density residential and mixed-use development in the City’s core.
The proposed Tentative Tract Map complies with the Subdivision Map Act
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regulations, and there is no specific plan applicable to this Map. The site is
physically suitable for the proposed Project.
The Project layout has been designed to align with surrounding development
patterns and to integrate with existing street, utility, and storm drainage
infrastructure. Existing roadways and utilities are capable of adequately serving
the proposed density and use types. All required improvements will be
constructed in accordance with City standards.
The Map would not adversely affect the comprehensive General Plan and is
consistent with the following General Plan goals and policies:
Land Use and Community Design Element
• Policy LU-1.1: Promote new infill and redevelopment projects that are
consistent with the City’s land use and compatible with surrounding existing
uses.
• Policy H-2.3: Encourage compatible residential development in areas on
underutilized land.
• Policy H-4.4: Support infill development at appropriate locations in the City.
2. The site is physically suitable for the type and proposed density of
development.
Facts to Support This Finding: The 1.2 acre site is physically suitable to
accommodate the proposed 130 residential unit mixed-use development,
including 20 Low Income units, at a density of 80 units per acre with the 35%
density bonus. This exceeds the base DMU density of 80 units per acre but is
permitted under State Density Bonus Law, which allows increased density and
related concessions or waivers when affordable housing is provided. The site is
generally level, has no physical constraints, and is served by existing
infrastructure, making it physically suitable for the proposed use and density. The
Project complies with all other applicable zoning requirements, including, but not
limited to, parking, setbacks, and open space. Therefore, the site is physically
suitable for the Project.
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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 for consolidation of
two legal lots into a single parcel, and the subdivision of the airspace of an infill
site within an urbanized area and does not serve as a habitat for endangered or
rare species. The Project site is currently developed and located within the City's
Downtown core, which is fully built out with existing infrastructure, paved streets,
and surrounding urban uses. 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 includes a Tentative Tract Map to
consolidate two legal lots into a single parcel and subdivide the airspace of the
proposed mixed-use development. Construction of the Project will comply fully
with all the applicable Building, Fire, and Safety Codes, as well as other relevant
regulations. The City’s existing infrastructure, including roads, water, sewer, and
emergency services, is sufficient to support the new development. Furthermore,
the Project has been designed and conditioned to meet all public health and
safety standards, and it is not expected to create any significant health or safety
concerns for the community.
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
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the subject property. Therefore, the Project will not conflict with any such
easements.
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 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 conform to the regulations of the Development Code
and the regulations of any public agency having jurisdiction by law.
Facts to Support This Finding: The subdivision design, including lot layout,
access, and dedications, complies with applicable provisions of the Arcadia
Development Code, including the Downtown Mixed Use (“DMU”) Zone standards
and Subdivision Division. The Project will also adhere to the requirements and
conditions set forth by all relevant public agencies, including the City’s Engineering
Division, Public Works Services Department, and City’s Fire Department.
Therefore, this finding can be made.
Density Bonus
1. The project will be consistent with the General Plan, except as provided
by the Density Bonus Section of the Development Code with regard to
maximum density, density bonuses, and other incentives and
concessions.
Facts to Support This Finding: The Project is consistent with the Downtown
Mixed-Use General Plan land use designation, which supports higher-density
residential and mixed-use development in the City’s core. The Project proposes
to provide 20.8% of the units at the Low Income level, qualifying the Project for a
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Density Bonus of 35% and a request for a waiver of the height limitation that
would otherwise limit the Project’s feasibility. Therefore, the Project will be
consistent with the General Plan.
2. The approved number of dwellings can be accommodated by existing and
planned infrastructure capacities.
Facts to Support This Finding: The Project has been reviewed by the Public
Works Services Department and Engineering Division. Both determined that the
City’s existing infrastructure, including sewer, water, and public roadways, will
adequately serve the Project.
3. Adequate evidence exists to indicate that the project will provide
affordable housing in a manner consistent with the purpose and intent
of this Section.
Facts to Support This Finding: The Applicant has indicated that 20 of the 130
residential units (20.8% of the base density) within the Project will be restricted to
Low Income residents, meeting the threshold established by Density Bonus law,
which requires that at least 10% of the units be restricted to Low Income
residents. Accordingly, the Project meets this requirement. A condition of
approval requires the preparation, submittal, and recordation of an Affordable
Housing Agreement prior to issuance of a Certificate of Occupancy.
4. In the event that the City does not grant at least one financial concession
or incentive as defined in Government Code Section 65915 in addition to
the density bonus, that additional concessions or incentives are not
necessary to ensure affordable housing costs as defined in Health and
Safety Code Section 50052.5, or for rents for the targeted units to be set
as specified in Government Code Section 65915(c).
Facts to Support This Finding: The Project does not include the use of any
concessions or incentives. However, the Project includes a waiver of the
maximum height requirement in the DMU Zone of 60’-0” and proposes a
maximum height of 69’-0” pursuant to State Density Bonus Law. The requested
waiver would allow the Project to develop the maximum 130 units permitted
under the Density Bonus granted to the Project and is necessary to avoid
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physically precluding construction of the Project as proposed. The request has
been reviewed for its potential health and safety impact on persons or property,
on or within the vicinity of the Project, and it was determined that the request
does not present a substantial health and safety impact. Therefore, the requested
waiver can be granted.
5. There are sufficient provisions to guarantee that the units will remain
affordable for the required time period.
Facts to Support This Finding: The affordable housing units for Low Income
families will be secured through a recorded Affordable Housing Covenant
Agreement, which will run with the land and be enforceable by the City. The
agreement will specify the number of units, household income restrictions,
method of calculation for sale and resale prices, and a minimum affordability
term of 45 years, consistent with State Density Bonus law. The covenant will
ensure ongoing compliance with all applicable State and local requirements and
will be executed prior to issuance of a Certificate of Occupancy. Therefore, there
are sufficient provisions to guarantee that the units will remain affordable for the
required time period.
PLANNING COMMISSION MEETING
At the June 23, 2026, Planning Commission meeting, the Commission reviewed the
proposed Project. No public comments were received for the Project. The Planning
Commission found the Project to be well-designed and well-suited for the proposed
location. They confirmed that the Project met all of the minimum requirements as it
pertains to the Development Code and found the waiver for a height of 69 feet in lieu
of the required 60 feet to be necessary to achieve the Density Bonus granted to the
Project for providing affordable units.
The Planning Commission unanimously voted 4-0, with Commissioner Wilander
absent, to recommend approval of the Project to the City Council – refer to
Attachment No. 5 - PC Resolution No. 2191 and Planning Commission Staff Report
dated June 23, 2026, without attachments.
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ENVIRONMENTAL ANALYSIS
Effective July 1, 2025, Assembly Bill (“AB”) 130 established a new statutory exemption
from the California Environmental Quality Act (“CEQA”) for qualifying infill housing
and mixed-use residential developments. Unlike categorical exemptions, statutory
exemptions are absolute and not subject to exceptions for unusual circumstances.
To qualify for the AB 130 exemption, a project must meet all of the following
requirements:
• Be a housing development (including mixed-use projects with at least two-
thirds of the floor area dedicated to residential uses);
• Be located on a site of no more than 20 acres within an incorporated city or
urbanized area;
• Be situated on a previously developed site or one surrounded by urban uses;
• Be consistent with applicable zoning and general plan standards; and
• Not located on environmentally sensitive lands or involve the demolition of an
historic structure.
The Project meets all of the criteria listed above. The 1.2 acre site is located within
the City of Arcadia, is currently developed with an existing commercial building and
surface parking, and is entirely surrounded by urban land uses. The Project is a
mixed-use residential development with over two-thirds of the total floor area
dedicated to residential use. It is consistent with the applicable zoning and General
Plan land use designation and does not involve the demolition of any historic
resources or encroach on environmentally sensitive lands. Additionally, pursuant to
the requirements of AB 130, certain air quality restrictions apply to projects within
500 feet of a freeway. The Project complies with these requirements by not providing
private balconies on the building’s north and east facades, as the property is within
500 feet of the I-210 Freeway.
Accordingly, the Project is statutorily exempt from CEQA under AB 130, and no
further environmental review is required for City Council consideration.
Pursuant to AB 130 and Public Resources Code Section 21080.3.1, the City provided
notice to California Native American tribes requesting consultation under Assembly
Bill 52. One tribe requested consultation, and the City completed the required
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process. Input received during consultation has been incorporated into the Project’s
conditions of approval.
Under AB 130, the Project is subject to a 60-day processing “shot clock” from the date
it was deemed complete on May 12, 2026. However, because the Project requires
public hearings before both the Planning Commission and City Council, the Applicant
agreed to extend the applicable timeline to allow sufficient time for the required
public hearing process.
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, and was mailed to
property owners within 300 feet of the subject property on July 9, 2026. As of July 17,
2026, no comments have been received.
FISCAL IMPACT
The net long-term fiscal impact would depend on final assessed valuations, the City’s
share of property tax revenues, utility user tax, and the cost of providing municipal
services to the site. As privately owned residential and commercial units within the
mixed-use development, the future condominium owners will pay property taxes
and utility user taxes.
Property tax revenues would be based on the assessed value of each unit at the time
of sale, and while the City receives only a portion of the 1% ad valorem property tax,
the aggregate assessed valuation of 130 ownership units instead of the existing tax
from the two units currently on site, would represent a fairly substantial new taxable
base. These revenues would be proportionally offset by the increased demand for
City services, which would involve all City departments.
In addition, the Project would generate one-time revenues during construction,
including building permit and plan check fees, development impact fees, and sewer
and water connection charges. These revenues would not provide ongoing General
Fund support but would help recover the City’s costs associated with plan review,
permitting, and infrastructure capacity.
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RECOMMENDATION
It is recommended that the City Council adopt Resolution No. 7705, find the Project
is Statutorily Exempt from the California Environmental Quality Act (“CEQA”)
pursuant to Assembly Bill (“AB”) 130, and approve Architectural Design Review No.
ADR 25-11 with a Density Bonus and Tentative Tract Map No. TTM 25-07 (84740),
subject to the proposed Conditions of Approval listed below.
Planning
1. The Project shall be developed and maintained by the Applicant/Property
Owner in a manner that is consistent with the plans submitted and conditionally
approved for Architectural Design Review No. ADR 25-11 with a Density Bonus
and Tentative Tract Map No. TTM 25-07 (84740), subject to the satisfaction of
the Development Services Director or their designee.
2. The final landscape and irrigation plan shall be prepared by a licensed
landscape architect and submitted to Building Services for plan check. The plan
must comply with Water Efficiency Landscape Ordinance and receive approval
from the Planning Division prior to the issuance of any building permits.
3. All proposed mechanical equipment, including but not limited to roof-mounted
equipment, shall be fully screened from public view and not visible from the
public right-of-way in accordance with the requirements in the City’s
Development Code. Screening materials shall be architecturally integrated with
the building design and will be reviewed and approved during building plan
check.
4. All exterior lighting shall be designed to prevent glare, light trespass, and
spillover onto adjacent properties in accordance with the requirements in the
City’s Development Code. Lighting fixtures shall be shielded and directed
downward. Lighting plans including a photometric analysis shall be subject to
review and approval by the Planning Division during building plan check.
5. All exterior signage shall comply with the City’s Development Code. A separate
sign permit shall be required for any proposed signage.
6. All screen walls, fences, and gates shall be constructed in accordance with the
approved plans and shall comply with the maximum height and design
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standards of the Arcadia Development Code. Any modification to materials,
height, or location shall require review and approval by the Planning Division.
7. The Applicant/Property Owner shall comply with all applicable provisions of the
State Density Bonus Law (Government Code Section 65915). The Project shall
include 20 for-sale affordable units restricted to the Low Income level. These
units shall be dispersed throughout the residential development and shall
generally reflect the mix of unit sizes and types provided within the Project. The
location of the affordable units shall be reviewed and approved by Development
Services Director or their designee prior to submittal of plans to Building
Services plan check.
8. The Applicant/Property Owner shall submit an application and the applicable
fee for a Density Bonus and/or Affordable Housing Agreement to the City prior
to submitting plans for Building Services plan check, together with a $7,000
deposit for final review and approval by the City Attorney. Following approval
by the City Attorney, the Agreement shall be recorded with the Los Angeles
County Recorder's Office after the final map has been recorded and prior to
issuance of a Certificate of Occupancy from the Building Division.
9. Ongoing maintenance of all buildings, landscaping, open spaces, fences, walls,
and on-site amenities shall be the responsibility of property management in
accordance with the recorded Covenants, Conditions & Restrictions (“CC&Rs”).
The CC&Rs shall include provisions requiring regular maintenance consistent
with the approved plans and City standards. Failure to maintain the property as
required may result in enforcement action by the City.
10. The Applicant/Property Owner shall install and maintain wayfinding and
directional signage within the site for vehicles and pedestrians, including clear
markings for visitor parking, loading zones, and EV charging spaces, subject to
review during building plan check by the Development Services Department.
11. The Applicant/Property Owner shall submit a haul route map and staging plan
to Planning Services for review and approval prior to issuance of a grading
permit.
12. At the time of plan submittal to Building Services for plan check, the final site
plan shall show the location of the backflow prevention device and any
transformer. Appropriate screening may be required, depending on the location
of these utilities to the satisfaction of the Development Services Director or their
designee.
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13. Prior to plan check submittal, the Applicant/Property Owner shall demonstrate
compliance with Assembly Bill (“AB”) 130 and Public Resources Code Section
21080.66(c)(2). Since the Project site is located within 500 feet of a freeway, the
construction plans submitted for plan check shall clearly identify and depict the
applicable requirements, including the following items:
a. The entire building shall have a centralized heating, ventilation, and air-
conditioning system.
b. The construction plans shall identify that all outdoor air intakes for the
heating, ventilation, and air-conditioning system shall be located and
oriented to face away from the freeway.
c. The construction plans shall identify that the building’s outdoor and
return air systems will be equipped with air filtration media achieving a
minimum efficiency reporting value (“MERV”) rating of 16.
d. The Applicant shall provide documentation confirming that the air
filtration media will be replaced at the interval specified by the
manufacturer.
Building
14. 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
15. Grading plans shall be submitted with the building plan check submittal, and
are to be approved by Engineering, Planning Services, 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.
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16. A demolition permit shall be obtained from Building Services prior to the
removal and/or demolition of the structures on site.
Engineering
17. The Applicant/Property Owner shall provide a two-foot dedication along N. 2nd
Avenue to establish a 10-foot sidewalk and a corner cut off dedication to
accommodate an American with Disabilities Act (“ADA”) ramp in accordance with
Caltrans Standard A88A.
18. The Final Tract Map shall be recorded prior to the issuance of any building or
foundation permits for the mixed-use development. The map shall include all
required dedications and easements along N. 2nd Avenue and Saint Joseph
Street to the satisfaction of the City Engineer.
19. Prior to recordation of the final tract map, the Applicant/Property Owner 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.
20. All above ground utilities serving the site shall be removed, including all utility
poles along property boundaries, and all new utility services shall be placed
underground.
21. 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.
22. A hydrology report and a soils/geotechnical report shall be submitted with the
plan check submittal to Building Services.
Resolution No. 7705 – 225 N. 2nd Avenue
July 21, 2026
Page 20 of 27
23. The Applicant/Property Owner shall repair any damages 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, trench cuts, and
construction traffic. The need for such repair shall be determined by the
Development Services Director, the Public Works Services Director, City
Engineer, or their designees, during construction and up until issuance of a
Certificate of Occupancy.
Fire Department
24. The building shall be provided with an automatic fire sprinkler system per the
City of Arcadia Fire Department’s Commercial Sprinkler Standard. The fire
sprinkler system shall be monitored by a UL listed central station. Notification
appliances shall be provided in all common areas and adjacent to sleeping areas
in residential units. Visual appliances shall be provided in any units classified as
being accessible.
25. Knox boxes shall be provided at the lobby entrance and at doors leading to
stairwells. Knox switches shall be provided for any automatic vehicular gates.
26. Minimum 2A:10BC fire extinguishers shall be provided in all common areas. A
maximum travel distance of no more than 75 feet shall be provided between
fire extinguishers.
27. At least one elevator shall be EMS capable and at least one elevator shall be
accessible and shall be provided with standby power. An Emergency Responder
Radio Coverage System is required and a two-way communication system shall
be provided at all elevator lobbies.
28. A new public fire hydrant shall be provided on the Saint Joseph Street frontage
at an approved location determined by the Fire Department.
29. Prior to issuance of a Certificate of Occupancy, the Applicant/Property Owner
shall pay a fair-share contribution toward the City’s traffic mitigation system for
all areas impacted by the Project. The amount and scope of the contribution
shall be based on the findings of an approved traffic study.
Public Works
30. The Applicant/Property Owner shall file a Notice of Intent (“NOI”) with the State
Water Resources Control Board for a General Construction NPDES Permit, due
to the proposed project exceeding one acre of disturbed land. The NOI must
Resolution No. 7705 – 225 N. 2nd Avenue
July 21, 2026
Page 21 of 27
include items such as the preparation of a Stormwater Pollution Prevention
Plan, applicable fees, and other required documentation. The City will not
approve any grading plans until a Waste Discharger Identification number has
been issued by the State.
31. The Applicant/Property Owner 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.
32. In order to verify the required water service size for the Project, the
Applicant/Property Owner 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 those stipulated by the Arcadia Fire Department and shall
conform to the Arcadia Standard Plan.
33. Prior to the issuance of a building permit, the Applicant/Property Owner shall
submit a Water Meter Permit Application to the Public Works Services
Department.
34. The Applicant/Property Owner 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 Applicant/Property Owner, according to
Public Works Services Department, Engineering Section specifications.
35. 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”).
Cultural Resources
36. The Applicant/Property Owner shall retain a Native American Monitor from or
approved by the Gabrieleño Band of Mission Indians – Kizh Nation, prior to
commencement of any ground-disturbing activities (i.e., both on-site and any
off-site locations that are included in the Project description/definition and/or
required in connection with the Project, such as public improvement work).
“Ground-disturbing activity” shall include, but is not limited to, demolition,
pavement removal, potholing, auguring, grubbing, tree removal, boring,
grading, excavation, drilling, and trenching.
Resolution No. 7705 – 225 N. 2nd Avenue
July 21, 2026
Page 22 of 27
A copy of the monitoring agreement executed with Gabrieleño Band of Mission
Indians – Kizh Nation shall be submitted to the City’s Planning Division prior to
commencement of any ground-disturbing activity, or the issuance of any permit
necessary to commence a ground-disturbing activity.
37. The Gabrieleño Band of Mission Indians – Kizh Nation shall conduct monitoring
during ground-disturbing activities and complete daily monitoring logs. These
logs will document relevant construction activities, locations of disturbance, soil
types, cultural materials, and any other information of significance to the Tribe.
The logs will specifically identify and describe any discovered Tribal Cultural
Resources (“TCRs”), including Native American cultural and historical artifacts,
remains, places of significance, as well as any ancestral human remains and
associated burial goods. Copies of the monitoring logs will be made available to
the Applicant/Property Owner or the City upon written request to the Tribe.
38. On-site tribal monitoring shall conclude upon the later of the following: (1)
written confirmation from the Applicant/Property Owner or the City to the Kizh
Nation that all ground-disturbing activities and related phases at the Project site
are complete; or (2) written notification from the Gabrieleño Band of Mission
Indians - Kizh Nation to the Applicant/Property Owner or the City confirming
that no future planned construction activities or development phases at the
Project site have the potential to impact Kizh Tribal Cultural Resources (“TCRs”).
39. Upon discovery of any Tribal Cultural Resources (“TCRs”), all construction
activities within at least a 50-foot radius of the find shall cease immediately and
shall not resume until the Gabrieleño Band of Mission Indians – Kizh Nation
monitor and/or Kizh’s archaeologist has fully assessed the resource. The Tribe
shall recover and retain all discovered TCRs in the manner and for the purposes
it deems appropriate, including educational, cultural, and historic uses, at its
sole discretion.
40. In the event human remains or associated funerary objects are encountered
during any ground-disturbing activities:
a. Native American human remains are defined in PRC 5097.98 (d)(1) as an
inhumation or cremation, and in any state of decomposition or skeletal
completeness. Funerary objects, also referred to as grave goods under
Public Resources Code Section 5097.98, shall be treated according to
the same statute.
Resolution No. 7705 – 225 N. 2nd Avenue
July 21, 2026
Page 23 of 27
b. If Native American human remains and/or grave goods are discovered
or recognized on the Project site, then all ground-disturbing in the
vicinity of the discovery shall cease immediately. Pursuant to Health and
Safety Code Section 7050.5, the discovery shall be reported to the Los
Angeles County Coroner. No further work shall occur in that area until
the Coroner has made a determination regarding the nature of the
remains. If the Coroner determines or has reason to believe the remains
are those of a Native American, the Coroner shall contact the Native
American Heritage Commission (“NAHC”) within 24 hours, and the
procedures outlined in PRC § 5097.98 shall be followed.
c. All human remains and grave or burial goods shall be treated alike in
accordance with California Public Resources Code section 5097.98(d)(1)
and (2).
d. Construction activities may resume in other areas of the Project site at
a minimum of 200 feet away from the discovery if, in the sole discretion
of the Gabrieleño Band of Mission Indians – Kizh Nation, it is determined
that resuming such activities at that distance is appropriate. The Kizh
Nation shall provide any measures it deems necessary to the
Applicant/Property Owner and the City prior to resumption of work.
e. Preservation in place (i.e., avoidance) is the preferred method of
treatment for discovered human remains and/or burial goods. Any
historic archaeological material that is not Native American in origin
(non-TCR) shall be curated at a public, non-profit institution with a
research interest in the materials (e.g. Natural History Museum of Los
Angeles County or the Fowler Museum) provided such an institution
agrees to accept the material. If no institution accepts the
archaeological material, it shall be offered to a local school or historical
society in the area for educational purposes.
f. Any discovery of human remains/burial goods shall be kept confidential
to prevent further disturbance.
41. If, in accordance with Public Resources Code § 5097.98 and all applicable
regulatory procedures, the Gabrieleño Band of Mission Indians – Kizh Nation is
identified by the Native American Heritage Commission (“NAHC”) as the Most
Likely Descendant (“MLD”) for any discovered Native American human remains
Resolution No. 7705 – 225 N. 2nd Avenue
July 21, 2026
Page 24 of 27
or associated funerary objects on the Project site, the following requirements
shall apply:
a. If the Gabrieleño Band of Mission Indians – Kizh Nation is identified as
the Most Likely Descendant (“MLD”), the Tribe’s Koo-nas-gna Burial
Policy shall be implemented. For the Tribe, the term "human remains"
encompasses more than skeletal material and includes associated
cultural and ceremonial elements. Tribal traditions may include, but are
not limited to, preparation of the soil for burial, the inclusion of funerary
objects, and the ceremonial burning of remains. All treatment of human
remains and associated items shall be carried out in accordance with
the Tribe’s customs and practices, and in consultation with the MLD.
b. If the discovery of human remains includes four or more burials, the
discovery location shall be treated as a cemetery, and a separate
treatment plan shall be created.
c. The prepared soil and cremation soils are to be treated in the same
manner as bone fragments that remain intact. Associated funerary
objects are objects that, as part of the death rite or ceremony of a
culture, are reasonably believed to have been placed with individual
human remains either at the time of death or later; other items made
exclusively for burial purposes or to contain human remains can also
be considered as associated funerary objects. Cremations will either be
removed in bulk or by means as necessary to ensure complete recovery
of all sacred materials.
d. If discovered human remains cannot be fully documented and
recovered on the same day, the remains shall be respectfully covered
with muslin cloth and protected with a steel plate capable of being
moved by heavy equipment, placed over the excavation area. If a steel
plate is not available, a 24-hour security guard shall be posted to protect
the site outside of working hours. The Gabrieleño Band of Mission
Indians – Kizh Nation, as the Most Likely Descendant (“MLD”), shall make
every effort to recommend Project design modifications to allow the
remains to be preserved in situ. If project diversion is not feasible, and
upon consultation with the MLD, removal of the remains may proceed
in accordance with applicable laws and Tribal protocols.
Resolution No. 7705 – 225 N. 2nd Avenue
July 21, 2026
Page 25 of 27
e. In the event preservation in place is not feasible despite good faith
efforts by the Applicant/Property Owner, no ground-disturbing activities
shall resume until the property owner, in consultation with the Most
Likely Descendant (“MLD”), has arranged for a designated reburial
location within the Project site footprint. This location shall be used for
the respectful reinterment of any human remains and/or ceremonial
objects, consistent with the cultural protocols of the Gabrieleño Band of
Mission Indians – Kizh Nation.
f. If human remains or associated funerary objects are discovered, each
occurrence shall be respectfully stored in opaque cloth bags. All human
remains, funerary objects, sacred objects, and objects of cultural
patrimony shall be relocated to a secure on-site container, if feasible.
These items shall be reburied within six (6) months of recovery, at a
location on the Project site mutually agreed upon by the Tribe and the
Applicant/Property Owner. The reburial site shall be protected in
perpetuity and not subject to future disturbance. No public disclosure
or publicity regarding the discovery or nature of these cultural materials
shall occur.
g. In the event data recovery is necessary, the Gabrieleño Band of Mission
Indians – Kizh Nation shall work in close coordination with a qualified
archaeologist to ensure all excavation activities are conducted carefully,
ethically, and respectfully. If the Tribe approves data recovery, all
associated documentation, at a minimum including detailed descriptive
notes and sketches shall be reviewed and approved in advance by the
Tribe. Upon completion of any approved data recovery, a final report
shall be submitted to both the Tribe and the Native American Heritage
Commission (“NAHC”). The Tribe does not authorize any scientific study
or the use of invasive and/or destructive diagnostics on human remains
under any circumstances.
General
42. The Applicant/Property Owner shall comply with all City requirements regarding
building safety, fire prevention, detection, suppression, emergency access,
public right-of-way improvements, parking, water supply and water facilities,
sewer facilities, trash reduction and recycling requirements, and National
Pollutant Discharge Elimination System (“NPDES”) measures, all to the
Resolution No. 7705 – 225 N. 2nd Avenue
July 21, 2026
Page 26 of 27
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.
43. 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 ADR 25-11 with Density Bonus and TTM 25-07 (“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
Resolution No. 7705 – 225 N. 2nd Avenue
July 21, 2026
Page 27 of 27
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.
Approval of ADR 25-11 with a Density Bonus and Tentative Tract Map No. TTM
25-07 (84740) 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 City Council has adopted the Resolution. The Acceptance
Form to the Development Services Department is to indicate awareness and
acceptance of the conditions of approval.
Attachment No. 1: Resolution No. 7705
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Tentative Tract Map No. 84740
Attachment No. 4: Architectural Plans
Attachment No. 5: PC Resolution No. 2191 and Planning Commission Staff Report
dated June 23, 2026, without attachments
Attachment No. 1
Attachment No. 1
Resolution No. 7705
1
RESOLUTION NO. 7705
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA,
CALIFORNIA, APPROVING ARCHITECTURAL DESIGN REVIEW NO. ADR 25-
11 WITH A DENSITY BONUS AND HEIGHT WAIVER, AND TENTATIVE
TRACT MAP NO. TTM 25-07 (84740) FOR THE NORTH VILLAGE MIXED-
USE DEVELOPMENT PROJECT CONSISTING OF 130 RESIDENTIAL
CONDOMINIUM UNITS, INCLUDING 20 LOW-INCOME AFFORDABLE
UNITS, AND GROUND FLOOR COMMERCIAL SPACE, AT 225 N. 2ND
AVENUE
WHEREAS, on August 14, 2025, applications for Architectural Design Review
No. ADR 25-11 with a Density Bonus and Tentative Tract Map No. TTM 25-07 (84740)
were filed by Daniel Wu of Giantech Construction, Inc., on behalf of the property
owner, Warm Space Real Estate LLC, requesting approval for a new mixed-use
development at 225 N. 2nd Avenue (collectively, the “Project”), known as North
Village, to consolidate two existing parcels into a single 1.2-acre lot (without the 2
foot dedication along 2nd Avenue) and construct a six-story mixed-use development
consisting of 130 residential condominium units, including 20 deed-restricted
affordable units at the low-income level, and three commercial units on the ground
floor.
WHEREAS, pursuant to State Density Bonus Law (Government Code Section
65915), the Project is eligible for a 35% density bonus, up to two (2) concessions or
incentives, and waivers of development standards that would physically preclude
construction of the Project at the permitted density. Accordingly, the Applicant is
2
requesting a waiver of the maximum building height standard to allow a building
height of 69 feet in lieu of the otherwise permitted maximum height of 60 feet; and
WHEREAS, the Project is statutorily exempt from the California Environmental
Quality Act (CEQA) pursuant to Public Resources Code Section 21080.66 because it is
a qualifying infill housing development located on a site that is not environmentally
sensitive or hazardous, is consistent with the General Plan and applicable zoning
regulations, and satisfies all applicable objective design and development standards;
and
WHEREAS, pursuant to Public Resources Code Section 21080.66(b), the City
provided notice of the Project on April 2, 2026, to California Native American tribes
traditionally and culturally affiliated with the Project site, commencing the 60-day
response period; the Gabrieleño Band of Mission Indians–Kizh Nation ("Tribe")
requested consultation on April 3, 2026; and the City subsequently conducted
consultation with the Tribe, which concluded on April 30, 2026; and
WHEREAS, on June 23, 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; and
WHEREAS, on June 23, 2026, following consideration of all testimony and
evidence including staff reports and attachments, the Planning Commission voted 4-
3
0, with one Commissioner absent, to recommend approval of the Project to the City
Council; and
WHEREAS, on July 21, 2026, a duly noticed public hearing was held before the
City Council on said application, at which time all interested persons were given full
opportunity to be heard and to present evidence.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA,
DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
SECTION 1. The factual data submitted by the Development Services
Department in the staff report dated July 21, 2026, are true and correct.
SECTION 2. This Council finds that based upon the entire record, pursuant to
the Arcadia 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 Downtown Mixed-Use Land Use designation and
the Downtown Mixed-Use (DMU) Zone, which supports higher-density residential
4
and mixed-use development in the City’s core. The proposed Tentative Tract 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 proposed Project.
The Project layout has been designed to align with surrounding development
patterns and to integrate with existing street, utility, and storm drainage
infrastructure. Existing roadways and utilities are capable of adequately serving the
proposed density and use types. All required improvements will be constructed in
accordance with City standards.
The Map would not adversely affect the comprehensive General Plan and is
consistent with the following General Plan goals and policies:
Land Use and Community Design Element
• Policy LU-1.1: Promote new infill and redevelopment projects that are
consistent with the City’s land use and compatible with surrounding
existing uses.
• Policy H-2.3: Encourage compatible residential development in areas on
underutilized land.
• Policy H-4.4: Support infill development at appropriate locations in the City.
2. The site is physically suitable for the type and proposed density of
development.
5
FACT: The 1.2-acre site is physically suitable to accommodate the proposed
mixed-use development, consisting of 130 residential condominium units, including
20 affordable units for low-income households, and 3,932 square feet of ground-
floor commercial space. While the Project exceeds the base density otherwise
permitted in the DMU Zone, the proposed density is permitted pursuant to State
Density Bonus Law due to the provision of affordable housing units. The site is
generally level, has no physical constraints, and is served by existing infrastructure,
making it physically suitable for the proposed use and density. The Project complies
with all other applicable zoning requirements including but not limited to parking,
setbacks, 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 for consolidation of two legal lots into a
single lot and the subdivision of the airspace of an infill site within an urbanized area
and does not serve as a habitat for endangered or rare species. The Project site is
currently developed and located within the City's Downtown core, which is fully built
out with existing infrastructure, paved streets, and surrounding urban uses. The
Project will not cause substantial environmental damage or impact wildlife.
6
4. The design of the subdivision or type of improvements is not likely to
cause serious public health or safety problems.
FACT: The Project includes a Tentative Tract Map to consolidate two legal lots
into a single lot and subdivide the airspace of the proposed mixed-use development.
Construction of the Project will comply fully with all the applicable Building, Fire, and
Safety Codes, as well as other relevant regulations. The City’s existing infrastructure,
including roads, water, sewer, and emergency services, is sufficient to support the
new development. Furthermore, the Project has been designed and conditioned to
meet all public health and safety standards, and it is not expected to create any
significant health or safety concerns for the community.
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).
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
7
within the proposed subdivision. There are no known easements on the subject
property. Therefore, the Project will not conflict with any such easements.
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. That the proposed design and site improvements of the subdivision
conform to the regulations of this Development Code and the regulations of any
public agency having jurisdiction by law.
FACT: The subdivision design, including lot layout, access, and dedications,
complies with applicable provisions of the Arcadia Development Code, including the
Downtown Mixed Use (DMU) zone standards and Subdivision Division. The Project
will also adhere to the requirements and conditions set forth by all relevant public
agencies, including the City’s Engineering Division, Public Works Services
Department, and City’s Fire Department. Therefore, this finding can be made.
8
Density Bonus
1. The project will be consistent with the General Plan, except as provided
by the Density Bonus Section of the Development Code with regard to maximum
density, density bonuses, and other incentives and concessions.
FACT: The Project is consistent with the Downtown Mixed-Use General Plan
land use designation, which supports higher-density residential and mixed-use
development in the City’s core. The Project proposes to provide 20.8% of the units at
the low-income level, qualifying the Project for a Density Bonus of 35% and a request
for a waiver of the height limitation that would otherwise limit the Project’s feasibility.
Therefore, the Project will be consistent with the General Plan.
2. The approved number of dwellings can be accommodated by existing
and planned infrastructure capacities.
FACT: The Project has been reviewed by the Public Works Services Department
and Engineering Division. Both determined that the City’s existing infrastructure,
including sewer, water, and public roadways, will adequately serve the Project.
3. Adequate evidence exists to indicate that the project will provide
affordable housing in a manner consistent with the purpose and intent of this
Section.
FACT: The Applicant has indicated that 20 of the 130 residential units (20.8%
of the base density) within the Project will be restricted to low income residents,
9
meeting the threshold established by Density Bonus law which requires that at least
10% of the units be restricted to low income residents. Accordingly, the Project meets
this requirement. A condition of approval requires the preparation, submittal, and
recordation of a Density Bonus and Affordable Housing Agreement prior to issuance
of a Certificate of Occupancy.
4. In the event that the City does not grant at least one financial concession
or incentive as defined in Government Code Section 65915 in addition to the density
bonus, that additional concessions or incentives are not necessary to ensure
affordable housing costs as defined in Health and Safety Code Section 50052.5, or
for rents for the targeted units to be set as specified in Government Code Section
65915(c).
FACT: The Project does not include the use of any concessions or incentives.
However, the Project includes a waiver of the maximum height requirement in the
DMU Zone of 60’-0” and proposes a maximum height of 69’-0” pursuant to State
Density Bonus Law. The requested waiver would allow the Project to develop the
maximum 130 units permitted under the Density Bonus granted to the Project and
is necessary to avoid physically precluding construction of the Project as proposed.
The request has been reviewed for its potential health and safety impact on persons
or property, on or within the vicinity of the Project and it was determined that the
10
request does not present a substantial health and safety impact. Therefore, the
requested waiver can be granted.
5. There are sufficient provisions to guarantee that the units will remain
affordable for the required time period.
FACT: The affordable housing units for low-income families will be secured
through a recorded Affordable Housing Covenant Agreement, which will run with the
land and be enforceable by the City. The agreement will specify the number of units,
household income restrictions, method of calculation for sale and resale prices, and
a minimum affordability term of 45 years, consistent with State Density Bonus law.
The covenant will ensure ongoing compliance with all applicable State and local
requirements and will be executed prior to issuance of a Certificate of Occupancy.
Therefore, there are sufficient provisions to guarantee that the units will remain
affordable for the required time period.
SECTION 3. Pursuant to the provisions of the California Environmental Quality
Act (“CEQA”) and Public Resources Code Section 21080.66, the Project is statutorily
exempt from CEQA as a qualifying infill housing development because it is located
within an urbanized area on a site that is substantially surrounded by urban uses, is
consistent with the applicable General Plan and zoning designation, complies with all
applicable objective development and design standards, is not located on an
environmentally sensitive or hazardous site, the tribal consultation requirements
11
have been completed, and meets all other applicable requirements necessary to
qualify for the exemption.
SECTION 4. For the foregoing reasons, the City Council find the Project is
statutorily exempt from CEQA under Assembly Bill (AB) 130, and approve
Architectural Design Review No. ADR 25-11 with a Density Bonus and Tentative Tract
Map No. TTM 25-07 (84740) to consolidate two existing parcels into a single 1.2-acre
lot and subdivide the airspace for condominium purposes for a new six-story, mixed-
use development with 130 residential condominium units, including 20 deed-
restricted affordable units at the low income level and 3,932 square feet of ground
level commercial space at 225 N. 2nd Avenue, subject to the conditions of approval
attached hereto.
SECTION 5. The City Clerk shall certify to the adoption of this Resolution.
12
Passed, approved and adopted this 21st day of July, 2026.
_______________________________
Mayor of the City of Arcadia
ATTEST:
City Clerk
APPROVED AS TO FORM:
Michael J. Maurer
City Attorney
13
Page Intentionally Left Blank
14
RESOLUTION NO. 7705
Conditions of Approval
Planning
1. The Project shall be developed and maintained by the Applicant/Property
Owner in a manner that is consistent with the plans submitted and conditionally
approved for Architectural Design Review No. ADR 25-11 with a Density Bonus
and Tentative Tract Map No. TTM 25-07 (84740), subject to the satisfaction of
the Development Services Director or designee.
2. The final landscape and irrigation plan shall be prepared by a licensed
landscape architect and submitted to Building Services for plan check. The plan
must comply with Water Efficiency Landscape Ordinance and receive approval
from the Planning Division prior to the issuance of any building permits.
3. All proposed mechanical equipment, including but not limited to roof-mounted
equipment, shall be fully screened from public view and not visible from the
public right-of-way in accordance with the requirements in the City’s
Development Code. Screening materials shall be architecturally integrated with
the building design and will be reviewed and approved during building plan
check.
4. All exterior lighting shall be designed to prevent glare, light trespass, and
spillover onto adjacent properties in accordance with the requirements in the
City’s Development Code. Lighting fixtures shall be shielded and directed
downward. Lighting plans including a photometric analysis shall be subject to
review and approval by the Planning Division during building plan check.
5. All exterior signage shall comply with the City’s Development Code. A separate
sign permit shall be required for any proposed signage.
6. All screen walls, fences, and gates shall be constructed in accordance with the
approved plans and shall comply with the maximum height and design
standards of the Arcadia Development Code. Any modification to materials,
height, or location shall require review and approval by the Planning Division.
7. The Applicant/Property Owner shall comply with all applicable provisions of the
State Density Bonus Law (Government Code Section 65915). The Project shall
include 20 for-sale affordable units restricted to the low-income level. These
units shall be dispersed throughout the residential development and shall
generally reflect the mix of unit sizes and types provided within the Project. The
15
location of the affordable units shall be reviewed and approved by Development
Services Director or designee prior to submittal of plans to Building Services
plan check.
8. The Applicant/Property Owner shall submit an application and the applicable
fee for a Density Bonus and/or Affordable Housing Agreement to the City prior
to submitting plans for Building Services plan check, together with a $7,000
deposit for final review and approval by the City Attorney. Following approval
by the City Attorney, the Agreement shall be recorded with the Los Angeles
County Recorder's Office after the final map has been recorded and prior to
issuance of a Certificate of Occupancy from the Building Division.
9. Ongoing maintenance of all buildings, landscaping, open spaces, fences, walls,
and on-site amenities shall be the responsibility of property management in
accordance with the recorded Covenants, Conditions & Restrictions (CC&Rs).
The CC&Rs shall include provisions requiring regular maintenance consistent
with the approved plans and City standards. Failure to maintain the property as
required may result in enforcement action by the City.
10. The Applicant/Property Owner shall install and maintain wayfinding and
directional signage within the site for vehicles and pedestrians, including clear
markings for visitor parking, loading zones, and EV charging spaces, subject to
review during building plan check by the Development Services Department.
11. The Applicant/Property Owner shall submit a haul route map and staging plan
to Planning Services for review and approval prior to issuance of a grading
permit.
12. At the time of plan submittal to Building Services for plan check, the final site
plan shall show the location of the backflow prevention device and any
transformer. Appropriate screening may be required, depending on the location
of these utilities to the satisfaction of the Development Services Director or
designee.
13. Prior to plan check submittal, the Applicant/Property Owner shall demonstrate
compliance with Assembly Bill (AB) 130 and Public Resources Code Section
21080.66(c)(2). Since the Project site is located within 500 feet of a freeway, the
construction plans submitted for plan check shall clearly identify and depict the
applicable requirements, including the following items:
a. The entire building shall have a centralized heating, ventilation, and air-
conditioning system.
16
b. The construction plans shall identify that all outdoor air intakes for the
heating, ventilation, and air-conditioning system shall be located and
oriented to face away from the freeway.
c. The construction plans shall identify that the building’s outdoor and
return air systems will be equipped with air filtration media achieving a
minimum efficiency reporting value (MERV) rating of 16.
d. The Applicant shall provide documentation confirming that the air
filtration media will be replaced at the interval specified by the
manufacturer.
Building
14. 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
15. Grading plans shall be submitted with the building plan-check submittal, and
are to be approved by Engineering, Planning Services, 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.
16. A demolition permit shall be obtained from Building Services prior to the
removal and/or demolition of the structures on site.
Engineering
17. The Applicant/Property Owner shall provide a two-foot dedication along N. 2nd
Avenue to establish a 10-foot parking and a corner cut off dedication to
accommodate an American with Disabilities Act (ADA) ramp in accordance with
Caltrans Standard A88A.
18. The Final Tract Map shall be recorded prior to the issuance of any building or
foundation permits for the mixed-use development. The map shall include all
17
required dedications and easements along N. 2nd Avenue and Saint Joseph
Street to the satisfaction of the City Engineer.
19. Prior to recordation of the final tract map, the Applicant/Property Owner 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.
20. All above ground utilities serving the site shall be removed, including all utility
poles along property boundaries, and all new utility services shall be placed
underground.
21. 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.
22. A hydrology report and a soils/geotechnical report shall be submitted with the
plan check submittal to Building Services.
23. The Applicant/Property Owner shall repair any damages 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, trench cuts, and
construction traffic. 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.
Fire Department
24. The building shall be provided with an automatic fire sprinkler system per the
City of Arcadia Fire Department’s Commercial Sprinkler Standard. The fire
sprinkler system shall be monitored by a UL listed central station. Notification
18
appliances shall be provided in all common areas and adjacent to sleeping areas
in residential units. Visual appliances shall be provided in any units classified as
being accessible.
25. Knox boxes shall be provided at the lobby entrance and at doors leading to
stairwells. Knox switches shall be provided for any automatic vehicular gates.
26. Minimum 2A:10BC fire extinguishers shall be provided in all common areas. A
maximum travel distance of no more than 75 feet shall be provided between
fire extinguishers.
27. At least one elevator shall be EMS capable and at least one elevator shall be
accessible and shall be provided with standby power. An Emergency Responder
Radio Coverage System is required and a two-way communication system shall
be provided at all elevator lobbies.
28. A new public fire hydrant shall be provided on Saint Joseph Street frontage at
an approved location determined by the Fire Department.
29. Prior to issuance of a Certificate of Occupancy, the Applicant/Property Owner
shall pay a fair-share contribution toward the City’s traffic mitigation system for
all areas impacted by the Project. The amount and scope of the contribution
shall be based on the findings of an approved traffic study.
Public Works
30. The Applicant/Property Owner shall file a Notice of Intent (NOI) with the State
Water Resources Control Board for a General Construction NPDES Permit, due
to the proposed project exceeding one acre of disturbed land. The NOI must
include items such as the preparation of a Stormwater Pollution Prevention
Plan, applicable fees, and other required documentation. The City will not
approve any grading plans until a Waste Discharger Identification number has
been issued by the State.
31. The Applicant/Property Owner 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.
32. In order to verify the required water service size for the Project, the
Applicant/Property Owner 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.
19
33. Prior to the issuance of a building permit, the Applicant/Property Owner shall
submit a Water Meter Permit Application to the Public Works Services
Department.
34. The Applicant/Property Owner 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 Applicant/Property Owner, according to
Public Works Services Department, Engineering Section specifications.
35. 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).
Cultural Resources
36. The Applicant/Property Owner shall retain a Native American Monitor from or
approved by the Gabrieleño Band of Mission Indians – Kizh Nation, prior to
commencement of any ground-disturbing activities (i.e., both on-site and any
off-site locations that are included in the Project description/definition and/or
required in connection with the Project, such as public improvement work).
“Ground-disturbing activity” shall include, but is not limited to, demolition,
pavement removal, potholing, auguring, grubbing, tree removal, boring,
grading, excavation, drilling, and trenching.
A copy of the monitoring agreement executed with Gabrieleño Band of Mission
Indians – Kizh Nation shall be submitted to the City’s Planning Division prior to
commencement of any ground-disturbing activity, or the issuance of any permit
necessary to commence a ground-disturbing activity.
37. The Gabrieleño Band of Mission Indians – Kizh Nation shall conduct monitoring
during ground-disturbing activities and complete daily monitoring logs. These
logs will document relevant construction activities, locations of disturbance, soil
types, cultural materials, and any other information of significance to the Tribe.
The logs will specifically identify and describe any discovered Tribal Cultural
Resources (TCRs), including Native American cultural and historical artifacts,
remains, places of significance, as well as any ancestral human remains and
associated burial goods. Copies of the monitoring logs will be made available to
the Applicant/Property Owner or the City upon written request to the Tribe.
38. On-site tribal monitoring shall conclude upon the later of the following: (1)
written confirmation from the Applicant/Property Owner or the City to the Kizh
Nation that all ground-disturbing activities and related phases at the Project site
20
are complete; or (2) written notification from the Gabrieleño Band of Mission
Indians - Kizh Nation to the Applicant/Property Owner or the City confirming
that no future planned construction activities or development phases at the
Project site have the potential to impact Kizh Tribal Cultural Resources (TCRs).
39. Upon discovery of any Tribal Cultural Resources (TCRs), all construction activities
within at least a 50-foot radius of the find shall cease immediately and shall not
resume until the Gabrieleño Band of Mission Indians – Kizh Nation monitor
and/or Kizh’s archaeologist has fully assessed the resource. The Tribe shall
recover and retain all discovered TCRs in the manner and for the purposes it
deems appropriate, including educational, cultural, and historic uses, at its sole
discretion.
40. In the event human remains or associated funerary objects are encountered
during any ground-disturbing activities:
a. Native American human remains are defined in PRC 5097.98 (d)(1) as an
inhumation or cremation, and in any state of decomposition or skeletal
completeness. Funerary objects, also referred to as grave goods under
Public Resources Code Section 5097.98, shall be treated according to
the same statute.
b. If Native American human remains and/or grave goods are discovered
or recognized on the Project site, then all ground-disturbing in the
vicinity of the discovery shall cease immediately. Pursuant to Health and
Safety Code Section 7050.5, the discovery shall be reported to the Los
Angeles County Coroner. No further work shall occur in that area until
the Coroner has made a determination regarding the nature of the
remains. If the Coroner determines or has reason to believe the remains
are those of a Native American, the Coroner shall contact the Native
American Heritage Commission (NAHC) within 24 hours, and the
procedures outlined in PRC § 5097.98 shall be followed.
c. All human remains and grave or burial goods shall be treated alike in
accordance with California Public Resources Code section 5097.98(d)(1)
and (2).
d. Construction activities may resume in other areas of the Project site at
a minimum of 200 feet away from the discovery if, in the sole discretion
of the Gabrieleño Band of Mission Indians – Kizh Nation, it is determined
that resuming such activities at that distance is appropriate. The Kizh
Nation shall provide any measures it deems necessary to the
Applicant/Property Owner and the City prior to resumption of work.
21
e. Preservation in place (i.e., avoidance) is the preferred method of
treatment for discovered human remains and/or burial goods. Any
historic archaeological material that is not Native American in origin
(non-TCR) shall be curated at a public, non-profit institution with a
research interest in the materials (e.g. Natural History Museum of Los
Angeles County or the Fowler Museum) provided such an institution
agrees to accept the material. If no institution accepts the
archaeological material, it shall be offered to a local school or historical
society in the area for educational purposes.
f. Any discovery of human remains/burial goods shall be kept confidential
to prevent further disturbance.
41. If, in accordance with Public Resources Code § 5097.98 and all applicable
regulatory procedures, the Gabrieleño Band of Mission Indians – Kizh Nation is
identified by the Native American Heritage Commission (NAHC) as the Most
Likely Descendant (MLD) for any discovered Native American human remains or
associated funerary objects on the Project site, the following requirements shall
apply:
a. If the Gabrieleño Band of Mission Indians – Kizh Nation is identified as
the Most Likely Descendant (MLD), the Tribe’s Koo-nas-gna Burial Policy
shall be implemented. For the Tribe, the term "human remains"
encompasses more than skeletal material and includes associated
cultural and ceremonial elements. Tribal traditions may include, but are
not limited to, preparation of the soil for burial, the inclusion of funerary
objects, and the ceremonial burning of remains. All treatment of human
remains and associated items shall be carried out in accordance with
the Tribe’s customs and practices, and in consultation with the MLD.
b. If the discovery of human remains includes four or more burials, the
discovery location shall be treated as a cemetery, and a separate
treatment plan shall be created.
c. The prepared soil and cremation soils are to be treated in the same
manner as bone fragments that remain intact. Associated funerary
objects are objects that, as part of the death rite or ceremony of a
culture, are reasonably believed to have been placed with individual
human remains either at the time of death or later; other items made
exclusively for burial purposes or to contain human remains can also
be considered as associated funerary objects. Cremations will either be
22
removed in bulk or by means as necessary to ensure complete recovery
of all sacred materials.
d. If discovered human remains cannot be fully documented and
recovered on the same day, the remains shall be respectfully covered
with muslin cloth and protected with a steel plate capable of being
moved by heavy equipment, placed over the excavation area. If a steel
plate is not available, a 24-hour security guard shall be posted to protect
the site outside of working hours. The Gabrieleño Band of Mission
Indians – Kizh Nation, as the Most Likely Descendant (MLD), shall make
every effort to recommend Project design modifications to allow the
remains to be preserved in situ. If project diversion is not feasible, and
upon consultation with the MLD, removal of the remains may proceed
in accordance with applicable laws and Tribal protocols.
e. In the event preservation in place is not feasible despite good faith
efforts by the Applicant/Property Owner, no ground-disturbing activities
shall resume until the property owner, in consultation with the Most
Likely Descendant (MLD), has arranged for a designated reburial
location within the Project site footprint. This location shall be used for
the respectful reinterment of any human remains and/or ceremonial
objects, consistent with the cultural protocols of the Gabrieleño Band of
Mission Indians – Kizh Nation.
f. If human remains or associated funerary objects are discovered, each
occurrence shall be respectfully stored in opaque cloth bags. All human
remains, funerary objects, sacred objects, and objects of cultural
patrimony shall be relocated to a secure on-site container, if feasible.
These items shall be reburied within six (6) months of recovery, at a
location on the Project site mutually agreed upon by the Tribe and the
Applicant/Property Owner. The reburial site shall be protected in
perpetuity and not subject to future disturbance. No public disclosure
or publicity regarding the discovery or nature of these cultural materials
shall occur.
g. In the event data recovery is necessary, the Gabrieleño Band of Mission
Indians – Kizh Nation shall work in close coordination with a qualified
archaeologist to ensure all excavation activities are conducted carefully,
ethically, and respectfully. If the Tribe approves data recovery, all
associated documentation, at a minimum including detailed descriptive
notes and sketches shall be reviewed and approved in advance by the
Tribe. Upon completion of any approved data recovery, a final report
23
shall be submitted to both the Tribe and the Native American Heritage
Commission (NAHC). The Tribe does not authorize any scientific study
or the use of invasive and/or destructive diagnostics on human remains
under any circumstances.
General
42. The Applicant/Property Owner shall comply with all City requirements regarding
building safety, fire prevention, detection, suppression, emergency access,
public right-of-way improvements, parking, water supply and water facilities,
sewer facilities, trash reduction and recycling requirements, and National
Pollutant Discharge Elimination System (NPDES) measures, 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.
43. 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 ADR 25-11 with Density Bonus and TTM 25-07 (“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
24
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.
Approval of ADR 25-11 with a Density Bonus and Tentative Tract Map No. TTM
25-07 (84740) 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 City Council has adopted the Resolution. The Acceptance
Form to the Development Services Department is to indicate awareness and
acceptance of the conditions of approval.
---
Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information &
Photos of the Subject Site
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
Yes
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
DMU
Number of Units:
DMU
Property Characteristics
1981
23,350
0
Property Owner
Site Address:225 N 2ND AVE
Parcel Number: 5773-007-033
N/A
Zoning:
General Plan:
Yes
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 18-Jun-2026
Page 1 of 1
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
Yes
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
DMU
Number of Units:
DMU
Property Characteristics
1981
35,900
0
Property Owner
Site Address:225 N 2ND AVE
Parcel Number: 5773-007-034
N/A
Zoning:
General Plan:
Yes
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 18-Jun-2026
Page 1 of 1
SITE PHOTOS
225 N 2ND AVE., ARCADIA, CA 91006
SITE MAP
E ST JOSEPH ST
N
2
N
D
A
V
E
.
ALLEY
SITE PHOTOS
225 N 2ND AVE., ARCADIA, CA 91006
SITE MAP
1 SITE PHOTO - VIEW FROM 2ND AVE
E ST JOSEPH
ST
N
2
N
D
A
V
E
.
ALLE
Y
1
2
2 SITE PHOTO - VIEW FROM 2ND AVE
3
3 SITE PHOTO - VIEW FROM ALLEY
SITE PHOTOS
225 N 2ND AVE., ARCADIA, CA 91006
SITE MAP
4 SITE PHOTO - VIEW FROM ALLEY
E ST JOSEPH ST
N
2
N
D
A
V
E
.
ALLEY4
5
SITE PHOTO - VIEW FROM SOUTHWEST SIDE
6
5
6 SITE PHOTO - VIEW FROM NORTHWEST SIDE
SITE PHOTOS
225 N 2ND AVE., ARCADIA, CA 91006
SITE MAP
7 SITE PHOTO - VIEW FROM ST JOSEPH ST
E ST JOSEPH ST
N
2
N
D
A
V
E
.
ALLEY
SITE PHOTO - VIEW FROM ST JOSEPH8
87
SITE PHOTOS - ADJACENT BUILDINGS
225 N 2ND AVE., ARCADIA, CA 91006
SITE MAP
E ST JOSEPH ST
N
2
N
D
A
V
E
.
ALLEY
B A
C D
E
B
A
E
D
C
F
F
Attachment No. 3
Attachment No. 3
Tentative Tract Map No. 84740
H HH HH
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WASTE COLLECTION
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1
TENTATIVE TRACT MAP
225 N 2nd AVENUE
ARCADIA, CA 91006
COUNTY OF LOS ANGELES 1
PROFESS I O N A L C IVIL E
N
G
I
N
E
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ATE OF CA L I F O R NIA
GEOTECHNOLOGIES, INC.
439 WESTERN AVE
GLENDALE, CA 91201
(818) 240-9600
ADDRESS 225 N 2ND AVE. ARCADIA, CA 91006
ASSESSORS PARCEL NUMBER 5773-007-033 AND 5773-007-034
ZONING DOWNTOWN MIXED USE (DMU) WITH DOWNTOWN PARKING OVERLAY
LOT SIZE 52,270 SF (1.20 AC)
MAJOR LAND DIVISIONTHE TENTATIVE TRACT PROJECT PROPOSED IS FOR THE CONSTRUCTION OF A
SUBTERRANEAN PARKING AREA, A GROUND LEVEL WHICH INCLUDES PARKING AND
COMMERCIAL SPACES AS WELL AS RESIDENTIAL LEVELS ABOVE THE GROUND LEVEL.
(FOR CONDOMINIUM AND COMMERCIAL PURPOSES)
LOCATED IN THE CITY OF ARCADIA
COUNTY OF LOS ANGELES
HP WU DESIGN & ASSOCIATES, INC.
2 LA PORTE STREET
ARCADIA, CA 91006
CONTACT: DANIEL WU
EMAIL: daniel@giantechinc.com
TEL: (626) 447-3583
TENTATIVE TRACT MAP
NTS
210
60
5
SAN
G
A
B
R
I
E
L
RIVE
R
F
W
Y
FOOTHILL FWY
RO
S
E
M
E
A
D
B
L
V
D
16
4 ARCADIA
MONROVIA
2N
D
A
V
E
SA
N
T
A
A
N
I
T
A
A
V
E
DUARTE RD
EL
M
O
N
T
E
A
V
E
LONGDEN AVE
MY
R
T
L
E
A
V
E
CAL
I
F
O
R
N
I
A
A
V
ELIVE OAK AVELAS TUNAS DR
BA
L
D
W
I
N
A
V
E
TE
M
P
L
E
C
I
T
Y
B
L
V
D
LOWER AZUSA RD
CAMPUS DR
HUN
T
I
N
G
T
O
N
D
R
COLORADO BLVD
ALLOWED DENSITY 80 D.U./AC = 80 x 1.20 = 96 UNITS
LOW INCOME BONUS 20% = 20 UNITS
DENSITY BONUS 35% = 33 UNITS
TOTAL ALLOWABLE = 149 UNITS
TOTAL PROPOSED = 130 UNITS
REQUIRED PROVIDED
FRONT (EAST) 0' TO 10' 10"
SIDE (SOUTH) 0' TO 10' 0'-8"
SIDE (NORTH) 0' TO 10' 0'-8"
REAR (WEST) 0' (NO MAX) 10'-2"
ALLOWED 60.00' *ADDITIONAL HEIGHT REQUESTED PER
PROPOSED 69.00'* CALIFORNIA DENSITY BONUS LAW
1 BEDROOM 17 UNITS
2 BEDROOMS 63 UNITS
3 BEDROOMS 44 UNITS
STUDIO 6 UNITS
TOTAL 130 UNITS
TOTAL PROPERTY AREA 52,270 SF
TOTAL FLOOR AREA 236,258 SF
TOTAL RESIDENTIAL 166,677 SF
TOTAL OPEN SPACE 22,332 SF
TOTAL COMMERCIAL 3,932 SF
FLOOR AREA COMMERCIAL AREA 3,932 SF
RESIDENTIAL LIVABLE AREA 155,886 SF
BUILDING AREA ABOVE GRADE 236,258 SF
BASEMENT 48,924 SF
BASEMENT 48,924 SF LOBBY & CIRC. 970 SF
UT & STORAGE 1,631 SF
PARKING 46,024 SF
MECHANICAL ROOMS 299 SF
FIRST FLOOR 49,763 SF COMMERCIAL 3,932 SF
LOBBY & CIRC. 1,954 SF
UTILITY RMS. 408 SF
PARKING 40,176 SF
ELEC. RMS 377 SF
AMENITY 2,916 SF
SECOND FLOOR 34,465 SF RESIDENTIAL 28,543 SF
LOBBY & CIRC. 3,729 SF
UTILITY RMS. 204 SF
AMENITY 1,989 SF
THIRD FLOOR 38,163 SF RESIDENTIAL 34,689 SF
CIRCULATION 3,270 SF
UTILITY 204 SF
FOURTH FLOOR 38,163 SF RESIDENTIAL 34,689 SF
CIRCULATION 3,270 SF
UTILITY 204 SF
FIFTH FLOOR 38,020 SF RESIDENTIAL 34,546 SF
CIRCULATION 3,270 SF
UTILITY 204 SF
SIXTH FLOOR 37,684 SF RESIDENTIAL 34,210 SF
CIRCULATION 3,270 SF
UTILITY RMS. 204 SF
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF ARCADIA, COUNTY
OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
PARCEL 1 OF PARCEL MAP NO. 8942, IN THE CITY OF ARCADIA, COUNTY OF LOS ANGELES,
STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 109, PAGE 58 OF PARCEL MAPS, IN
THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
(PER FEMA MAP NUMBER 06037C1400F, DATED SEPTEMBER 26, 2008)
x ZONE D - AREA WITH FLOOD RISK DUE TO LEVEE
THE BEARING OF S 89°59'49" W OF THE CENTERLINE OF E SAINT JOSEPH STREET, AS
SHOWN ON PARCEL MAP NO 8942, PMB 109, PG 58, WAS USED AS THE BASIS OF BEARINGS
FOR THIS TENTATIVE TRACT MAP.
PROPERTY LINE
CENTER LINE
EXISTING WALL
PROPOSED WALL
EXISTING SEWER
OUTERMOST POWERLINES
EXISTING POWER POLE
FIRE HYDRANT
RAW CUT 23,350 CY
RAW FILL 20 CY
EXPORT 23,330 CY
JYC LANDSCAPE ARCHITECTURE
14315 HARVEST VALLEY AVE.
EASTVALE, CA 92880
CONTACT: JENNY YE
EMAIL: jennyhye@yahoo.com
TEL: (951)317-6825
1. EXISTING OVERHEAD POWER POLES TO BE RELOCATED BELOW GROUND.
2. RED CURB ALONG E SAINT JOSEPH STREET.
WATER/SEWER: CITY OF ARCADIA PUBLIC WORKS SERVICES
11800 GOLDRING ROAD
ARCADIA, CA 91006
(626) 254-2711
STORM DRAIN: CITY OF ARCADIA PUBLIC WORKS SERVICES
11800 GOLDRING ROAD
ARCADIA, CA 91006
(626) 254-2711
ELECTRICAL: SOUTHERN CALIFORNIA EDISON
14005 S. BENSON AVE
CHINO, CA 91710
(909) 548-7249
TELEPHONE: AT&T PRIORITY REPAIR
(800) 247-2020
GAS: SOUTHERN CALIFORNIA GAS
1919 S STATE COLLEGE BLVD
ANAHEIM, CA 92806
(714) 634-5067
TRASH: WASTE MANAGEMENT SERVICE/INTAKE
11800 GOLDRING ROAD
ARCADIA, CA 91006
(626) 256-6554
CABLE: SPECTRUM/CHARTER
4781 IRWINDALE AVENUE
IRWINDALE, CA 91706
(626) 430-3522
Attachment No. 4
Attachment No. 4
Architectural Plans
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Attachment No. 2
Attachment No. 5
PC Resolution No. 2191 and Planning
Commission Staff Report dated June 23,
2026 without attachments
STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
DATE: June 23, 2026
TO: Honorable Chairperson and Planning Commission
FROM: Lisa L. Flores, Development Services Director
By: Edwin Arreola, Senior Planner
SUBJECT: RESOLUTION NO. 2191 – A RECOMMENDATION THAT THE CITY COUNCIL
APPROVE THE NORTH VILLAGE MIXED-USE PROJECT WITH A DENSITY BONUS,
CONSISTING OF 130 RESIDENTIAL CONDOMINIUM UNITS, INCLUDING 20 LOW
INCOME AFFORDABLE UNITS AND GROUND FLOOR COMMERCIALAT 225 N.
2ND AVENUE
CEQA: Statutorily Exempt
Recommendation: Adopt
SUMMARY
The Applicant, Daniel Wu of Giantech Construction, Inc., on behalf of the property owner,
Warm Space Real Estate LLC, is requesting approval of Architectural Design Review No. ADR
25-11 with a Density Bonus and Tentative Tract Map No. TTM 25-07 (84740) for a new mixed-
use development at 225 N. 2nd Avenue (“Project”). The proposed Project, known as North
Village, proposes to consolidate two existing parcels into a single 1.2 acre lot and subdivide
the airspace for residential condominium purposes for a new six-story, mixed-use
development with 130 residential condominium units, including 20 deed-restricted
affordable units at the low-income level and 3,932 square feet of ground level commercial
space. The Project is entitled to a 35% density bonus and waivers against development
standards that would physically preclude construction of the Project at the permitted
density. The Applicant is therefore is seeking a height waiver for a proposed building height
of 69’-0”, exceeding the maximum permitted height limit of 60’-0”.
The proposed development and subdivision are consistent with the City’s General Plan,
Development Code, Subdivision Map Act, and the California Density Bonus Law. It is
recommended that the Planning Commission adopt Resolution No. 2191 recommending
that the City Council find the Project Statutorily Exempt pursuant to Assembly Bill (AB) 130,
and approve the Project, subject to the conditions listed in the staff report – refer to
Attachment No. 1.
Resolution No. 2191 – North Village
June 23, 2026
Page 2 of 24
BACKGROUND
The Project site is located on the southwest corner of N. 2nd Avenue and E. Saint Joseph Street
over two existing lots which comprise 225 N. 2nd Avenue (APNs: 5773-007-033 and -034).
Together, the site has a total area of approximately 52,270 square feet (1.2 acres), prior to a
sidewalk dedication, and is zoned Downtown Mixed-Use (DMU) with a General Plan Land Use
Designation of Downtown Mixed-Use. Surrounding land uses consist of sites zoned
Commercial Manufacturing (C-M) with a Downtown Mixed Use Overlay to the north which
include commercial businesses and a Southern California Edison substation, Open Space –
Outdoor Recreation (OS-OR) to the east which consists of a City of Arcadia water facility, and
DMU immediately to the south and west which consist of offices and commercial businesses.
The Project site currently contains of one large industrial office building – refer to Figure 1
below and Attachment No. 2 for an aerial photo with zoning Information and photos of the
subject property and vicinity. The only current tenant is Mt. Lowe Brewing Company which
has operated in a 2,303 square foot unit since 2016. The remainder of the building is vacant
but was most recently used for a variety of office and warehousing uses.
Figure 1 – Aerial of the Subject Site
Prior to formally submitting applications for the Project, the Applicant went through several
rounds of preliminary review to obtain feedback from the City on various conceptual
proposals. Through that process, Planning Services provided comments and
Resolution No. 2191 – North Village
June 23, 2026
Page 3 of 24
recommendations regarding the Project's design. At that time, the proposal did not include
affordable housing units and would have been subject to discretionary design review.
Although the submitted Project is not subject to discretionary design review, the final design
incorporates many of the recommendations provided by Planning Services during the
preliminary review process.
The current building was constructed in 1981 and is not over 50 years of age. Therefore, the
building’s demolition is not subject to a Certificate of Demolition, and no historic assessment
of the property was required.
PROPOSAL
The Applicant is proposing to combine the two existing lots into one lot through the Tentative
Tract Map process to develop a six-story, mixed-use development consisting of 130
residential units, including 20 deed-restricted affordable units at the low-income level, and
3,932 square feet of commercial space. Due to affordable units, the Project qualifies for a
Density Bonus under State Density Bonus Law. Furthermore, by providing 20% of the base
density as affordable units, the Project is also complying with the City’s Inclusionary Housing
Ordinance which requires a minimum 5% of for-sale units to be provided at the moderate-
income level or lower.
The Project is a Contemporary architectural style building with textured stucco and faux-
wood panels on the building facades, sandstone wall panel cladding on the podium, and the
extensive use of glazing throughout. The building design is well articulated vertically and
horizontally, includes a significant step back above the podium level at the ground floor, and
steps back the upper floors to reduce the vertical massing of the building. Although the
design is not subject to discretionary review, the Project is nevertheless consistent with the
City’s Commercial and Mixed-Use Design Guidelines.
The ground floor commercial space will consist of three separate units. Two units will front
E. Saint Joseph Street and consist of 1,347 square feet and 851 square feet. The third unit
will be 1,734 square feet and front N. 2nd Avenue. The commercial units will remain under
the same ownership.
The Project offers a mix of for-sale housing options intended to serve a variety of household
types. Levels 2 through 6 will contain 130 residential units, including:
• Six (6) studio units ranging from 441 to 471 square feet;
• 17 one-bedroom units ranging from 763 and 893 square feet;
• 63 two-bedroom units ranging from 966 and 1,363 square feet; and
• 44 three-bedroom units ranging from 1,239 to 1,591 square feet.
Resolution No. 2191 – North Village
June 23, 2026
Page 4 of 24
The second level of the Project will consist of residential units, a coworking office space, a
club lounge, and a 11,541 square feet common open space deck overlooking the street
corner. Refer to Attachment No. 4 for the Architectural Plans and Figure 2 for a rendering of
the Project.
Figure 2 – Rendering of the North Village Project
Access to the residential parking will be provided from E. Saint Joseph Street through a gated
driveway. Commercial parking as well as secondary access to the residential parking garage,
will be provided from a driveway off the alley located south of the Project site. The residential
portion of the parking garage will be internally gated to separate it from the commercial
parking area. Refer to Figure 3 for a site plan of the ground floor.
The Project will include 187 parking spaces for the residences and 16 parking spaces for the
commercial uses, including dedicated spaces for electrical vehicle (EV) charging and ADA
spaces at grade level or within the basement level.
Residential parking is provided pursuant to Density Bonus law, which requires a minimum
of one space per studio and one-bedroom unit, and 1.5 spaces for every two- and three-
bedroom unit, inclusive of guest parking. The Project will also provide 32 bicycle parking
spaces for residential uses and four bicycle parking spaces for commercial uses within the
ground-floor parking structure.
The proposed vehicular and bicycle parking supply complies with, or exceeds, the
requirements of the Development Code, as shown in Table 1 below.
Resolution No. 2191 – North Village
June 23, 2026
Page 5 of 24
Table 1 – Parking Requirements and Provision
Use Required Parking Number of
required spaces
Provided Parking
Studio and 1
Bedroom units
1 space per unit
23 23
Two- and three-
bedroom units
1.5 spaces per unit
161 164
(incl. 3 tandem)
Bicycle Parking
(residential)
0.2 spaces per unit
28 32
Commercial 1/200 square feet
25% reduction within ¼
mile of Arcadia Station
15 16
Bicycle Parking
(commercial)
Two 2-bicycle racks 4 4
.
Figure 3 – Site Plan of the Ground Floor
The Project also complies with the minimum open space requirement of 100 square feet per
dwelling unit in the DMU zone, as set forth in Section 9102.05.030(E) of the Development
Code. For 130 units, this equates to a minimum requirement of 13,000 square feet. The
Project proposes a total of 17,776 square feet of open space provided through a mix of
private open space balconies totaling 6,235 square feet, and an 11,541 square foot common
Resolution No. 2191 – North Village
June 23, 2026
Page 6 of 24
open space deck on the second floor – see Figure 4 for a floor plan of the second floor. Per
the requirements of AB 130, no private balconies have been included on the north and east
facades of the building as the property is within 500 feet the I-210 Freeway. The total
provided open space exceeds the minimum requirements by approximately 4,776 square
feet.
The common open space deck provides a range of amenities including seating areas, a dining
and entertaining area, landscaped gardens, and a fixed ping-pong table. In addition to
communal open space features, interior amenities for residents will be provided including a
club house, a coworking office space, and a gym.
Figure 4 – Second Floor Plan
With regard to setbacks, the DMU Zone permits a maximum front and side yard setback of
10'-0" and allows a 0'-0" rear yard setback. The Project complies with all applicable setback
requirements and, in certain locations, provides setbacks that exceed the minimum
standards, including a 10'-2" rear yard setback.
The Project proposes a building height of 69 feet, which exceeds the 60’-0” maximum
building height permitted in the DMU Zone. Pursuant to State Density Bonus Law, the
Applicant is seeking a waiver of the height limit to allow nine feet of building height
necessary to accommodate the Project's density bonus units. Aside from the requested
height waiver, the Project complies with all applicable development standards. Refer to
Figure 5, below, for an aerial rendering of the Project.
Resolution No. 2191 – North Village
June 23, 2026
Page 7 of 24
Figure 5 – Aerial Rendering of the Project
The Tentative Tract Map will subdivide the Project’s airspace to create individual
condominium units, allowing for the sale of each residential unit. The ground-floor
commercial space will remain under a single ownership. The Tentative Tract Map also
includes a two-foot right-of-way dedication along N. 2nd Avenue for sidewalk purposes and
a corner cut-off at the northeast corner of the site to accommodate an ADA-compliant curb
ramp. Refer to Attachment No. 3 for the Tentative Tract Map.
ANALYSIS
Pursuant to the Development Code, residential and mixed-use projects that provide at least
20% affordable housing units for lower-income households are not subject to discretionary
design review. The Project meets this requirement by providing 20 low-income affordable
units. As a result, the Project's design is not subject to discretionary review, and the review
of the Project is limited to the Density Bonus, and Tentative Tract Map components of the
Project.
The Project, including the Tentative Tract Map, has been reviewed by the City’s Public Works
Services Department and Engineering Division, and applicable affected agencies and it was
determined the site can be adequately serviced by all necessary infrastructure and services.
Resolution No. 2191 – North Village
June 23, 2026
Page 8 of 24
Density Bonus
The Project site is located within the Downtown Mixed-Use (DMU) Zone, which permits
mixed-use development at a residential density of up to 80 dwellings/acre. At approximately
1.20 acres in size, the Project site has a maximum base density of 96 units. Under State
Density Bonus Law, the base density is calculated using the gross site area prior to any land
dedication; therefore, the required sidewalk dedication, which will result in a lot size of
approximately 1.19 acres, does not reduce the Project's maximum allowable base density.
The Project includes 20 deed-restricted affordable units at the low-income level,
representing 20.8 percent of the maximum base density. Pursuant to California Government
Code Section 65915 (State Density Bonus Law) the provision of low-income affordable units
at this level qualifies the Project for a 35 percent density bonus. Accordingly, the Project
permits a density bonus of 32 units, resulting in a maximum allowable density of 130
residential units.
Pursuant to State Density Bonus Law, the Project is entitled to up to two (2) concessions or
incentives and any waivers necessary to accommodate the density bonus units and resulting
density. The Applicant is not requesting any concessions or incentives. However, the
Applicant is requesting a waiver of the DMU Zone's 60-foot maximum building height to allow
a building height of 69 feet. The requested waiver is necessary to accommodate the Project's
density bonus units, as strict application of the height limit would physically preclude
development of the Project at the density otherwise permitted under State Density Bonus
Law.
The requested waiver would allow the Project to meet the maximum density of 9 units, plus
the 35% density bonus permitted under State Density Bonus Law, for a total of 130
residential units. Pursuant to California Government Code Section 65915, the City is required
to grant the requested waiver unless it makes written findings, supported by substantial
evidence, that the waiver would result in a specific adverse impact on public health or safety.
No such adverse impacts have been identified.
The affordable units will be distributed throughout the Project site and will be comparable
to the market-rate units in terms of size, bedroom counts, and exterior design. As the Project
consists of for-sale condominium units, the low-income units will be subject to a minimum
affordability restriction period of 45 years, consistent with State law and City requirements.
FINDINGS
Sections 9103.15.040 and 9105.03.060(A)(1) of the Development Code require that for a
Density Bonus and Tentative Tract Map to be granted, it must be found that all of the
following prerequisite findings can be satisfied:
Resolution No. 2191 – North Village
June 23, 2026
Page 9 of 24
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
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 Downtown Mixed-Use Land Use designation and the Downtown
Mixed-Use (DMU) Zone, which supports higher-density residential and mixed-use
development in the City’s core. The proposed Tentative Tract 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 proposed Project.
The Project layout has been designed to align with surrounding development patterns
and to integrate with existing street, utility, and storm drainage infrastructure. Existing
roadways and utilities are capable of adequately serving the proposed density and use
types. All required improvements will be constructed in accordance with City standards.
The Map would not adversely affect the comprehensive General Plan and is consistent
with the following General Plan goals and policies:
Land Use and Community Design Element
• Policy LU-1.1: Promote new infill and redevelopment projects that are consistent with
the City’s land use and compatible with surrounding existing uses.
• Policy H-2.3: Encourage compatible residential development in areas on underutilized
land.
• Policy H-4.4: Support infill development at appropriate locations in the City.
2. The site is physically suitable for the type and proposed density of
development.
Facts to Support This Finding: The 1.2 acre site is physically suitable to accommodate
the proposed 130 residential unit mixed-use development, including 20 low-income
units, at a density of 80 units per acre with the 35% density bonus. This exceeds the base
DMU density of 80 units per acre but is permitted under State Density Bonus Law, which
allows increased density and related concessions or waivers when affordable housing is
Resolution No. 2191 – North Village
June 23, 2026
Page 10 of 24
provided. The site is generally level, has no physical constraints, and is served by existing
infrastructure, making it physically suitable for the proposed use and density. The Project
complies with all other applicable zoning requirements including but not limited to
parking, setbacks, 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 for consolidation of two legal
lots into a single parcel and the subdivision of the airspace of an infill site within an
urbanized area and does not serve as a habitat for endangered or rare species. The
Project site is currently developed and located within the City's Downtown core, which is
fully built out with existing infrastructure, paved streets, and surrounding urban uses.
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 includes a Tentative Tract Map to consolidate
two legal lots into a single parcel and subdivide the airspace of the proposed mixed-use
development. Construction of the Project will comply fully with all the applicable Building,
Fire, and Safety Codes, as well as other relevant regulations. The City’s existing
infrastructure, including roads, water, sewer, and emergency services, is sufficient to
support the new development. Furthermore, the Project has been designed and
conditioned to meet all public health and safety standards, and it is not expected to
create any significant health or safety concerns for the community.
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.
Resolution No. 2191 – North Village
June 23, 2026
Page 11 of 24
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
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.
Facts to Support This Finding: The subdivision design, including lot layout, access, and
dedications, complies with applicable provisions of the Arcadia Development Code,
including the Downtown Mixed Use (DMU) zone standards and Subdivision Division. The
Project will also adhere to the requirements and conditions set forth by all relevant public
agencies, including the City’s Engineering Division, Public Works Services Department,
and City’s Fire Department. Therefore, this finding can be made.
Density Bonus
1. The project will be consistent with the General Plan, except as provided by the
Density Bonus Section of the Development Code with regard to maximum
density, density bonuses, and other incentives and concessions.
Facts to Support This Finding: The Project is consistent with the Downtown Mixed-Use
General Plan land use designation, which supports higher-density residential and mixed-
use development in the City’s core. The Project proposes to provide 20.8% of the units at
the low-income level, qualifying the Project for a Density Bonus of 35% and a request for
a waiver of the height limitation that would otherwise limit the Project’s feasibility.
Therefore, the Project will be consistent with the General Plan.
2. The approved number of dwellings can be accommodated by existing and
planned infrastructure capacities.
Facts to Support This Finding: The Project has been reviewed by the Public Works
Services Department and Engineering Division. Both determined that the City’s existing
infrastructure, including sewer, water, and public roadways, will adequately serve the
Project.
Resolution No. 2191 – North Village
June 23, 2026
Page 12 of 24
3. Adequate evidence exists to indicate that the project will provide affordable
housing in a manner consistent with the purpose and intent of this Section.
Facts to Support This Finding: The Applicant has indicated that 20 of the 130 residential
units (20.8% of the base density) within the Project will be restricted to low income
residents, meeting the threshold established by Density Bonus law which requires that
at least 10% of the units be restricted to low income residents. Accordingly, the Project
meets this requirement. A condition of approval requires the preparation, submittal, and
recordation of an Affordable Housing Agreement prior to issuance of a Certificate of
Occupancy.
4. In the event that the City does not grant at least one financial concession or
incentive as defined in Government Code Section 65915 in addition to the
density bonus, that additional concessions or incentives are not necessary to
ensure affordable housing costs as defined in Health and Safety Code Section
50052.5, or for rents for the targeted units to be set as specified in Government
Code Section 65915(c).
Facts to Support This Finding: The Project does not include the use of any concessions
or incentives. However, the Project includes a waiver of the maximum height
requirement in the DMU Zone of 60’-0” and proposes a maximum height of 69’-0”
pursuant to State Density Bonus Law. The requested waiver would allow the Project to
develop the maximum 130 units permitted under the Density Bonus granted to the
Project and is necessary to avoid physically precluding construction of the Project as
proposed. The request has been reviewed for its potential health and safety impact on
persons or property, on or within the vicinity of the Project and it was determined that
the request does not present a substantial health and safety impact. Therefore, the
requested waiver can be granted.
5. There are sufficient provisions to guarantee that the units will remain
affordable for the required time period.
Facts to Support This Finding: The affordable housing units for low-income families will
be secured through a recorded Affordable Housing Covenant Agreement, which will run
with the land and be enforceable by the City. The agreement will specify the number of
units, household income restrictions, method of calculation for sale and resale prices,
and a minimum affordability term of 45 years, consistent with State Density Bonus law.
The covenant will ensure ongoing compliance with all applicable State and local
requirements and will be executed prior to issuance of a Certificate of Occupancy.
Therefore, there are sufficient provisions to guarantee that the units will remain
affordable for the required time period.
Resolution No. 2191 – North Village
June 23, 2026
Page 13 of 24
ENVIRONMENTAL IMPACT
Effective July 1, 2025, Assembly Bill (AB) 130 established a new statutory exemption from
CEQA for qualifying infill housing and mixed-use residential developments. Unlike
categorical exemptions, statutory exemptions are absolute and not subject to exceptions for
unusual circumstances.
To qualify for the AB 130 exemption, a Project must meet all of the following requirements:
• Be a housing development (including mixed-use projects with at least two-thirds of
the floor area dedicated to residential uses);
• Be located on a site of no more than 20 acres within an incorporated city or urbanized
area;
• Be situated on a previously developed site or one surrounded by urban uses;
• Be consistent with applicable zoning and general plan standards; and
• Not located on environmentally sensitive lands or involve the demolition of an historic
structure.
The Project satisfies all these criteria. The 1.2 acre site is located within the City of Arcadia, is
currently developed with an existing commercial building and surface parking and is entirely
surrounded by urban land uses. The Project is a mixed-use residential development with
over two-thirds of the total floor area dedicated to residential use. It is consistent with the
applicable zoning and General Plan land use designation and does not involve the demolition
of any historic resources or encroach on environmentally sensitive lands.
Accordingly, the Project is statutorily exempt from CEQA under AB 130, and no further
environmental review is required for purposes of Planning Commission consideration.
Pursuant to AB 130 and Public Resources Code Section 21080.3.1, the City provided notice
to California Native American tribes requesting consultation under AB 52. One tribe
requested consultation, and the City completed the required process. Input received during
consultation has been incorporated into the Project’s conditions of approval.
Under AB 130, the Project is subject to a 60-day processing shot clock from the date it was
deemed completed on May 12, 2026. However, because the Project requires public hearings
before both the Planning Commission and City Council, the Applicant agreed to extend the
applicable timeline to allow sufficient time for the required public hearing process.
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 June 10, 2026. It was also
Resolution No. 2191 – North Village
June 23, 2026
Page 14 of 24
mailed to the property owners located within 300 feet of the subject property. As of June 19,
2026, no comments were received.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2191 recommending
City Council approval of Architectural Design Review No. ADR 25-11 with a Density Bonus
and Tentative Tract Map No. TTM 25-07 (84740) for a new mixed-use development at 225 N.
2nd Avenue and find that the Project is Statutorily 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 Applicant/Property Owner in a
manner that is consistent with the plans submitted and conditionally approved for
Architectural Design Review No. ADR 25-11 with a Density Bonus and Tentative Tract
Map No. TTM 25-07 (84740), subject to the satisfaction of the Development Services
Director or designee.
2. The final landscape and irrigation plan shall be prepared by a licensed landscape
architect and submitted to Building Services for plan check. The plan must comply with
Water Efficiency Landscape Ordinance and receive approval from the Planning Division
prior to the issuance of any building permits.
3. All proposed mechanical equipment, including but not limited to roof-mounted
equipment, shall be fully screened from public view and not visible from the public
right-of-way in accordance with the requirements in the City’s Development Code.
Screening materials shall be architecturally integrated with the building design and will
be reviewed and approved during building plan check.
4. All exterior lighting shall be designed to prevent glare, light trespass, and spillover onto
adjacent properties in accordance with the requirements in the City’s Development
Code. Lighting fixtures shall be shielded and directed downward. Lighting plans
including a photometric analysis shall be subject to review and approval by the
Planning Division during building plan check.
5. All exterior signage shall comply with the City’s Development Code. A separate sign
permit shall be required for any proposed signage.
6. All screen walls, fences, and gates shall be constructed in accordance with the approved
plans and shall comply with the maximum height and design standards of the Arcadia
Development Code. Any modification to materials, height, or location shall require
review and approval by the Planning Division.
Resolution No. 2191 – North Village
June 23, 2026
Page 15 of 24
7. The Applicant/Property Owner shall comply with all applicable provisions of the State
Density Bonus Law (Government Code Section 65915). The Project shall include 20 for-
sale affordable units restricted to the low-income level. These units shall be dispersed
throughout the residential development and shall generally reflect the mix of unit sizes
and types provided within the Project. The location of the affordable units shall be
reviewed and approved by Development Services Director or designee prior to
submittal of plans to Building Services plan check.
8. The Applicant/Property Owner shall submit an application and the applicable fee for a
Density Bonus and/or Affordable Housing Agreement to the City prior to submitting
plans for Building Services plan check, together with a $7,000 deposit for final review
and approval by the City Attorney. Following approval by the City Attorney, the
Agreement shall be recorded with the Los Angeles County Recorder's Office after
recordation of the final map and prior to issuance of a Certificate of Occupancy.
9. Ongoing maintenance of all buildings, landscaping, open spaces, fences, walls, and on-
site amenities shall be the responsibility of property management in accordance with
the recorded Covenants, Conditions & Restrictions (CC&Rs). The CC&Rs shall include
provisions requiring regular maintenance consistent with the approved plans and City
standards. Failure to maintain the property as required may result in enforcement
action by the City.
10. The Applicant/Property Owner shall install and maintain wayfinding and directional
signage within the site for vehicles and pedestrians, including clear markings for visitor
parking, loading zones, and EV charging spaces, subject to review during building plan
check by the Development Services Department.
11. The Applicant/Property Owner shall submit a haul route map and staging plan to
Planning Services for review and approval prior to issuance of a grading permit.
12. At the time of plan submittal to Building Services for plan check, the final site plan shall
show the location of the backflow prevention device and any transformer. Appropriate
screening may be required, depending on the location of these utilities to the
satisfaction of the Development Services Director or designee.
13. In compliance with the requirements of Assembly Bill 130 and Public Resources Code
Section 21080.66(c)(2), since the Project site is located within 500 feet of a freeway, the
plans submitted for plan check shall clearly indicate and identify the following items:
a. The building shall have a centralized heating, ventilation, and air-conditioning
system.
b. The outdoor air intakes for the heating, ventilation, and air-conditioning
system shall face away from the freeway.
c. The building shall provide air filtration media for outside and return air that
provides a minimum efficiency reporting value of 16.
Resolution No. 2191 – North Village
June 23, 2026
Page 16 of 24
d. The air filtration media shall be replaced at the manufacturer’s designated
interval.
The required items shall be subject to review and approval by the Development
Services Director or designee.
Building
14. 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
15. Grading plans shall be submitted with the building plan-check submittal, and are to be
approved by Engineering, Planning Services, 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.
16. A demolition permit shall be obtained from Building Services prior to the removal
and/or demolition of the structures on site.
Engineering
17. A two-foot dedication is required to create a 10-foot parkway along N. 2nd Avenue and
a corner cut off dedication is required to provide enough space for an ADA ramp per
Caltrans Standard A88A.
18. The Final Tract Map must be recorded prior to the issuance of any building or
foundation permits for the mixed-use development. The map shall include all required
dedications and easements along N. 2nd Avenue and Saint Joseph Street to the
satisfaction of the City Engineer.
19. All above ground utilities serving the site shall be removed, including all utility poles
along property boundaries, and all new utility services shall be placed underground.
20. The Applicant/Property Owner 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,
Resolution No. 2191 – North Village
June 23, 2026
Page 17 of 24
City Engineer, or designees, during construction and up until issuance of a Certificate
of Occupancy.
21. 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.
22. A hydrology report and a soils/geotechnical report shall be submitted with the plan
check submittal to Building Services.
23. Prior to recordation of the final tract map, the Applicant/Property Owner 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.
24. Prior to issuance of a Certificate of Occupancy, the Applicant/Property Owner shall
repair any damages caused by the development to the asphalt street frontages from
property line to property line including but not limited to trench cuts and construction
traffic, per the direction of the City Engineer.
Fire Department
25. The building shall be provided with an automatic fire sprinkler system per the City of
Arcadia Fire Department’s Commercial Sprinkler Standard. The fire sprinkler system
shall be monitored by a UL listed central station. Notification appliances shall be
provided in all common areas and adjacent to sleeping areas in residential units. Visual
appliances shall be provided in any units classified as being accessible.
26. Knox boxes shall be provided at the lobby entrance and at doors leading to stairwells.
Knox switches shall be provided for any automatic vehicular gates.
27. Minimum 2A:10BC fire extinguishers shall be provided in all common areas. A
maximum travel distance of no more than 75 feet shall be provided between fire
extinguishers.
28. At least one elevator shall be EMS capable and at least one elevator shall be accessible
and shall be provided with standby power. An Emergency Responder Radio Coverage
Resolution No. 2191 – North Village
June 23, 2026
Page 18 of 24
System is required and a two-way communication system shall be provided at all
elevator lobbies.
29. A new public fire hydrant shall be provided on Saint Joseph Street frontage at an
approved location determined by the Fire Department.
Public Works
30. The Applicant/Property Owner shall file a Notice of Intent (NOI) with the State Water
Resources Control Board for a General Construction NPDES Permit, due to the
proposed project exceeding one acre of disturbed land. The NOI must include items
such as the preparation of a Stormwater Pollution Prevention Plan, applicable fees, and
other required documentation. The City will not approve any grading plans until a
Waste Discharger Identification number has been issued by the State.
31. The Applicant/Property Owner 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.
32. In order to verify the required water service size for the Project, the Applicant/Property
Owner 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.
33. Prior to the issuance of a building permit, the Applicant/Property Owner shall submit a
Water Meter Permit Application to the Public Works Services Department.
34. The Applicant/Property Owner 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 Applicant/Property Owner, according to Public
Works Services Department, Engineering Section specifications.
35. 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).
Cultural Resources
36. The Applicant/Property Owner shall retain a Native American Monitor from or
approved by the Gabrieleño Band of Mission Indians – Kizh Nation, prior to
commencement of any ground-disturbing activities (i.e., both on-site and any off-site
locations that are included in the Project description/definition and/or required in
connection with the Project, such as public improvement work). “Ground-disturbing
activity” shall include, but is not limited to, demolition, pavement removal, potholing,
auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.
Resolution No. 2191 – North Village
June 23, 2026
Page 19 of 24
A copy of the monitoring agreement executed with Gabrieleño Band of Mission Indians
– Kizh Nation shall be submitted to the City’s Planning Division prior to commencement
of any ground-disturbing activity, or the issuance of any permit necessary to commence
a ground-disturbing activity.
37. The Gabrieleño Band of Mission Indians – Kizh Nation shall conduct monitoring during
ground-disturbing activities and complete daily monitoring logs. These logs will
document relevant construction activities, locations of disturbance, soil types, cultural
materials, and any other information of significance to the Tribe. The logs will
specifically identify and describe any discovered Tribal Cultural Resources (TCRs),
including Native American cultural and historical artifacts, remains, places of
significance, as well as any ancestral human remains and associated burial goods.
Copies of the monitoring logs will be made available to the Applicant/Property Owner
or the City upon written request to the Tribe.
38. On-site tribal monitoring shall conclude upon the later of the following: (1) written
confirmation from the Applicant/Property Owner or the City to the Kizh Nation that all
ground-disturbing activities and related phases at the Project site are complete; or (2)
written notification from the Gabrieleño Band of Mission Indians - Kizh Nation to the
Applicant/Property Owner or the City confirming that no future planned construction
activities or development phases at the Project site have the potential to impact Kizh
Tribal Cultural Resources (TCRs).
39. Upon discovery of any Tribal Cultural Resources (TCRs), all construction activities within
at least a 50-foot radius of the find shall cease immediately and shall not resume until
the Gabrieleño Band of Mission Indians – Kizh Nation monitor and/or Kizh’s
archaeologist has fully assessed the resource. The Tribe shall recover and retain all
discovered TCRs in the manner and for the purposes it deems appropriate, including
educational, cultural, and historic uses, at its sole discretion.
40. In the event human remains or associated funerary objects are encountered during any
ground-disturbing activities:
a. Native American human remains are defined in PRC 5097.98 (d)(1) as an
inhumation or cremation, and in any state of decomposition or skeletal
completeness. Funerary objects, also referred to as grave goods under Public
Resources Code Section 5097.98, shall be treated according to the same statute.
b. If Native American human remains and/or grave goods are discovered or
recognized on the Project site, then all ground-disturbing in the vicinity of the
discovery shall cease immediately. Pursuant to Health and Safety Code Section
7050.5, the discovery shall be reported to the Los Angeles County Coroner. No
further work shall occur in that area until the Coroner has made a determination
regarding the nature of the remains. If the Coroner determines or has reason to
believe the remains are those of a Native American, the Coroner shall contact the
Resolution No. 2191 – North Village
June 23, 2026
Page 20 of 24
Native American Heritage Commission (NAHC) within 24 hours, and the
procedures outlined in PRC § 5097.98 shall be followed.
c. All human remains and grave or burial goods shall be treated alike in accordance
with California Public Resources Code section 5097.98(d)(1) and (2).
d. Construction activities may resume in other areas of the Project site at a minimum
of 200 feet away from the discovery if, in the sole discretion of the Gabrieleño
Band of Mission Indians – Kizh Nation, it is determined that resuming such
activities at that distance is appropriate. The Kizh Nation shall provide any
measures it deems necessary to the Applicant/Property Owner and the City prior
to resumption of work.
e. Preservation in place (i.e., avoidance) is the preferred method of treatment for
discovered human remains and/or burial goods. Any historic archaeological
material that is not Native American in origin (non-TCR) shall be curated at a
public, non-profit institution with a research interest in the materials (e.g. Natural
History Museum of Los Angeles County or the Fowler Museum) provided such an
institution agrees to accept the material. If no institution accepts the
archaeological material, it shall be offered to a local school or historical society in
the area for educational purposes.
f. Any discovery of human remains/burial goods shall be kept confidential to
prevent further disturbance.
41. If, in accordance with Public Resources Code § 5097.98 and all applicable regulatory
procedures, the Gabrieleño Band of Mission Indians – Kizh Nation is identified by the
Native American Heritage Commission (NAHC) as the Most Likely Descendant (MLD) for
any discovered Native American human remains or associated funerary objects on the
Project site, the following requirements shall apply:
a. If the Gabrieleño Band of Mission Indians – Kizh Nation is identified as the Most
Likely Descendant (MLD), the Tribe’s Koo-nas-gna Burial Policy shall be
implemented. For the Tribe, the term "human remains" encompasses more than
skeletal material and includes associated cultural and ceremonial elements. Tribal
traditions may include, but are not limited to, preparation of the soil for burial, the
inclusion of funerary objects, and the ceremonial burning of remains. All treatment
of human remains and associated items shall be carried out in accordance with the
Tribe’s customs and practices, and in consultation with the MLD.
b. If the discovery of human remains includes four or more burials, the discovery
location shall be treated as a cemetery, and a separate treatment plan shall be
created.
c. The prepared soil and cremation soils are to be treated in the same manner as bone
fragments that remain intact. Associated funerary objects are objects that, as part
of the death rite or ceremony of a culture, are reasonably believed to have been
Resolution No. 2191 – North Village
June 23, 2026
Page 21 of 24
placed with individual human remains either at the time of death or later; other
items made exclusively for burial purposes or to contain human remains can also
be considered as associated funerary objects. Cremations will either be removed in
bulk or by means as necessary to ensure complete recovery of all sacred materials.
d. If discovered human remains cannot be fully documented and recovered on the
same day, the remains shall be respectfully covered with muslin cloth and protected
with a steel plate capable of being moved by heavy equipment, placed over the
excavation area. If a steel plate is not available, a 24-hour security guard shall be
posted to protect the site outside of working hours. The Gabrieleño Band of Mission
Indians – Kizh Nation, as the Most Likely Descendant (MLD), shall make every effort
to recommend Project design modifications to allow the remains to be preserved in
situ. If project diversion is not feasible, and upon consultation with the MLD,
removal of the remains may proceed in accordance with applicable laws and Tribal
protocols.
e. In the event preservation in place is not feasible despite good faith efforts by the
Applicant/Property Owner, no ground-disturbing activities shall resume until the
property owner, in consultation with the Most Likely Descendant (MLD), has
arranged for a designated reburial location within the Project site footprint. This
location shall be used for the respectful reinterment of any human remains and/or
ceremonial objects, consistent with the cultural protocols of the Gabrieleño Band of
Mission Indians – Kizh Nation.
f. If human remains or associated funerary objects are discovered, each occurrence
shall be respectfully stored in opaque cloth bags. All human remains, funerary
objects, sacred objects, and objects of cultural patrimony shall be relocated to a
secure on-site container, if feasible. These items shall be reburied within six (6)
months of recovery, at a location on the Project site mutually agreed upon by the
Tribe and the Applicant/Property Owner. The reburial site shall be protected in
perpetuity and not subject to future disturbance. No public disclosure or publicity
regarding the discovery or nature of these cultural materials shall occur.
g. In the event data recovery is necessary, the Gabrieleño Band of Mission Indians –
Kizh Nation shall work in close coordination with a qualified archaeologist to ensure
all excavation activities are conducted carefully, ethically, and respectfully. If the
Tribe approves data recovery, all associated documentation, at a minimum
including detailed descriptive notes and sketches shall be reviewed and approved
in advance by the Tribe. Upon completion of any approved data recovery, a final
report shall be submitted to both the Tribe and the Native American Heritage
Commission (NAHC). The Tribe does not authorize any scientific study or the use of
invasive and/or destructive diagnostics on human remains under any
circumstances.
Resolution No. 2191 – North Village
June 23, 2026
Page 22 of 24
General
42. The Applicant/Property Owner shall comply with all City requirements regarding
building safety, fire prevention, detection, suppression, emergency access, public right-
of-way improvements, parking, water supply and water facilities, sewer facilities, trash
reduction and recycling requirements, and National Pollutant Discharge Elimination
System (NPDES) measures, 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.
43. 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 ADR 25-11 and TTM 25-07 (“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
Resolution No. 2191 – North Village
June 23, 2026
Page 23 of 24
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.
44. Approval of ADR 25-11 with a Density Bonus and Tentative Tract Map No. TTM 25-07
(84740) 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
If the Planning Commission intends to recommend the City Council approve this Project, the
Commission should move to adopt Resolution No. 2191 recommending that the City Council
approve Architectural Design Review No. ADR 25-11 with a Density Bonus and Tentative Tract
Map No. TTM 25-07 (84740) 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 recommend the City Council deny this Project, the
Commission should state the specific findings that the Project does not satisfy based on the
evidence presented with specific reasons for denial and move to 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 June 23, 2026, Planning Commission Meeting, please
contact Senior Planner, Edwin Arreola, at (626) 821-4334 or by email at
earreola@ArcadiaCA.com.
Resolution No. 2191 – North Village
June 23, 2026
Page 24 of 24
Approved:
Fiona Graham
Planning Services Manager for
Lisa L. Flores
Development Services Director
Attachment No. 1: Resolution No. 2191
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Tentative Tract Map No. 84740
Attachment No. 4: Architectural Plans