HomeMy WebLinkAbout10-27-26 Agenda PacketARCADIA PLANNING COMMISSION
REGULAR MEETING AGENDA
Tuesday, October 27, 2026, 6:30 PM
Location: City Council Chambers, 240 W. Huntington Drive
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accommodation in order to participate in a meeting, including auxiliary aids or services, may request such modification or
accommodation from the City Clerk at (626) 574-5455. Notification 48 hours prior to the meeting will enable the City to make
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根据《美国残障人法案》，需要调整或提供便利设施才能参加会议的残障人士（包括辅助器材或服务）可与市书记官办公室联系（电
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Pursuant to the City of Arcadia’s Language Access Services Policy, limited-English proficient speakers who require translation
services in order to participate in a meeting may request the use of a volunteer or professional translator by contacting the City
Clerk’s Office at (626) 574-5455 at least 72 hours prior to the meeting.
根据阿凯迪亚市的语言便利服务政策，英语能力有限并需要翻译服务才能参加会议的人可与市书记官办公室联系（电话：(626) 574-
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CALL TO ORDER
ROLL CALL:
Vincent Tsoi, Chair
Angela Hui, Vice Chair
David Arvizu, Commissioner
Ricky Lau, Commissioner
Chang Lee, Commissioner
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
PUBLIC COMMENTS (5 minute time limit per person)
Each speaker is limited to five (5) minutes per person, unless waived by the Planning
Commission. Under the Brown Act, the Commission or Board Members are prohibited from
discussing or taking action on any item not listed on the posted agenda.
PUBLIC HEARING
All interested persons are invited to appear at a public hearing and to provide evidence or
testimony concerning any of the proposed items set forth below for consideration. Separate
and apart from the applicant (who may speak longer at the discretion of the Commission)
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speakers shall be limited to five (5) minutes per person. The applicant may additionally
submit rebuttal comments, at the discretion of the Commission.
You are hereby advised that should you desire to legally challenge in court or in an
administrative proceeding any action taken by the City Council regarding any public hearing
item, you may be limited to raising only those issues and objections you or someone else
raised at the public hearing or in written correspondence delivered to the City Council at, or
prior to, the public hearing.
1. Resolution No. 2201– Approving Conditional Use Permit No. CUP 26-07 to allow for
the off-site sale of beer and wine within a grocery store (DBA: Sprouts Farmers
Market) located at 610 Las Tunas Drive
CEQA: Exempt
Recommendation: Adopt
Applicant: Terri Dickerhoff on behalf of Sprouts Farmers Market
There is a ten day appeal period. Appeals are to be filed by 4:30 p.m. on Friday, November 6,
2026.
2. Resolution No. 2203 – Approving Multi-Family Architectural Design Review No.
MFADR 25-05, Planning Commission Administrative Modification No. PC AM 26-01 for
a street side setback reduction, and Tentative Parcel Map No. TPM 26-01 for a new
four unit, three story condominium development at 1046 Fairview Avenue
CEQA: Categorically Exempt
Recommendation: Adopt
Applicant: Eric Tsang on behalf of Meridian Consulting
There is a ten day appeal period. Appeals are to be filed by 4:30 p.m. on Friday, November 6,
2026.
3. Resolution No. 2202 – Approving Tentative Tract Map No. TTM 26-03 (Tentative Tract
Map No. 85200) and Multiple-Family Architectural Design Review No. MFADR 26-03
for the conversion of an existing seven unit townhome development to condominium
ownership at 772 W. Huntington Drive
CEQA: Categorically Exempt
Recommendation: Adopt
Applicant: Jimmy Shouyi Lee on behalf of JLDB Investment LLC
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There is a ten day appeal period. Appeals are to be filed by 4:30 p.m. on Friday, November 6,
2026.
CONSENT CALENDAR
All matters listed under the Consent Calendar are considered to be routine and can be acted
on by one roll call vote. There will be no separate discussion of these items unless members
of the Commission, staff, or the public request that specific items be removed from the
Consent Calendar for separate discussion and action.
4. Minutes of the October 13, 2026, Regular Meeting of the Planning Commission
Recommendation: Approve
MATTERS FROM CITY COUNCIL LIAISON
MATTERS FROM PLANNING COMMISSIONERS
MATTERS FROM ASSISTANT CITY ATTORNEY
MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS
ADJOURNMENT
The Planning Commission will adjourn this meeting to Tuesday, November 10, 2026, at 6:30
p.m.
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Welcome to the Arcadia Planning Commission Meeting!
The Planning Commission encourages public participation and invites you to share your
views on City business.
MEETINGS: Regular Meetings of the Planning Commission are held on the second and fourth
Tuesdays of each month at 7:00 p.m. in the City Council Chambers. A full Planning
Commission agenda packet with all backup information is available at City Hall, the Arcadia
Public Library, and on the City’s website at www.ArcadiaCA.gov. Copies of individual Agenda
Reports are available via email upon request (Planning@ArcadiaCA.gov). Documents
distributed to a majority of the Planning Commission after the posting of this agenda will be
Arcadia, California.
CITIZEN PARTICIPATION: Your participation is welcomed and invited at all Planning
Commission meetings. Time is reserved at each regular meeting for those in the audience
who wish to address the Planning Commission. The City requests that persons addressing
the Planning Commission refrain from making personal, slanderous, profane, or disruptive
remarks. When the Chair asks for those who wish to speak please come to the podium and
state your name and address for the record. Please provide a copy of any written materials
used in your address to the Planning Commission as well as a copy of any printed materials
you wish to be distributed to the Planning Commission.
MATTERS NOT ON THE AGENDA should be presented during the time designated as
“PUBLIC COMMENTS.” In general, each speaker will be given (5) minutes to address the
Planning Commission; however, the Chair, at his/her discretion, may shorten the speaking
time limit to allow all speakers time to address the Planning Commission. By State law, the
Planning Commission may not discuss or vote on items not on the agenda. The matter
will automatically will be
placed on the agenda of a future meeting.
PUBLIC HEARINGS AND APPEALS are items scheduled for which public input is either
required or desired. Separate and apart from an applicant or appellant (who may speak
longer at the discretion of the Planning Commission), speakers shall be limited to (5) minutes
per person. The Chair, at his/her discretion, may shorten the speaking time limit to allow all
speakers to address the Planning Commission. The applicant or appellant may also be
an additional opportunity for rebuttal comments.
AGENDA ITEMS: The Agenda contains the regular order of business of the Planning
Commission. Items on the Agenda have generally been reviewed and investigated by the City
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a matter before making its decision.
CONSENT CALENDAR: Items listed on the Consent Calendar are considered to be routine by
the Planning Commission and may be acted upon by one motion. There will be no separate
so requests. In this event, the item will be removed from the Consent Calendar and
considered and acted on separately.
DECORUM: While members of the public are free to level criticism of City policies and the
action(s) or proposed action(s) of the Planning Commission or its members, members of the
public may not engage in behavior that is disruptive to the orderly conduct of the
proceedings, including, but not limited to, conduct that prevents other members of the
audience from being heard when it is their opportunity to speak, or which prevents members
of the audience from hearing or seeing the proceedings. Members of the public may not
threaten any person with physical harm or act in a manner that may reasonably be
interpreted as an imminent threat of physical harm. All persons attending the meeting are
expected to adhere to the City’s policy barring harassment based upon a person’s race,
religious creed, color, national origin, ancestry, physical handicap, medical condition, marital
status, gender, sexual orientation, or age. The Chief of Police, or such member or members
of the Police Department, may serve as the Sergeant-at-Arms of the Planning Commission
meeting. The Sergeant-at-Arms shall carry out all orders and instructions given by the
the meeting. Any
person who violates the order and decorum of the meeting may be placed under arrest and
such person may be prosecuted under the provisions of Penal Code Section 403 or
applicable Arcadia Municipal Code section.
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(Arcadia Public Library) (www.ArcadiaCA.gov)
(Planning@ArcadiaCA.gov)
(City Hall, 240 W. Huntington Drive,
Arcadia, California)
“” (5)
(5)
“”
“”
403
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STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
DATE: October 27, 2026
TO:Honorable Chairperson and Planning Commission
FROM:Jared Rosengren, Deputy Development Services Director
By: Edwin Arreola, Senior Planner
SUBJECT:RESOLUTION NO. 2201 APPROVING CONDITIONAL USE PERMIT NO. CUP 26-
07 TO ALLOW FOR THE OFF-SITE SALE OF BEER AND WINE WITHIN A GROCERY
STORE (DBA: SPROUTS FARMERS MARKET) LOCATED AT 610 LAS TUNAS DRIVE
CEQA: Exempt
Recommendation: Adopt
SUMMARY
The Applicant, Terri Dickerhoff, on behalf of Sprouts Farmers Market, is requesting approval
of Conditional Use Permit No. CUP 26-07 to allow for the off-site sale of beer and wine within
a new grocery store (dba: Sprouts Farmers Market) located .
It is recommended that the Planning Commission adopt Resolution No. 2201, find the project
Categorically Exempt from the California Environmental Quality Act (CEQA), and approve
Conditional Use Permit No. CUP 26-07, subject to the conditions listed in this staff report
(Refer to Attachment No. 1).
BACKGROUND
The property is located on the southeast corner of Las Tunas Drive and South Baldwin
Avenue and has access to the site via driveways off both street frontages. The Project site is
zoned General Commercial (C-G) with a General Plan Land Use Designation of Commercial
and is surrounded by commercial uses to the north, east, and west and residential uses to
the south refer to Figure No. 1 and Attachment No. 2 for an Aerial Photo with Zoning
Information and Photos of the Subject Property.
Sprouts Farmers Market is a nationwide full-service grocery store chain that is currently in
plan-check with the Building Division for tenant improvements to the existing 24,804 square
foot building on a 71,861 square foot lot. The building was previously occupied by Big Lots
(formerly Pic Save), a discount retail store which closed in September 2024. .
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CUP 26-07
October 27, 2026
Page 2 of 8
Figure 1 Aerial of subject site
PROPOSAL
The Applicant is requesting approval of a Conditional Use Permit (CUP) to allow the off-site
sale of beer and wine at a grocery store with a Type 20 license from Alcoholic Beverage
Control (ABC). The proposed floor plan (refer to Attachment No. 3) shows the interior layout
of the store with the beer and wine section occupying 140 square feet on the east side of the
store. The beer and wine will be stocked on shelves and within refrigerated coolers and will
be sold during regular business hours, which is from 7:00 a.m. to 10:00 p.m, seven days a
week. Sprouts will offer wines from California, Australia, Chile, and Europe and a variety of
beer, including specialty beers from various countries.
ANALYSIS
LAS TUNAS DR.
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CUP 26-07
October 27, 2026
Page 3 of 8
The Development Code requires a CUP for the sale of alcohol for off-site consumption on
properties in the C-G Zone. The purpose of the CUP is to ensure that the proposed sale of
beer and wine is an appropriate use for the property and compatible with the surrounding
uses.
The sale of beer and wine for off-site consumption is a common use for grocery stores in
Arcadia and Sprouts stores elsewhere. The proposed use is not anticipated to adversely
affect neighboring businesses because alcoholic beverages will be sold for off-site
consumption only, sales will be limited to the permitted hours, and the area dedicated to
alcohol sales will be limited to 140 square feet, representing less than one percent of the
The Applicant will be required to comply with all applicable ABC regulations. In addition,
employees involved in alcohol sales will be required to complete the ABC-mandated training,
which includes recognizing signs of intoxication and verifying customer identification before
completing an alcohol sale. Additionally, Sprouts provides internal training to their
employees on the sale of alcohol as part of their new employee orientation. Regarding public
safety concerns, the Fire Department and Police Department reviewed the CUP application
and raised no concerns regarding the proposed sale of beer and wine. Furthermore, the
ancillary use of the sale of alcohol will not alter the .
FINDINGS
Conditional Use Permit
Section 9107.09.050(B) of the Development Code states that the Planning Commission may
approve a Conditional Use Permit if all of the required findings can be made.
1. The proposed use is consistent with the General Plan and any applicable specific
plan; and is allowed within the applicable zone, subject to the granting of a
Conditional Use Permit, and complies with all other applicable provisions of the
Development Code and the Municipal Code.
Facts to Support This Finding: The proposed sale of beer and wine for off-site
consumption (type 20 license) is consistent with the General Plan because it will be
incidental
offering within an established commercial area. The Commercial Land Use Designation
is intended to accommodate a wide range of commercial uses that serve the needs of
both the local neighborhood and the City as a whole. Therefore, the sale of off-site beer
and wine is consistent with the General Plan and the following policy:
Land Use and Community Design Element
9
CUP 26-07
October 27, 2026
Page 4 of 8
Policy LU-6.7: Encourage a balanced distribution of commercial development
throughout the City, ensuring that neighborhoods and districts have adequate access
to local-serving commercial uses.
2. The design, location, size, and operating characteristics of the proposed activity
will be compatible with the existing and future land uses in the vicinity.
Facts to Support This Finding: The proposed sale of beer and wine for off-site
consumption will take place within an existing commercial building and are limited to 140
square feet of the store. The sale of off-site beer and wine will not affect or change the
way the grocery store is operated and will not require modification of the site or building.
Additionally, the sale of off-site beer and wine is a compatible use within grocery stores.
Therefore, the proposal is compatible with the existing and future land uses in the
vicinity.
3. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the proposed
use in order to accommodate the use, site improvements, loading, and parking.
Facts to Support This Finding: The site is physically suitable to accommodate the
proposed use because the proposed sale of beer and wine for off-site consumption
will take place inside the existing commercial building as part of the grocery store.
There will be a designated area in the store where the beer and wine will be stocked.
Additionally, there will be no changes or impacts to parking as a result of the sale of
off-site beer and wine.
b. Streets and highways adequate to accommodate public and emergency vehicle
(e.g., fire and medical) access.
Facts to Support This Finding: The property is located on the southeast corner of
Las Tunas Drive and South Baldwin Avenue which are adequate in width and
pavement type to carry the traffic generated by the proposed use and emergency
vehicles. There is site access from both street frontages on to the corner property.
Therefore, the proposed use will provide adequate access to the public and
emergency vehicles.
c. Public protection services (e.g., fire protection, police protection, etc.).
Facts to Support This Finding: The grocery store is located within an existing
commercial building. Conditions of approval have been included to ensure the
addition of off-site beer and wine sales at the grocery store will not impact public
protection services. The request has been reviewed by the Fire Department and
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CUP 26-07
October 27, 2026
Page 5 of 8
Police Department and no concerns were raised. Therefore, no impacts on public
protection services are anticipated.
d. The provision of utilities (e.g., potable water, schools, solid waste collection and
disposal, storm drainage, wastewater collection, treatment, and disposal, etc.).
Facts to Support This Finding: The property is developed within an existing
commercial building. There are adequate utilities to service this site and business.
The sale of beer and wine for off-site consumption within the grocery store will not
impact the existing infrastructure servicing the site. Therefore, no impacts on the
provision of utilities are anticipated.
4. The measure of site suitability shall be required to ensure that the type, density,
and intensity of use being proposed will not adversely affect the public
convenience, health, interest, safety, or general welfare, constitute a nuisance, or
be materially injurious to the improvements, persons, property, or uses in the
vicinity and zone in which the property is located.
Facts to Support This Finding: The purpose of the C-G, General Commercial Zone, is to
provide a wide range of retail sales primarily oriented to provide for the general needs
of the City. The sale of off-site beer and wine at this location will not adversely affect the
public convenience, health, interest, safety, or general welfare since alcohol will only be
stocked in an area measuring 140 square feet within the grocery store (less than 1% of
the total store area) and will be an ancillary use to the main grocery retail business.
Conditions of approval in the Resolution which address safety and security will ensure
that the sale of off-site beer and wine will not be detrimental or injurious to the property,
or the public health and safety, and general welfare of the City.
ENVIRONMENTAL IMPACT
It has been determined that the project qualifies as a Class 1 Categorical Exemption per the
provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301(a)
of the CEQA Guidelines, as the proposed use will be located within an existing facility (refer
to Attachment No. 4).
PUBLIC COMMENTS/NOTICE
October 15, 2026. It was also
mailed to the property owners located within 300 feet of the subject property. As of October
23, 2026, no comments were received regarding this project.
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CUP 26-07
October 27, 2026
Page 6 of 8
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2201 approving
Conditional Use Permit No. CUP 26-07 to allow for the off-site sale of beer and wine, and find
that the project is Categorically Exempt under the California Environmental Quality Act
(CEQA), subject to the following conditions of approval:
1. The use approved by Conditional Use Permit No. CUP 26-07 is limited to the sale of off-
site beer and wine (Type 20 ABC License), within the grocery store, between the hours of
7:00 a.m. and 10:00 p.m., seven (7) days a week. Off-site beer and wine sales shall remain
incidental to the grocery store and are authorized only in conjunction with the grocery
store business approved under CUP 26-07. If the business ceases to operate as a grocery
store, the authorization for sale of off-site beer and wine under this Conditional Use
Permit shall terminate and shall not apply to any subsequent business or tenant, unless
the subsequent use is also a grocery store and the continued authorization is approved
by the City. A change in ownership or operator shall be subject to City review and
approval to the extent permitted by applicable law and the Development Code. The use
shall be operated and maintained in substantial conformance with the project
description and plans approved under CUP 26-07. Any proposed changes to the
operation of off-site beer and wine sales shall be subject to review and approval by the
Development Services Director, or designee. At their discretion, the Development
Services Director or designee may refer a requested change to the Planning Commission
for consideration.
2. Noncompliance with the plans, provisions and conditions of approval for CUP 26-07 shall
be grounds for immediate suspension or revocation of any approvals, which could result
in termination of the sale of beer and wine.
3. The Applicant shall take appropriate measures, as determined by the Arcadia Police
Department, to prevent excessive loitering in front of the business. Failure to comply with
this condition may result in additional corrective measures or enforcement action by the
City.
4. All City requirements regarding disabled access and facilities, occupancy limits, building
safety, health code compliance, emergency equipment, environmental regulation
compliance, and parking and site design shall be complied with by the property
owner/Applicant to the satisfaction of the Building Official, City Engineer, Deputy
Development Services Director, Fire Marshal, and Public Works Services Director, or their
respective designees. Any changes to the existing facility may be subject to having fully
detailed plans submitted for plan check review and approval by the aforementioned City
officials and employees, and may be subject to building permits.
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CUP 26-07
October 27, 2026
Page 7 of 8
5. To the maximum extent permitted by law, the Applicant must defend, indemnify, and
hold the City, any departments, agencies, divisions, boards, and/or commissions of the
City, and its elected officials, officers, contractors serving as City officials, agents,
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
connection with CUP 26-
direct or indirect operations of the Applicant or those of the
relate to the operation 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.
City a cash deposit to cover legal fees, costs, and expenses incurred by City in connection
with defense of any legal action in an initial amount to be reasonably determined by the
City Attorney. The City may draw funds from the deposit for such fees, costs, and
expenses. Within 5 business days of each and every notice from City that the deposit has
fallen below the initial amount, Applicant shall replenish the deposit each and every time
to the Applicant any unexpended funds from the deposit within 30 days of: (i) a final, non-
appealable decision by a court of competent jurisdiction resolving the legal action; or (ii)
full and complete settlement of legal action. The City shall have the right to select legal
counsel of its choice. The parties hereby agree to cooperate in defending such action.
The City will not voluntarily assist in any such third-party challenge(s). In consideration
for approval of the Project, this condition shall remain in effect if the entitlement(s)
related to this Project is rescinded or revoked, at the request of the Applicant or not.
6. Approval of CUP 26-07 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.
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CUP 26-07
October 27, 2026
Page 8 of 8
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this proposal, the Commission should pass
a motion to approve Conditional Use Permit No. CUP 26-07, stating that the proposal
satisfies the requisite findings, and adopt the attached Resolution No. 2201 that incorporates
the requisite environmental and Conditional Use Permit findings and the conditions of
approval as presented in this staff report, or as modified by the Commission.
Denial
If the Planning Commission intends to deny this proposal, the Commission should pass a
motion to deny Conditional Use Permit No. CUP 26-07, stating the finding(s) that the proposal
does not satisfy with reasons based on the record, and direct staff to prepare a resolution
findings.
If any Planning Commissioner or other interested party has any questions or comments
regarding this matter prior to the October 27, 2026, hearing, please contact Senior Planner,
Edwin Arreola, at (626) 821-4334, or by email at earreola@ArcadiaCA.gov.
Approved:
Jared Rosengren
Deputy Development Services Director
Attachment No. 1: Resolution No. 2201
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Floor Plan
Attachment No. 4: Preliminary Exemption Assessment
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Attachment No. 1
Attachment No. 1
Resolution No. 2201
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1
RESOLUTION NO. 2201
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO.
CUP 26-07 TO ALLOW FOR THE OFF-SITE SALE OF BEER AND WINE
WITHIN A GROCERY STORE (DBA: SPROUTS FARMERS MARKET)
LOCATED AT 610 LAS TUNAS DRIVE
WHEREAS, on August 28, 2026, an application for Conditional Use Permit No.
CUP 26-07 was the Applicant, ,
Market,-
Farmers Market) located at 610 Las Tunas Drive (“Project”); and
WHEREAS, on 9, 2026, Planning Services completed an environmental
Exemption under CEQA pursuant to Section 15301(a) of the CEQA Guidelines as the
; and
WHEREAS, on 27
the Planning Commission on said application, at which time all interested persons
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA,
CALIFORNIA, DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
SECTION 1. The
27, 2026, are true and correct.
16
2
SECTION 2. This
pursuant
Conditional Use Permit
This to Section
9107.09.050(B) of the Development Code,
1.
Development Code and the Municipal Code.
FACT: -site consumption
license)
accommodat
-
:
-
adequate access to local-serving commercial uses.
17
3
2.
.
FACT: -site consumption will take
-
ding.
-
.
3.
a.
proposed use in order to accommodate the use, site improvements loading, and
parking.
FACT:
-site consumption will take place
-
and wine.
18
4
.
FACT:
.
c..
FACT:
-
.
d.
collection and disposal, storm drainage, wastewater collection, treatment, and
disposal, etc.).
FACT:
-site consumption
19
5
infrastructure servicing the site. Therefore, no impacts on the provision of utilities
are anticipated.
.
FACT: The purpose of the C-G, General Commercial Zone, is to provide a wide
.
-
1%
-us to
.
SECTION 3.
Act (“CEQA”), this Project is a Class 1 Categorical Exemption as the
per Section 15301(a) of the
CEQA Guidelines.
20
6
SECTION For the foregoing reasons, the Planning Commission determines
that the Project is exempt per Class 1, Section 15301(a) of the CEQA
Guidelines and approves Conditional Use Permit No. CUP 26-07 to allow -site
Tunas Drive
SECTION 5.
Passed, approved and adopted this 27th , 2026.
_______________________________
Vincent Tsoi
Chair, Planning Commission
ATTEST:
Jared Rosengren
APPROVED AS TO FORM:
Michael J. Maurer
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7
RESOLUTION NO. 2201
22
8
Conditions of Approval
1.-07 is limited to the sale
-
-
wine sales sh
-07. If the
-
under this Conditional Use Permit shall terminate and shall not
A change
and plans approved under CUP 26-
-
Development Services Director, or designee. At their discretion, the Development
Commission for consideration.
2. Noncompliance with the plans, provisions and conditions of approval for CUP 26-
3.
Police Department, to prevent excessive loitering in
.
23
9
5.
and with respect to all other actions and
26-
indirect operations of the Applicant or those of the Applicant’s contractors,
which relate to the operation
t.
action, or proceedings and will cooperate in the defense of the matter. The
itees in relation to such action.
each and
Applicant
non-
rate
-
challenge(s). In consideration for approval of the Project, this condition shall
24
10
at the request of the Applicant or not.
6. Approval of CUP 26-
Acceptance Form to the Development Services Department is to indicate
awareness and acceptance of the conditions of approval.
25
Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information and
Photos of the Subject Property and Vicinity
26
27
Subject Site
28
Arcadia Center Mall
29
Southeast Corner of Las Tunas Drive and Baldwin Avenue
30
Looking East On Las Tunas Drive
31
Looking West on Las Tunas Drive
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Attachment No. 3
Attachment No. 3
Floor Plan
33
34
Attachment No. 4
Attachment No. 4
Preliminary Exemption Assessment
35
Preliminary Exemption Assessment
PRELIMINARY EXEMPTION ASSESSMENT
1.Name or description of project:Conditional Use Permit No. CUP 26-07 to allow for the off-
site sale of beer and wine within a new grocery store with a
Categorical Exemption under the California Environmental
2.Project Location Identify street
address and cross streets or
attach a map showing project site
topographical map identified by
quadrangle name):
610 Las Tunas Drive (Southeast Corner of Las Tunas Drive
and S. Baldwin Avenue)
3.Entity or person undertaking
project:
A.
B.Other (Private)
(1)Name Terri Dickerhoff, Applicant
(2)Address 556 S. Fair Oaks Avenue #154
Pasadena, CA 91105
4.Staff Determination:
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental
assessment because:
a.The proposed action does not constitute a project under CEQA.
b.The project is a Ministerial Project.
c.The project is an Emergency Project.
d.The project constitutes a feasibility or planning study.
e.The project is categorically exempt.
Applicable Exemption Class: 15301(a)Class 1 (Use of an existing facility)
f.The project is statutorily exempt.
Applicable Exemption:
g.The project is otherwise
exempt on the following basis:
h.The project involves another public agency, which constitutes the Lead Agency.
Name of Lead Agency:
Date: October 12, 2026 Staff: Edwin Arreola, Senior Planner
36
STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
DATE: October 27, 2026
TO:Honorable Chairperson and Planning Commission
FROM:Jared Rosengren, Deputy Development Services Director
By: Melissa Chipres, Senior Planner
SUBJECT:RESOLUTION NO. 2203 – APPROVING MULTI-FAMILY ARCHITECTURAL
DESIGN REVIEW NO. MFADR 25-05, PLANNING COMMISSION
ADMINISTRATIVE MODIFICATION NO. PC AM 26-01 FOR A STREET SIDE
SETBACK REDUCTION, AND TENTATIVE PARCEL MAP NO. TPM 26-01
FOR A NEW FOUR UNIT, THREE STORY CONDOMINIUM DEVELOPMENT
AT 1046 FAIRVIEW AVENUE
CEQA: Categorically Exempt
Recommendation: Adopt
SUMMARY
The Applicant, Eric Tsang, on behalf of the property owner, Meridian Consulting,
requests approval of Multi-Family Architectural Design Review No. MFADR 25-05,
Planning Commission Administrative Modification No. PC AM 26-01, and Tentative
Parcel Map No. TPM 26-01 to construct a new four-unit, three-story condominium
development at 1046 Fairview Avenue.
The property is zoned R-3, High Density Multiple-Family Residential, which requires
a minimum density of four dwelling units. The Applicant requests a reduction in the
required 25 foot street side setback along Sunset Boulevard to 10 feet. The reduction
would provide sufficient developable area to accommodate the minimum four
dwelling units required by the R-3 zone. The Tentative Parcel Map would establish
the condominium ownership configuration.
It is recommended that the Planning Commission adopt Resolution No. 2203
(Attachment No. 1), find the Project Categorically Exempt under the California
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October 27, 2026
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Environmental Quality Act (“CEQA”), and approve MFADR 25-05, PC AM 26-01, and
TPM 26-01, subject to the conditions of approval.
BACKGROUND
The subject property is an approximately 10,298 square foot corner lot located at the
northeast corner of Fairview Avenue and Sunset Boulevard. The property is zoned R-
3, High Density Multiple-Family Residential, and is currently developed with a one
story duplex and detached two car garage that was built in 1950. The surrounding
area is predominantly developed with multi-family residential uses of varying
densities. Refer to Attachment No. 2 for an aerial photo with zoning information and
photos of the subject property. The existing structures are proposed to be
demolished to accommodate the four unit condominium development.
The Development Code requires a Certificate of Demolition (COD) to be approved to
demolish any structures over 50 years of age. An evaluation by an Architectural
Historian concluded that the structures do not meet the criteria for recognition as
historical resources and are therefore not eligible for listing on the California Register
or designation as local landmarks. The existing duplex and garage are not considered
significant examples of any specific architectural style, nor are they associated with
any notable historical events or figures. The existing structures have not yet been
demolished, as the City’s residential replacement policy requires a new residential
project to be permitted before the existing structures can be demolished.
PROPOSAL
The Applicant is proposing to demolish the existing structures and construct a new
four unit, three story condominium development. Refer to Attachment No. 4 for the
Architectural Plans. The Project consists of four 1,748 square foot units (A through
D), for a total living area of approximately 6,992 square feet. The proposed
development consists of two separate three story buildings, each containing two
townhome units. Both buildings are oriented toward Sunset Boulevard. Each of the
four units has a ground floor entrance facing Sunset Boulevard, with direct
pedestrian access from the street. The proposed buildings are 30 feet in height,
which complies with the maximum building height permitted in the R-3 zone. Each
unit will have an attached two-car garage, providing eight enclosed parking spaces,
along with two guest parking spaces. Each unit will also include approximately 102
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October 27, 2026
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square feet of private open space in the form of a balcony, for a total of
approximately 408 square feet of private open space.
The 10,298 square foot property is subject to a minimum density requirement of four
dwelling units and a maximum density of nine dwelling units. The Project proposes
four units, which meets the minimum density required for the property. To
accommodate the four unit development, the Applicant is requesting a Planning
Commission Administrative Modification to reduce the required 25 foot street side
setback along Sunset Boulevard to 10 feet. The requested setback reduction and its
relationship to the minimum density requirement are discussed further in the
Analysis section of this report.
Figure 1 – Proposed Site Plan
The proposed development is designed in a Spanish architectural style with smooth-
finish stucco walls, concrete Spanish-style roof tiles, recessed bronze-colored
windows and doors, decorative molding, painted wood detailing, and wrought-iron
accents. The building elevations incorporate pitched roof forms, projecting eaves,
recessed windows, balconies, and varying wall planes. The exterior color palette
consists primarily of light-colored stucco with beige, bronze, and dark accent
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October 27, 2026
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materials. Refer to Attachment No. 4 for the Architectural Plans and Material
Selections.
Figure 2 - Architectural Rendering
Tentative Parcel Map No. 84927 (TPM 26-01) is proposed to subdivide the airspace of
the four-unit development for condominium purposes, allowing each residential unit
to be individually owned. Refer to Attachment No. 3 for the Tentative Parcel Map.
ANALYSIS
The R-3 zoning standards require a 25 foot street side setback along Sunset
Boulevard. The Applicant is requesting a reduction to 10 feet to accommodate the
proposed four unit development. The 10,298 square foot property is required to
accommodate a minimum of four dwelling units. Applying the required 25 foot street
side setback to this corner lot would reduce the developable area to the extent that
only three units could be accommodated. This would result in a development below
the minimum density required under the R-3 zoning standards.
Reducing the street side setback to 10 feet allows the Project to accommodate four
units and meet the minimum density requirement. The modification is not being
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October 27, 2026
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requested to increase the number of units beyond the minimum density required
for the property. The Project proposes only four units.
The proposed 10 foot street side setback is compatible with the established
development pattern in the surrounding area. Several nearby residential properties
have street side setbacks well below the current 25 foot requirement, ranging from
approximately 5 to 20 feet (see Figure 3). The proposed 10 foot setback falls within
this range and would be consistent with the existing streetscape along Sunset
Boulevard.
The Project also includes design features that reduce the building’s apparent mass
along the street side. Although the building is three stories and 30 feet in height, the
third story is stepped back an additional 8 feet from the second-floor façade, so the
full building height is set well back from the street above the 20 foot high second
story. In addition, the public sidewalk along Sunset Boulevard sits approximately 4.5
feet beyond the property line. As a result, the building would be set back
approximately 14.5 feet from the edge of the sidewalk, which is greater than the 10
foot dimension from the property line.
Together, these factors show that the reduced setback allows the project to achieve
the minimum density required in the R-3 zone while remaining compatible in scale
and placement with surrounding residential development.
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Figure 3 – Nearby Street Side Setbacks
Design Review
The proposed four-unit condominium development is designed in a Spanish
architectural style. The design incorporates smooth-finish stucco walls, Spanish-style
tile roofs, recessed windows and doors, decorative window surrounds and awnings,
wrought-iron balcony railings, and other architectural details that are carried
throughout the development to provide a consistent appearance.
Although the Project is three stories in height, the building mass is broken up through
varying wall planes, roof forms and heights, recessed entries, balconies, projecting
roof elements, and changes in the building footprint. These features provide
separation and articulation between the individual units and reduce the appearance
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October 27, 2026
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of a single, continuous building. Windows, balconies, architectural details, and
landscaping also provide variation along the street-facing elevations.
The property is located on a corner with frontage along Fairview Avenue and Sunset
Boulevard. The elevations facing both streets incorporate architectural features and
detailing so that neither frontage is treated as the rear of the development. Although
the proposed development is three stories in height, other three story residential
developments exist along Sunset Boulevard, including an eight unit condominium
development at 826–832 Sunset Boulevard. The proposed development
incorporates varied rooflines, projecting eaves, recessed windows, balconies, and
decorative architectural details that help break up the overall building mass. These
features, along with the proposed materials and architectural detailing, provide a
consistent Spanish architectural style that is compatible with the scale and residential
character of the surrounding multi-family neighborhood.
Landscaping is proposed along the street frontages and throughout portions of the
site to soften the appearance of the development and provide separation between
the buildings, parking areas, and public right of way. The landscaping will incorporate
plants with low water requirements and provide screening for the two uncovered
guest parking spaces along Sunset Boulevard. The driveway and common access
areas will incorporate decorative hardscape to complement the Spanish architectural
design. The two guest parking spaces measure 11 feet 6 inches wide by 20 feet deep,
with a 25 foot wide shared driveway that provides adequate maneuvering space for
vehicles entering and backing out of the garages and guest parking spaces.
Tentative Parcel Map
Tentative Parcel Map No. 84927 (TPM 26-01) is proposed to subdivide the airspace of
the four-unit residential development for condominium purposes. The map will allow
each unit to be individually owned. The Tentative Parcel Map does not create
additional dwelling units or increase the density of the Project.
The Tentative Parcel Map has been reviewed in conjunction with the proposed four-
unit development and corresponds with the proposed site plan. The subdivision does
not change the proposed building layout, access, parking, or other physical
improvements associated with the development. Areas outside the individual
condominium units, including shared driveways, walkways, landscaping, and other
common areas, will be governed by Covenants, Conditions, and Restrictions (CC&Rs).
The CC&Rs will establish the responsibilities of the condominium owners for the
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ongoing maintenance and management of these shared areas. Prior to recordation,
the Final Parcel Map and required improvements will be required to comply with the
applicable conditions of approval and City requirements.
FINDINGS
Section 9107.05.050 of the Arcadia Development Code requires the Planning
Commission to make at least one of the following findings to approve an
Administrative Modification:
1. Promote uniformity of development;
2. Prevent an unreasonable hardship; or
3. Secure an appropriate improvement of a parcel
The requested street side setback modification would prevent unreasonable
hardship. The property is in the R-3 zone and is required to accommodate a
minimum of four dwelling units. As a corner lot, the property is also subject to a 25-
foot street side setback along Sunset Boulevard. Applying the full 25-foot setback
would reduce the developable area of the property to the point that only three units
could be accommodated. This creates a conflict between the setback requirement
and the minimum density requirement, since complying with the full setback would
prevent the property from being developed with the minimum four units required
by the R-3 zone. Reducing the street side setback to 10 feet resolves this conflict and
allows the property to accommodate four units. The modification is limited to what
is needed to meet the minimum density requirement and is not being requested to
increase the Project beyond the minimum four units required for the property.
The requested modification would also promote uniformity of development. Nearby
residential properties have street side setbacks that generally range from
approximately 5 feet to 20 feet, which are less than the current 25 foot requirement.
The proposed 10 foot setback falls within this existing range and is consistent with
the setback pattern found on other residential properties in the area. The
modification allows the property to meet the minimum density required by the R-3
zone while providing a street side setback that is consistent with the surrounding
residential development.
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Site Plan and Design Review
The following findings are required for the approval of a Site Plan and Design Review
pursuant to Development Code Section 9107.19.050(F) and 9105.03.060(A)
1.The proposed development is in compliance with all applicable
development standards and regulations in the Development Code.
Facts to Support This Finding:The proposed four unit condominium
development complies with the applicable development standards for the R-3
zone, including the minimum density, building height, parking, open space, and
other applicable site development standards, with the exception of the required
street side setback along Sunset Boulevard. The Project provides four dwelling
units, meeting the minimum density requirement, along with eight enclosed
parking spaces, two guest parking spaces, and approximately 408 square feet of
private open space. The Applicant requests approval of Planning Commission
Administrative Modification No. PC AM 26-01 to reduce the required street side
setback along Sunset Boulevard from 25 feet to 10 feet. With approval of the
Administrative Modification, the Project will comply with the applicable
development standards and regulations in the Development Code. The proposed
development is also consistent with the objectives and standards of the
applicable City Design Guidelines.
2. The proposed development is compatible in terms of scale and aesthetic
design with surrounding properties and developments.
Facts to Support This Finding: The proposed four unit condominium
development is compatible with the multi-family residential character of the
surrounding area. The Project incorporates a Spanish architectural style with
smooth-finish stucco, Spanish “S” tile roofs, recessed windows and doors,
decorative details, and wrought-iron accents. Although the Project is three stories
in height, its massing is broken up through varying roof forms and heights,
changes in wall planes, balconies, recessed entries, and other architectural
features. These elements reduce the appearance of a single large building and
provide distinction between the individual units. As a corner lot development, the
Project incorporates detailing and variation along both Fairview Avenue and
Sunset Boulevard frontages.
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The Proposed 10 foot street side setback is compatible with the established
development pattern in the surrounding area. Several nearby residential
properties have street side setbacks well below the current 25 foot requirement,
ranging from approximately 5 to 20 feet (see Figure 3). The proposed 10-foot
setback falls within this range and would be consistent with the existing
streetscape along Sunset Boulevard.
The Project also includes design features that reduce the building’s apparent
mass along the street side. Although the building is three stories and 30 feet in
height, the third story is stepped back an additional 8 feet from the second-floor
façade, so the full building height is set well back from the street above the 20-
foot-high second story. In addition, the public sidewalk along Sunset Boulevard
sits approximately 4.5 feet beyond the property line. As a result, the building
would be set back approximately 14.5 feet from the edge of the sidewalk, which
is greater than the 10 foot dimension from the property line.
Together, these factors show that the reduced setback allows the project to
achieve the minimum density required in the R-3 zone while remaining
compatible in scale and placement with surrounding residential development.
Overall, the Project’s scale, massing, materials, and architectural design are
compatible with the surrounding residential development.
3.The proposed development will have an adequate and efficient site layout
in terms of access, vehicular circulation, parking and landscaping.
Facts to Support This Finding: The proposed development provides a functional
site layout for the four residential units. Each unit has an attached two-car garage,
providing eight enclosed parking spaces, and two additional guest parking spaces
are provided on site. The site also provides pedestrian access to each unit and
landscaped areas throughout the property and along the street frontages. The
requested reduction of the street side setback along Sunset Boulevard from 25
feet to 10 feet will allow four units to be accommodated while maintaining
adequate access, vehicular circulation, parking, and landscaping. Overall, the site
layout efficiently accommodates the development and its associated
improvements.
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4.The proposed development will be in compliance with all of the applicable
criteria identified in Subparagraph 9107.19.040(C.5).
Facts to Support This Finding: All applicable City requirements regarding
disabled access and facilities, occupancy limits, building and fire safety, health
code compliance, emergency access and equipment, environmental regulations,
parking, and site design shall be complied with by the Applicant/Property Owner
to the satisfaction of the Building Official, City Engineer/Deputy Director, Deputy
Development Services Director, Fire Marshal, Public Works Services Director, or
their respective designees. The proposed development will also be required to
comply with the General Plan, Development Code, applicable City Design
Guidelines, conditions of approval, and all other applicable City regulations.
Tentative Parcel Map
Tentative Parcel Map No. 84927 (TPM 26-01) is proposed to subdivide the airspace of
the four unit residential development for condominium purposes. The proposed
subdivision complies with the applicable subdivision requirements of the Arcadia
Municipal Code and the Subdivision Map Act. The following findings are required for
approval of the Tentative Parcel Map under Development Code Section 9107.09.060:
A.The proposed map, subdivision design, and improvements are consistent
with the General Plan, any applicable specific plan, and the Subdivisions
Division of the Development Code.
Facts in Support of the Finding:Tentative Parcel Map No. 84927 will subdivide
the airspace of the proposed four unit residential development to allow the units
to be individually owned as condominiums. The proposed subdivision is
consistent with the High Density Multiple-Family Residential (R-3) zoning of the
property, which allows multi-family residential development at the density
proposed by the Project. The 10,298 square foot property is required to
accommodate a minimum of four dwelling units and allows a maximum of nine
dwelling units. The Project proposes four units and therefore meets the minimum
density required for the property. The subdivision does not increase the number
of units or change the proposed development. There is no specific plan applicable
to the property.
The proposed subdivision is also consistent with the following General Plan policy:
Land Use and Community Design Element
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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.
B.The site is physically suitable for the type and proposed density of
development.
Facts in Support of the Finding:The High Density Multiple-Family Residential (R-
3) Zone requires a minimum of four units and allows a maximum of nine units on
the 10,298 square foot property. The proposed four unit multi-family
development meets the minimum density required for the site. The Project
provides eight enclosed parking spaces, two guest parking spaces, and
approximately 408 square feet of private open space. The requested street side
setback reduction from 25 feet to 10 feet allows the property to accommodate
the minimum four units required by the R-3 Zone.
The subdivision will not change the proposed building layout or increase the
number of units on the property. Instead, it will subdivide the airspace to establish
four individual condominium units for ownership in accordance with the
proposed development. The Tentative Parcel Map is therefore consistent with the
proposed four-unit development and the type and density of residential
development permitted on the property.
C. The design of the subdivision and the proposed improvements are not likely
to cause substantial environmental damage or substantially and avoidably
injure fish or wildlife or their habitat.
Facts in Support of the Finding: The proposed Tentative Parcel Map will
subdivide the airspace of the four unit multi-family development for
condominium purposes. The property is an existing developed residential site
located within an urbanized area and is surrounded by existing residential
development. The subdivision will not result in additional development beyond
the proposed four-unit Project. Therefore, the design of the subdivision and
proposed improvements are not likely to cause substantial environmental
damage or substantially and avoidably injure fish, wildlife, or their habitat.
D. The design of the subdivision or type of improvements is not likely to cause
serious public health or safety problems.
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Facts in Support of the Finding: The proposed Tentative Parcel Map will
subdivide the airspace of the four unit multi-family development for
condominium purposes and will not increase the number of units or change the
proposed development. The Project will be required to comply with all applicable
City requirements related to building and fire safety, emergency access, utilities,
parking, and site improvements. Required improvements and utility connections
will be reviewed by the applicable City departments through the Final Parcel Map,
plan check, permitting, and inspection processes. Therefore, the design of the
subdivision and proposed improvements are not likely to cause serious public
health or safety problems.
E.The design of the subdivision or the type of improvements will not conflict
with easements acquired by the public at large for access through or use of
property within the proposed subdivision.
Facts in Support of the Finding:The proposed Tentative Parcel Map will
subdivide the airspace of the four unit multi-family development for
condominium purposes. The design of the subdivision and proposed
improvements will not conflict with any easements acquired by the public at large
for access through or use of the property.
F. 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 in Support of the Finding:Existing sewer infrastructure is available to
serve the proposed development. An existing 8-inch City sewer main is located in
Fairview Avenue, and an 8-inch County-owned sewer main is located in Sunset
Boulevard. Any connection to the applicable sewer system will be required to
comply with City requirements and, if applicable, the requirements of the Los
Angeles County Sanitation Districts. Therefore, the discharge of sewage from the
proposed subdivision will be required to comply with the applicable requirements
of the California Regional Water Quality Control Board.
G.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.
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Facts in Support of the Finding:The proposed Tentative Parcel Map has been
reviewed in conjunction with the four-unit multi-family development for
compliance with the applicable provisions of the Development Code and
Subdivision Map Act. The subdivision will establish four condominium units
without increasing the number of dwelling units or changing the proposed
development. The Project will be required to comply with the applicable
conditions of approval, including requirements for public improvements, utilities,
fire protection, and access. The Final Parcel Map and associated improvements
shall comply with City standards and the requirements of all applicable agencies
prior to final approval.
ENVIRONMENTAL IMPACT
The Project is Categorically Exempt from the California Environmental Quality Act
(CEQA) pursuant to Sections 15301(l)(2), 15303(b), and 15305(a) of the CEQA
Guidelines. These exemptions apply to the demolition of the existing duplex and
detached garage, construction of the new four-unit residential development, and the
requested reduction of the street side setback from 25 feet to 10 feet. The Tentative
Parcel Map is for condominium purposes and does not create additional dwelling
units or increase the density of the Project. Refer to Attachment No. 5 for the
Preliminary Exemption Assessment.
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 October 15, 2026. It
was also mailed to the property owners located within 300 feet of the subject
property. As of October 23, 2026, no comments were received.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2203, find
that the Project is Categorically Exempt under the California Environmental Quality
Act (CEQA), and approve Multi-Family Architectural Design Review No. MFADR 25-05,
Planning Commission Administrative Modification No. PC AM 26-01, and Tentative
Parcel Map No. TPM 26-01, subject to the following conditions of approval:
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1. The Project shall be developed and maintained by the Applicant/Property Owner
in a manner consistent with the plans submitted and conditionally approved for
MFADR 25-05, PC AM 26-01, and TPM 26-01.
2. Prior to approval of the Final Parcel Map, the Applicant/Property Owner shall
submit draft Covenants, Conditions, and Restrictions (CC&Rs) for review and
approval by the City Attorney and Deputy Development Services Director. The
CC&Rs shall provide for the maintenance of common driveways, landscaping,
private utilities, lighting, drainage facilities, and any other common
improvements, as well as ongoing compliance with City standards and these
conditions.
Engineering:
3. Prior to approval of the Final Parcel Map, the Applicant/Property Owner shall
either construct or post security for all required public improvements, including
the following:
a. The Applicant shall remove and close the existing driveway approach on
Sunset Boulevard and reconstruct the curb, gutter, and sidewalk to match
the existing improvements in accordance with City standards. A new
driveway approach shall be constructed on Fairview Avenue in accordance
with City Standard 801-1.
b. Remove and replace the sidewalk as necessary to provide an adequate
path of travel in compliance with the Americans with Disabilities Act (ADA)
and Public Right-of-Way Accessibility Guidelines (PROWAG).
c. Remove and replace the curb and gutter with a two-foot slot cut from
property line to property line in accordance with City Standards 802-1
through 802-3. The newer curb, gutter, and sidewalk adjacent to the
northwest corner of the property shall be excluded from this requirement.
d. Repaint the red curb for 20 feet along Fairview Avenue from the beginning
of the curve and for 70 feet along Sunset Boulevard from the end of the
curve.
e. Remove the existing fence located within the public right-of-way along
Sunset Boulevard.
4. Prior to issuance of a Building Permit, the Applicant/Property Owner shall provide
a plan for the relocation of the existing Microwave Communications, Inc. (MCI)
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October 27, 2026
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telecommunications vault located within the proposed driveway approach. The
relocation shall be coordinated with the utility provider and the City's Engineering
Division.
5. The Applicant/Property Owner shall underground all dry utilities. No private
conduits or structures shall be located within the public alley without approval
from the City Engineer.
6. Prior to occupancy, the Applicant/Property Owner shall repair any damage caused
by the development to the street and alley frontages from property line to
property line, including, but not limited to, trench cuts and construction traffic, to
the satisfaction of the City Engineer. If the street is included on the City’s
pavement moratorium list, the required repairs may extend from curb to curb at
the direction of the City Engineer.
Fire:
7. All structures shall be fire-sprinkled in accordance with the City of Arcadia Fire
Department Single & Multi-Family Dwelling Sprinkler Standard.
8. The Applicant/Property Owner shall provide a Knox switch for any vehicular gate.
Sewer:
9. The Applicant/Property Owner shall connect the Project to the existing 8-inch
VCP City sewer main located in Fairview Avenue, unless an alternative sewer
connection is reviewed and approved by the City Engineer.
10. If the Applicant/Property Owner elects to connect the Project to the existing 8-
inch VCP County-owned sewer main located in Sunset Boulevard, the
Applicant/Property Owner shall obtain approval from the Los Angeles County
Sanitation Districts (LACSD) prior to commencing work. An encroachment permit
shall also be obtained if required.
11. The Applicant/Property Owner shall utilize existing sewer lateral(s) wherever
feasible. Any proposed modifications to existing sewer laterals or installation of
new laterals connecting to the City sewer main shall be subject to review and
approval by the City Engineer.
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12. If any drainage fixture within a structure is located at an elevation lower than the
next upstream manhole cover, the Applicant/Property Owner shall install an
approved backwater valve on the building sewer lateral. The backwater valve shall
be located on the private property side of the property line and shall be
maintained in accordance with City standards.
Water:
13. The Applicant/Property Owner may connect the Project to the existing 8-inch City
water main located on the north side of Fairview Avenue or the existing 12-inch
DIP water main located in Sunset Boulevard for domestic water and/or fire
service.
14. The Applicant/Property Owner shall install a separate water meter for each
condominium unit. A common water meter for each unit may serve both
domestic water and fire services. The fire service shall be separated from the
domestic water service with an approved backflow prevention device.
15. The Applicant/Property Owner shall comply with all fire protection requirements
of the Arcadia Fire Department and applicable City standard plans. If a separate
fire service is required for the fire suppression system, a Double Detector
Assembly (DCDA) shall be installed.
16. The Applicant/Property Owner shall install a separate water service and meter
with an approved reduced-pressure backflow prevention device for landscape
irrigation within the common shared areas.
17. Prior to issuance of applicable permits, the Applicant/Property Owner shall
submit a Water Meter Clearance Application to the Public Works Services
Department.
18. The Applicant/Property Owner shall install all new water services in accordance
with the specifications of the Public Works Services Department, Engineering
Division. Any existing water services that are required to be abandoned shall be
abandoned by the Applicant/Property Owner in accordance with Public Works
Services Department, Engineering Division specifications.
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Stormwater:
19. The Applicant/Property Owner shall prepare and submit a Low Impact
Development (LID) Plan in accordance with applicable City requirements.
20. The Applicant/Property Owner shall prepare and implement a Stormwater
Pollution Prevention Plan (SWPPP) addressing construction Best Management
Practices (BMPs) and shall provide proof of compliance to the City.
21. Prior to issuance of applicable permits, the Applicant/Property Owner shall
obtain coverage under the State’s Construction General Permit (CGP) and provide
proof of coverage to the City.
Trash and Recycling:
22. The Applicant/Property Owner shall provide refuse and recycling containers for
the multi-family development, including containers or dumpsters for trash,
recycling, and organic waste. The Applicant/Property Owner shall provide a plan
identifying the proposed trash and recycling containers and/or enclosures based
on the needs of the development, including the number of enclosures,
measurements, and dimensions allotted for each container and/or dumpster.
23. The Applicant/Property Owner shall use Waste Management for trash and
recycling services in accordance with City requirements.
24. 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 MFADR 25-
05, PC AM 26-01, and TPM 26-01 (“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
54
Resolution No. 2203 – 1046 Fairview Ave.
October 27, 2026
Page 19 of 21
proceedings for damages, as described above, regardless of whether the City
prepared, supplied, or approved the plans, specifications, or other documents for
the Project.
In the event of any legal action challenging the validity, applicability, or
interpretation of any provision of this approval, or any other supporting
document relating to the Project, the City will notify the Applicant of the claim,
action, or proceedings and will cooperate in the defense of the matter. The
Applicant must indemnify, defend and hold harmless the Indemnitees, and each
of them, with respect to all liability, costs and expenses incurred by, and/or
awarded against, the City or any of the Indemnitees in relation to such action.
Within 15 days’ notice from the City of any such action, the Applicant shall provide
to the City a cash deposit to cover legal fees, costs, and expenses incurred by City
in connection with defense of any legal action in an initial amount to be
reasonably determined by the City Attorney. The City may draw funds from the
deposit for such fees, costs, and expenses. Within 5 business days of each and
every notice from the City that the deposit has fallen below the initial amount,
Applicant/Property Owner shall replenish the deposit each and every time in
order for City’s legal team to continue working on the matter. The City shall only
refund to the Applicant/Property Owner any unexpended funds from the deposit
within 30 days of: (i) a final, non-appealable decision by a court of competent
jurisdiction resolving the legal action; or (ii) full and complete settlement of legal
action. The City shall have the right to select legal counsel of its choice. The parties
hereby agree to cooperate in defending such action. The City will not voluntarily
assist in any such third-party challenge(s). In consideration for approval of the
Project, this condition shall remain in effect if the entitlement(s) related to this
Project is rescinded or revoked, at the request of the Applicant or not.
25. Approval of Multi-Family Architectural Design Review No. MFADR 25-05, Planning
Commission Administrative Modification No. PC AM 26-01, and Tentative Parcel
Map No. TPM 26-01 shall not be effective unless on or before 30 calendar days
after Planning Commission adoption of the Resolution, the property owner and
Applicant have executed and filed with the Development Services Director or
designee an Acceptance Form available from the Development Services
Department to indicate awareness and acceptance of these conditions of
approval.
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Resolution No. 2203 – 1046 Fairview Ave.
October 27, 2026
Page 20 of 21
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this proposal, the Commission should
pass a motion to approve Multi-Family Architectural Design Review No. MFADR 25-
05, Planning Commission Administrative Modification No. PC AM 26-01, and
Tentative Parcel Map No. TPM 26-01, stating that the proposal satisfies the requisite
findings and requirements of the Arcadia Development Code and Subdivision Map
Act, and adopt the attached Resolution No. 2203 incorporating the requisite
environmental determination, findings, and conditions of approval as presented in
this staff report, or as modified by the Commission.
Denial
If the Planning Commission intends to deny this proposal, the Commission should
pass a motion to deny Multi-Family Architectural Design Review No. MFADR 25-05,
Planning Commission Administrative Modification No. PC AM 26-01, and Tentative
Parcel Map No. TPM 26-01, state the finding(s) or requirements that the proposal
does not satisfy with reasons based on the record, and direct staff to prepare a
resolution for adoption at the next meeting incorporating 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 October 27, 2026, hearing, please
contact Senior Planner, Melissa Chipres at (626) 574-5447, or
mchipres@ArcadiaCA.gov.
Approved:
Jared Rosengren
Deputy Development Services Director
Attachment No. 1: Resolution No. 2203
56
Resolution No. 2203 – 1046 Fairview Ave.
October 27, 2026
Page 21 of 21
Attachment No. 2: Aerial Photo with Zoning Information & Photos of the Subject Property
Attachment No. 3: Tentative Parcel Map 26-01 (84927)
Attachment No. 4: Architectural Plans
Attachment No. 5: Preliminary Exemption Assessment
57
Attachment No. 1
Attachment No. 1
Resolution No. 2203
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1
RESOLUTION NO. 2203
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING MULTI-FAMILY ARCHITECTURAL
DESIGN REVIEW NO. MFADR 25-05, PLANNING COMMISSION
ADMINISTRATIVE MODIFICATION NO. PC AM 26-01, AND TENTATIVE
PARCEL MAP NO. TPM 26-01, FOR A NEW FOUR UNIT, THREE STORY
CONDOMINIUM DEVELOPMENT WITH A STREET SIDE SETBACK
REDUCTION AT 1046 FAIRVIEW AVENUE
WHEREAS, on May 17, 2025 and January 28, 2026 applications for Multi-Family
Architectural Design Review No. MFADR 25-05, Planning Commission Administrative
Modification No. PC AM 26-01, and Tentative Parcel Map No. TPM 26-01 were filed by
Eric Tsang, on behalf of the property owner, Meridian Consulting, requesting
approval of a new four unit, three story condominium development, a reduction of
the required street side setback along Sunset Boulevard from 25 feet to 10 feet, and
a condominium airspace subdivision (collectively, “Project”) at 1046 Fairview Avenue;
and
WHEREAS, on September 22, 2026, Planning Services completed an
environmental assessment for the Project in accordance with the California
Environmental Quality Act (“CEQA”) and determined that the Project qualifies as a
Class 1, Class 3, and Class 5 Categorical Exemptions pursuant to Sections 15301(l)(2),
15303(b), and 15305(a) of the CEQA Guidelines pertaining to the demolition of
existing facilities, new construction of small structures, and minor alterations in land
use limitations; and
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WHEREAS, on October 27, 2026, a duly noticed public hearing was held before
the Planning Commission on said applications, at which time all interested persons
were given full opportunity to be heard and to present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA,
CALIFORNIA, HEREBY RESOLVES AS FOLLOWS:
SECTION 1. The factual data submitted by the Development Services
Department in the staff report dated October 27, 2026, are true and correct.
SECTION 2. This Commission finds that based upon the entire record,
pursuant to Section 9107.05.050.B, Administrative Modifications, of the Arcadia
Development Code, at least one of the following findings can be made.
1. Promote uniformity of development;
2. Prevent an unreasonable hardship; or
3. Secure an appropriate improvement of a parcel.
FACT: The requested street side setback modification would prevent
unreasonable hardship. The property is in the R-3 zone and is required to
accommodate a minimum of four dwelling units. As a corner lot, the property is also
subject to a 25-foot street side setback along Sunset Boulevard. Applying the full 25-
foot setback would reduce the developable area of the property to the point that
only three units could be accommodated. This creates a conflict between the setback
requirement and the minimum density requirement, since complying with the full
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setback would prevent the property from being developed with the minimum four
units required by the R-3 zone. Reducing the street side setback to 10 feet resolves
this conflict and allows the property to accommodate four units. The modification is
limited to what is needed to meet the minimum density requirement and is not being
requested to increase the Project beyond the minimum four units required for the
property.
The requested modification would also promote uniformity of development. Nearby
residential properties have street side setbacks that generally range from
approximately 5 feet to 20 feet, which are less than the current 25 foot requirement.
The proposed 10 foot setback falls within this existing range and is consistent with
the setback pattern found on other residential properties in the area. The
modification allows the property to meet the minimum density required by the R-3
zone while providing a street side setback that is consistent with the surrounding
residential development.
SECTION 3. This Commission finds that based upon the entire record,
pursuant to Section 9107.19.050(F) and 9105.03.060(A) of the Arcadia Development
Code, all the following findings can be made.
Site Plan and Design Review
1. The proposed development is in compliance with all applicable
development standards and regulations in the Development Code.
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4
FACT:The proposed four unit condominium development complies with the
applicable development standards for the R-3 zone, including the minimum density,
building height, parking, open space, and other applicable site development
standards, with the exception of the required street side setback along Sunset
Boulevard. The Project provides four dwelling units, meeting the minimum density
requirement, along with eight enclosed parking spaces, two guest parking spaces,
and approximately 408 square feet of private open space. The Applicant requests
approval of Planning Commission Administrative Modification No. PC AM 26-01 to
reduce the required street side setback along Sunset Boulevard from 25 feet to 10
feet. With approval of the Administrative Modification, the Project will comply with
the applicable development standards and regulations in the Development Code.
The proposed development is also consistent with the objectives and standards of
the applicable City Design Guidelines.
2. The proposed development is compatible in terms of scale and
aesthetic design with surrounding properties and developments.
FACT: The proposed four unit condominium development is compatible with
the multi-family residential character of the surrounding area. The Project
incorporates a Spanish architectural style with smooth-finish stucco, Spanish “S” tile
roofs, recessed windows and doors, decorative details, and wrought-iron accents.
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Although the Project is three stories in height, its massing is broken up through
varying roof forms and heights, changes in wall planes, balconies, recessed entries,
and other architectural features. These elements reduce the appearance of a single
large building and provide distinction between the individual units. As a corner lot
development, the Project incorporates detailing and variation along both Fairview
Avenue and Sunset Boulevard frontages.
The Proposed 10 foot street side setback is compatible with the established
development pattern in the surrounding area. Several nearby residential properties
have street side setbacks well below the current 25 foot requirement, ranging from
approximately 5 to 20 feet. The proposed 10-foot setback falls within this range and
would be consistent with the existing streetscape along Sunset Boulevard.
The Project also includes design features that reduce the building’s apparent mass
along the street side. Although the building is three stories and 30 feet in height, the
third story is stepped back an additional 8 feet from the second-floor façade, so the
full building height is set well back from the street above the 20-foot-high second
story. In addition, the public sidewalk along Sunset Boulevard sits approximately 4.5
feet beyond the property line. As a result, the building would be set back
approximately 14.5 feet from the edge of the sidewalk, which is greater than the 10
foot dimension from the property line.
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Together, these factors show that the reduced setback allows the project to achieve
the minimum density required in the R-3 zone while remaining compatible in scale
and placement with surrounding residential development.
Overall, the Project’s scale, massing, materials, and architectural design are
compatible with the surrounding residential development.
3. The proposed development will have an adequate and efficient site
layout in terms of access, vehicular circulation, parking and landscaping.
FACT: The proposed development provides a functional site layout for the four
residential units. Each unit has an attached two-car garage, providing eight enclosed
parking spaces, and two additional guest parking spaces are provided on site. The
site also provides pedestrian access to each unit and landscaped areas throughout
the property and along the street frontages. The requested reduction of the street
side setback along Sunset Boulevard from 25 feet to 10 feet will allow four units to
be accommodated while maintaining adequate access, vehicular circulation, parking,
and landscaping. Overall, the site layout efficiently accommodates the development
and its associated improvements.
4. The proposed development will be in compliance with all of the
applicable criteria identified in Subparagraph 9107.19.040(C.5).
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FACT: All applicable City requirements regarding disabled access and facilities,
occupancy limits, building and fire safety, health code compliance, emergency access
and equipment, environmental regulations, parking, and site design shall be
complied with by the Applicant/Property Owner to the satisfaction of the Building
Official, City Engineer/Deputy Director, Deputy Development Services Director, Fire
Marshal, Public Works Services Director, or their respective designees. The proposed
development will also be required to comply with the General Plan, Development
Code, applicable City Design Guidelines, conditions of approval, and all other
applicable City regulations.
Tentative Parcel Map
A. The proposed map, subdivision design, and improvements are
consistent with the General Plan, any applicable specific plan, and the Subdivisions
Division of the Development Code.
FACT:Tentative Parcel Map No. 84927 will subdivide the airspace of the
proposed four unit residential development to allow the units to be individually
owned as condominiums. The proposed subdivision is consistent with the High
Density Multiple-Family Residential (R-3) zoning of the property, which allows multi-
family residential development at the density proposed by the Project. The 10,298
square foot property is required to accommodate a minimum of four dwelling units
and allows a maximum of nine dwelling units. The Project proposes four units and
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therefore meets the minimum density required for the property. The subdivision
does not increase the number of units or change the proposed development. There
is no specific plan applicable to the property.
The proposed subdivision is also consistent with the following General Plan goal and
policy:
Land Use and Community Design Element
Policy LU-1.1: Promote new infill and redevelopment projects that are
consistent with the City’s land use and compatible with surrounding existing
uses.
B. The site is physically suitable for the type and proposed density of
development.
FACT:The High Density Multiple-Family Residential (R-3) Zone requires a
minimum of four units and allows a maximum of nine units on the 10,298 square
foot property. The proposed four unit multi-family development meets the minimum
density required for the site. The Project provides eight enclosed parking spaces, two
guest parking spaces, and approximately 408 square feet of private open space. The
requested street side setback reduction from 25 feet to 10 feet allows the property
to accommodate the minimum four units required by the R-3 Zone.
The subdivision will not change the proposed building layout or increase the number
of units on the property. Instead, it will subdivide the airspace to establish four
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individual condominium units for ownership in accordance with the proposed
development. The Tentative Parcel Map is therefore consistent with the proposed
four-unit development and the type and density of residential development
permitted on the property.
C. The design of the subdivision and the proposed improvements are not
likely to cause substantial environmental damage or substantially and avoidably
injure fish or wildlife or their habitat.
FACT: The proposed Tentative Parcel Map will subdivide the airspace of the
four unit multi-family development for condominium purposes. The property is an
existing developed residential site located within an urbanized area and is
surrounded by existing residential development. The subdivision will not result in
additional development beyond the proposed four-unit Project. Therefore, the
design of the subdivision and proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish, wildlife,
or their habitat.
D. The design of the subdivision or type of improvements is not likely to
cause serious public health or safety problems.
FACT: The proposed Tentative Parcel Map will subdivide the airspace of the
four unit multi-family development for condominium purposes and will not increase
the number of units or change the proposed development. The Project will be
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required to comply with all applicable City requirements related to building and fire
safety, emergency access, utilities, parking, and site improvements. Required
improvements and utility connections will be reviewed by the applicable City
departments through the Final Parcel Map, plan check, permitting, and inspection
processes. Therefore, the design of the subdivision and proposed improvements are
not likely to cause serious public health or safety problems.
E. The design of the subdivision or the type of improvements will not
conflict with easements acquired by the public at large for access through or use of
property within the proposed subdivision.
FACT: The proposed Tentative Parcel Map will subdivide the airspace of the
four unit multi-family development for condominium purposes. The design of the
subdivision and proposed improvements will not conflict with any easements
acquired by the public at large for access through or use of the property.
F. 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:Existing sewer infrastructure is available to serve the proposed
development. An existing 8-inch City sewer main is located in Fairview Avenue, and
an 8-inch County-owned sewer main is located in Sunset Boulevard. Any connection
to the applicable sewer system will be required to comply with City requirements
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and, if applicable, the requirements of the Los Angeles County Sanitation Districts.
Therefore, the discharge of sewage from the proposed subdivision will be required
to comply with the applicable requirements of the California Regional Water Quality
Control Board.
G. 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 proposed Tentative Parcel Map has been reviewed in conjunction
with the four-unit multi-family development for compliance with the applicable
provisions of the Development Code and Subdivision Map Act. The subdivision will
establish four condominium units without increasing the number of dwelling units
or changing the proposed development. The Project will be required to comply with
the applicable conditions of approval, including requirements for public
improvements, utilities, fire protection, and access. The Final Parcel Map and
associated improvements shall comply with City standards and the requirements of
all applicable agencies prior to final approval.
SECTION 4. For the foregoing reasons, the Planning Commission determines that
the Project is Categorically Exempt pursuant to Sections 15301(l)(2), 15303(b), and
15305(a) of the California Environmental Quality Act (CEQA) Guidelines, and approves
Multi-Family Architectural Design Review No. MFADR 25-05, Planning Commission
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Administrative Modification No. PC AM 26-01, and Tentative Parcel Map No. TPM 26-
01 for the construction of a new four unit, three story condominium development, a
reduction of the required street side setback along Sunset Boulevard from 25 feet to
10 feet, and a condominium airspace subdivision at 1046 Fairview Avenue, subject to
the conditions of approval attached hereto. SECTION 5. The Secretary shall certify
to the adoption of this Resolution.
Passed, approved and adopted this 27th day of October, 2026.
_____________________________
Vincent Tsoi
Chair, Planning Commission
ATTEST:
______________________
Jared Rosengren
Secretary
APPROVED AS TO FORM:
______________________
Michael J. Maurer
City Attorney
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Page Intentionally Left Blank
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RESOLUTION NO. 2203
Conditions of Approval
Planning
1. The Project shall be developed and maintained by the Applicant/Property
Owner in a manner consistent with the plans submitted and conditionally
approved for MFADR 25-05, PC AM 26-01, and TPM 26-01 subject to the
approval of the Development Services Director, or designee.
2. Prior to approval of the Final Parcel Map, the Applicant/Property Owner shall
submit draft Covenants, Conditions, and Restrictions (CC&Rs) for review and
approval by the City Attorney and Deputy Development Services Director. The
CC&Rs shall provide for the maintenance of common driveways, landscaping,
private utilities, lighting, drainage facilities, and any other common
improvements, as well as ongoing compliance with City standards and these
conditions.
Engineering:
3. Prior to approval of the Final Parcel Map, the Applicant/Property Owner shall
either construct or post security for all required public improvements,
including the following:
a. Construct new driveway approaches on Sunset Boulevard and Fairview
Avenue in accordance with City Standard 801-1.
b. Remove and replace the sidewalk as necessary to provide an adequate
path of travel in compliance with the Americans with Disabilities Act (ADA)
and Public Right-of-Way Accessibility Guidelines (PROWAG).
c. Remove and replace the curb and gutter with a two-foot slot cut from
property line to property line in accordance with City Standards 802-1
through 802-3. The newer curb, gutter, and sidewalk adjacent to the
northwest corner of the property shall be excluded from this requirement.
d. Repaint the red curb for 20 feet along Fairview Avenue from the beginning
of the curve and for 70 feet along Sunset Boulevard from the end of the
curve.
e. Remove the existing fence located within the public right-of-way along
Sunset Boulevard.
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4. Prior to issuance of a Building Permit, the Applicant/Property Owner shall
provide a plan for the relocation of the MCI vault currently located within the
proposed driveway approach.
5. The Applicant/Property Owner shall underground all dry utilities. No private
conduits or structures shall be located within the public alley without approval
from the City Engineer.
6. Prior to occupancy, the Applicant/Property Owner shall repair any damage
caused by the development to the street and alley frontages from property
line to property line, including, but not limited to, trench cuts and construction
traffic, to the satisfaction of the City Engineer. If the street is included on the
City’s pavement moratorium list, the required repairs may extend from curb
to curb at the direction of the City Engineer.
Fire:
7. All structures shall be fire-sprinkled in accordance with the City of Arcadia Fire
Department Single & Multi-Family Dwelling Sprinkler Standard.
8. The Applicant/Property Owner shall provide a Knox switch for any vehicular
gate.
Sewer:
9. The Applicant/Property Owner shall connect the Project to the existing 8-inch
VCP City sewer main located in Fairview Avenue, unless an alternative sewer
connection is reviewed and approved by the City Engineer.
10.If the Applicant/Property Owner elects to connect the Project to the existing 8-
inch VCP County-owned sewer main located in Sunset Boulevard, the
Applicant/Property Owner shall obtain approval from the Los Angeles County
Sanitation Districts (LACSD) prior to commencing work. An encroachment
permit shall also be obtained if required.
11.The Applicant/Property Owner shall utilize existing sewer lateral(s) wherever
feasible. Any proposed modifications to existing sewer laterals or installation
of new laterals connecting to the City sewer main shall be subject to review
and approval by the City Engineer.
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12.If any drainage fixture within a structure is located at an elevation lower than
the next upstream manhole cover, the Applicant/Property Owner shall install
an approved backwater valve on the building sewer lateral. The backwater
valve shall be located on the private property side of the property line and
shall be maintained in accordance with City standards.
Water:
13.The Applicant/Property Owner may connect the Project to the existing 8-inch
City water main located on the north side of Fairview Avenue or the existing
12-inch DIP water main located in Sunset Boulevard for domestic water and/or
fire service.
14.The Applicant/Property Owner shall install a separate water meter for each
condominium unit. A common water meter for each unit may serve both
domestic water and fire services. The fire service shall be separated from the
domestic water service with an approved backflow prevention device.
15. The Applicant/Property Owner shall comply with all fire protection
requirements of the Arcadia Fire Department and applicable City standard
plans. If a separate fire service is required for the fire suppression system, a
Double Detector Assembly (DCDA) shall be installed.
16. The Applicant/Property Owner shall install a separate water service and meter
with an approved reduced-pressure backflow prevention device for landscape
irrigation within the common shared areas.
17. Prior to issuance of applicable permits, the Applicant/Property Owner shall
submit a Water Meter Clearance Application to the Public Works Services
Department.
18. The Applicant/Property Owner shall install all new water services in
accordance with the specifications of the Public Works Services Department,
Engineering Division. Any existing water services that are required to be
abandoned shall be abandoned by the Applicant/Property Owner in
accordance with Public Works Services Department, Engineering Division
specifications.
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Stormwater:
19. The Applicant/Property Owner shall prepare and submit a Low Impact
Development (LID) Plan in accordance with applicable City requirements.
20. The Applicant/Property Owner shall prepare and implement a Stormwater
Pollution Prevention Plan (SWPPP) addressing construction Best Management
Practices (BMPs) and shall provide proof of compliance to the City.
21.Prior to issuance of applicable permits, the Applicant/Property Owner shall
obtain coverage under the State’s Construction General Permit (CGP) and
provide proof of coverage to the City.
Trash and Recycling:
22. The Applicant/Property Owner shall provide refuse and recycling containers
for the multi-family development, including containers or dumpsters for trash,
recycling, and organic waste. The Applicant/Property Owner shall provide a
plan identifying the proposed trash and recycling containers and/or
enclosures based on the needs of the development, including the number of
enclosures, measurements, and dimensions allotted for each container
and/or dumpster.
23.The Applicant/Property Owner shall use Waste Management for trash and
recycling services in accordance with City requirements.
24.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 MFADR 25-05, PC AM 26-01, and TPM 26-01 (“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
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the development and/or construction of the Project. This indemnity provision
applies to all damages and claims, actions, or proceedings for damages, as
described above, regardless of whether the City prepared, supplied, or
approved the plans, specifications, or other documents for the Project.
In the event of any legal action challenging the validity, applicability, or
interpretation of any provision of this approval, or any other supporting
document relating to the Project, the City will notify the Applicant of the claim,
action, or proceedings and will cooperate in the defense of the matter. The
Applicant must indemnify, defend and hold harmless the Indemnitees, and each
of them, with respect to all liability, costs and expenses incurred by, and/or
awarded against, the City or any of the Indemnitees in relation to such action.
Within 15 days’ notice from the City of any such action, the Applicant shall provide
to the City a cash deposit to cover legal fees, costs, and expenses incurred by City
in connection with defense of any legal action in an initial amount to be
reasonably determined by the City Attorney. The City may draw funds from the
deposit for such fees, costs, and expenses. Within 5 business days of each and
every notice from the City that the deposit has fallen below the initial amount,
Applicant/Property Owner shall replenish the deposit each and every time in
order for City’s legal team to continue working on the matter. The City shall only
refund to the Applicant/Property Owner any unexpended funds from the deposit
within 30 days of: (i) a final, non-appealable decision by a court of competent
jurisdiction resolving the legal action; or (ii) full and complete settlement of legal
action. The City shall have the right to select legal counsel of its choice. The parties
hereby agree to cooperate in defending such action. The City will not voluntarily
assist in any such third-party challenge(s). In consideration for approval of the
Project, this condition shall remain in effect if the entitlement(s) related to this
Project is rescinded or revoked, at the request of the Applicant or not.
25. Approval of Multi-Family Architectural Design Review No. MFADR 25-05,
Planning Commission Administrative Modification No. PC AM 26-01, and
Tentative Parcel Map No. TPM 26-01 shall not be effective unless on or before
30 calendar days after Planning Commission adoption of the Resolution, the
property owner and Applicant have executed and filed with the Development
Services Director or designee an Acceptance Form available from the
Development Services Department to indicate awareness and acceptance of
these conditions of approval.
----
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Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information
77
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
R-3
Number of Units:
HDR
Property Characteristics
1950
2,167
2
Property Owner
Site Address:1046 FAIRVIEW AVE
Parcel Number: 5783-003-020
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:N/A
N/A
N/A
N/A
Residential Flex Overlay:
N/A
N/A
N/A
N/A
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 12-Oct-2026
Page 1 of 1 78
Attachment No. 3
Attachment No. 3
Tentative Parcel Map No. 26-01 (84927)
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Attachment No. 4
Attachment No. 4
Architectural Plans
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85
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Attachment No. 5
Attachment No. 5
Preliminary Exemption Assessment
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Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1.Name or description of project: Multi-Family Architectural Design Review No. MFADR 25-05;
Planning Commission Administrative Modification No. PC AM
26-01; and Tentative Parcel Map No. TPM 26-01.
2.Project Location – Identify street
address and cross streets or
attach a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
1046 Fairview Ave. Arcadia, CA. 91007
3.Entity or person undertaking
project:
A.
B.Other (Private)
(1)Name Eric Tsang
(2)Address 440 E. Huntington Dr. STE. 323
Arcadia, CA. 91006
4.Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental assessment
because:
a.The proposed action does not constitute a project under CEQA.
b.The project is a Ministerial Project.
c.The project is an Emergency Project.
d.The project constitutes a feasibility or planning study.
e.The project is categorically exempt.
Applicable Exemption Class:Sections 15301(l)(2), 15303(b), and 15305(a) of the
CEQA Guidelines pertaining to the demolition of
existing facilities, new construction of small
structures, and minor alterations in land use
limitations.
f.The project is statutorily exempt.
Applicable Exemption:
g.The project is otherwise
exempt on the following basis:
h.The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: September 22, 2026 Staff: Melissa Chipres, Senior Planner
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STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
DATE: October 27, 2026
TO:Honorable Chairperson and Planning Commission
FROM:Jared Rosengren, Deputy Development Services Director
By: Melissa Chipres, Senior Planner
SUBJECT:RESOLUTION NO. 2202 – APPROVING TENTATIVE TRACT MAP NO. TTM
26-03 (TENTATIVE TRACT MAP NO. 85200) AND MULTIPLE-FAMILY
ARCHITECTURAL DESIGN REVIEW NO. MFADR 26-03 FOR THE
CONVERSION OF AN EXISTING SEVEN UNIT TOWNHOME
DEVELOPMENT TO CONDOMINIUM OWNERSHIP AT 772 W.
HUNTINGTON DRIVE
CEQA: Categorically Exempt
Recommendation: Adopt
SUMMARY
The Applicant, Jimmy Shouyi Lee, on behalf of the property owner, JLDB Investment
LLC, requests approval of Tentative Tract Map No. TTM 26-03 (Tentative Tract Map
No. 85200) and Multiple-Family Architectural Design Review No. MFADR 26-03 to
subdivide the existing seven-unit townhome development into individually owned
condominium units at 772 West Huntington Drive.
The proposed condominium conversion would not increase the number of
residential units or alter the exterior appearance of the existing building. The existing
legal nonconforming side and rear yard setbacks for architectural features may be
maintained, as it would not be affected by the proposed condominium conversion.
The proposed condominium conversion complies with all the other development
standards and subdivision requirements.
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It is recommended that the Planning Commission adopt Resolution No. 2202,
approving Tentative Tract Map No. TTM 26-03 and Multiple-Family Architectural
Design Review No. MFADR 26-03, subject to the conditions of approval.
BACKGROUND
The subject property is located on the south side of West Huntington Drive, between
Holly Avenue and Sunset Boulevard, within the High Density Residential (R-3) Zone.
The approximately 15,770 square foot (0.36 acres) lot has 78.75 feet of frontage along
West Huntington Drive and a depth of 200 feet. The R-3 Zone allows a density of 20
to 40 dwelling units per acre. The existing seven-unit development complies with the
minimum density requirement and would maintain the same density following the
proposed condominium conversion. The site is developed with an existing seven-unit
townhome building constructed in 2004. Vehicular access to the existing garages and
guest parking area is provided from West Huntington Drive and an alley in the rear
of the property, along the southern property line. An aerial photograph with zoning
information and photographs of the subject property are provided in Attachment
No. 2.
The development consists of seven attached, townhome style units, each with three
bedrooms and an attached two-car garage that were built in 2004. Units 1 through 6
are located within the main portion of the three-story building, and Unit 7 is located
at the western end of the site, adjacent to the alley. The property includes private
outdoor areas, landscaping, a shared driveway, and guest parking spaces. The
existing building contains approximately 11,320 square feet of residential living area
and has a maximum height of approximately 33 feet with semi-subterranean
parking.
PROPOSAL
The Applicant is requesting approval of a Tentative Tract Map to subdivide the
existing seven unit townhome development into individually owned condominium
units. Approval of a Multiple-Family Architectural Design Review is also requested for
minor improvements for the guest parking spaces and trash enclosure area.
The conversion would allow each residential unit to be individually owned and sold,
with the remaining portions of the property maintained and held in common
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ownership. No new units, building additions or changes to the existing exterior
architecture are proposed. The architectural plans are included as Attachment No. 4.
The existing townhomes vary in size from 1,592 square feet of living area to 1,788
square feet. Each townhome has an existing private outdoor yard of approximately
124 to 196 square feet, which would remain unchanged.
The development currently has four guest parking spaces along the rear alley,
consisting of three enclosed spaces and one uncovered space. The three enclosed
spaces were previously modified with garage doors and interior dividing walls,
resulting in parking spaces that do not meet the required width of 11 feet, 6 inches
for spaces adjacent to walls (see Figure 1). The Applicant proposes to remove the
interior dividing walls to provide three compliant enclosed guest parking spaces,
while the uncovered space would remain unchanged (see Figure 2). The development
would continue to provide four guest parking spaces, along with 14 garage parking
spaces, and four open guest parking spaces for a total of 18 parking spaces.
Figure 1- Location of Existing Guest Parking Area and Laundry Area for Unit 7
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Figure 2- Proposed Guest Parking Configuration and Reconfigured Laundry Area for Unit 7
The Applicant also proposes to expand and reconfigure the existing trash collection
area, located behind the guest parking spaces near the western end of the property.
The expansion would utilize a portion of the existing laundry area associated with
Unit 7 to enlarge the adjacent common trash collection area. The laundry facilities
would remain within the garage of Unit 7, separate from the parking space. The
expanded trash area would accommodate three commercial dumpsters, one each
for trash, recycling, and organic waste. Waste Management confirmed that weekly
collection would be sufficient initially. If the dumpsters begin to overflow, the
property manager may request more frequent collection, or Waste Management
may require an increase in service frequency.
Access to the dumpsters would be relocated from the alley side of the property to
the common driveway accessed from Huntington Drive. A new seven-foot-wide
opening secured by a sliding metal gate would provide access to the three
dumpsters. Waste Management reviewed the proposed layout and confirmed in a
letter dated July 15, 2026, that the number of required dumpsters, sizes and access
configuration are acceptable for the seven-unit development (see Attachment No. 5).
The homeowners association (HOA) would be responsible for the ongoing
management and maintenance of the common trash collection area, as established
through the project's Covenants, Conditions, and Restrictions (CC&Rs).
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Figure 3 –Site Plan
ANALYSIS
The California Subdivision Map Act allows an existing residential property to be
subdivided for condominium ownership through the approval of a subdivision map,
including the division of building airspace into individually owned units. The
conversion must also comply with current parking requirements, landscaping,
lighting, density, common open space, trash, applicable building and fire codes,
including requirements for fire-resistance-rated separation between dwelling units,
where applicable, to ensure compliance with fire and life safety standards. The
Development Code requires that the property owner must upgrade the electrical, fire
detection system, fire protection systems, landscaping, sewer, sound
attenuation/proofing, street improvements, and all windows and doors must be
inspected and brought up to current energy efficiency standards.
As part of the condominium conversion process in the City’s Development Code, the
Applicant must complete the tenant notification process, informing existing tenants
of the proposed change in ownership at least 60 days and a tenant whose tenancy
will be terminated due to the conversion must receive a written notice 180 days
before the City can approve the tentative map. The conversion would remain subject
to any remaining applicable tenant protection requirements under the California
Subdivision Map Act.
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The existing townhomes were constructed in compliance with the applicable building
codes and regulations in effect at the time of construction. However, subsequent
changes to the regulations have resulted in certain architectural features, including
bay windows and front entry porches, encroaching into the currently required
setbacks. These features are therefore considered legal nonconforming. Under the
current Development Code, the minimum side and rear yard setbacks are 10 feet.
The existing architectural features were approved with setbacks of approximately 7.5
to 8 feet, resulting in encroachments of approximately 2 to 2.5 feet under today’s
development standards. However, these encroachments do not affect the existing
building footprints or the subdivision of the airspace necessary to facilitate the
conversion of the townhomes from rental units to individual ownership.
Design Review
The proposed improvements are limited to reconfiguring the guest parking area, and
the trash collection area for the residents. None of these improvements would alter
the exterior appearance of the townhome units. No alteration is proposed to the
architectural style or the building footprint. As a result, the project would preserve
the established residential character of the property and is consistent with the City's
Multifamily Residential Design Guidelines.
Tentative Tract Map
The proposed subdivision would establish separate ownership interests in the
individual dwelling units and associated interests in common areas, as applicable.
The Applicant would be required to satisfy the applicable conditions of approval and
obtain approval of a Final Map before the condominium subdivision could be
recorded.
FINDINGS
Site Plan and Design Review
The following findings are required for the approval of a Site Plan and Design Review
pursuant to Development Code Section 9107.19.050.F.
1.The proposed development is in compliance with all applicable
development standards and regulations in the Development Code.
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Facts to Support This Finding:The project would convert an existing seven-unit
townhome development to condominium ownership. The proposed
condominium conversion would maintain the existing seven residential units
without increasing the number of units or expanding the overall building
footprint. The project includes reconfiguring the existing guest parking area by
removing interior walls and increasing the width of the parking spaces to meet
current Development Code requirements. The existing trash collection area
would also be expanded by utilizing a portion of the existing laundry area
associated with Unit 7, with access relocated to the common driveway from
Huntington Drive. The existing legal nonconforming side and rear yard setback
conditions would remain unchanged, with no additional encroachments
proposed. As a condominium conversion, the project is subject to the standards
under Development Code Section 9105.23, including required building
inspections and improvements. These requirements have been incorporated into
the conditions of approval. As conditioned, the project complies with all
applicable development standards and regulations of the Development Code.
The proposed development is also consistent with the objectives and standards
of any applicable City Design Guidelines.
2.The proposed development is compatible in terms of scale and aesthetic
design with surrounding properties and developments.
Facts to Support This Finding: The existing building is designed in a traditional
architectural style with stucco exterior finishes, decorative trim, and pitched
roofs. The proposed conversion would retain the existing architectural design,
building massing, and exterior appearance. Since the building's scale, height, and
form would remain unchanged, the development would maintain its established
residential character and compatibility with the surrounding neighborhood.
3.The proposed development will have an adequate and efficient site layout
in terms of access, vehicular circulation, parking and landscaping.
Facts to Support This Finding: The existing site layout, vehicular access from the
alley, and landscaping would remain unchanged. Each of the seven residential
units would retain its attached two-car garage, providing 14 enclosed parking
spaces. The reconfigured guest parking area would provide four compliant
spaces, resulting in a total of 18 parking spaces. The existing trash collection area
would be expanded and reconfigured to accommodate three commercial
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dumpsters for trash, recycling, and organic waste, as confirmed by Waste
Management. Together, these features give the site an efficient arrangement of
access, circulation, parking, and service functions that supports the development.
4.The proposed development will be in compliance with all of the applicable
criteria identified in Subparagraph 9107.19.040(C.5).
Facts to Support This Finding: The proposed project has been reviewed for
consistency with the applicable criteria of the Development Code, and the
applicable City Design Guidelines. The project meets the applicable development
standards and its site layout, massing, architectural style, materials, and
landscaping are compatible with the surrounding neighborhood and consistent
with the Design Guidelines. The Applicant/Property Owner shall comply with all
applicable City requirements regarding disabled access and facilities, occupancy
limits, building and fire safety, health code compliance, emergency access and
equipment, environmental regulations, parking, and site design to the satisfaction
of the Building Official, City Engineer, Deputy Development Services Director, Fire
Marshal, Public Works Services Director, or their respective designees. The project
shall also comply with the General Plan, Development Code, applicable City
Design Guidelines, conditions of approval, and all other applicable City
regulations.
Condominium Conversion
The following findings are required for the approval of a residential condominium
conversion pursuant to Development Code Section 9105.23.070:
A. All provisions of this Section and all applicable provisions of this
Development Code are met.
Facts in Support of the Finding: The proposed condominium conversion would
maintain the existing seven residential units without increasing the number of
units or expanding the overall building footprint. The project includes
reconfiguring the existing guest parking spaces to meet current parking
standards and expanding the shared trash collection area to accommodate three
commercial dumpsters for trash, recycling, and organic waste. The existing legal
nonconforming side and rear yard setback conditions would remain unchanged.
The project has been conditioned to comply with the applicable condominium
conversion requirements under Development Code Section 9105.23, including
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tenant notification, building inspections, required improvements, and ongoing
maintenance of common areas. As conditioned, the project would comply with
the applicable requirements of the Development Code.
B. The proposed conversion is consistent with the General Plan and any
applicable specific plan.
Facts in Support of the Finding:The property is designated High Density
Residential in the City's General Plan and is zoned R-3 (High Density Residential).
The proposed condominium conversion would retain the existing seven
residential units and would not change the residential use or density of the
property. The conversion would allow the existing units to be individually owned
while maintaining the residential character of the development. Therefore, the
project is consistent with the General Plan's High Density Residential land use
designation and applicable zoning requirements.
C. The proposed conversion will conform to all Municipal Code provisions in
effect at the time of tentative map approval, except as otherwise provided
in this Section.
Facts in Support of the Finding: The proposed condominium conversion would
be required to comply with all applicable Municipal Code provisions in effect at
the time of Tentative Tract Map approval, except as otherwise permitted under
Development Code Section 9105.23. The project includes improvements to the
existing guest parking area and trash collection facilities to meet current
standards. The existing legal nonconforming setback conditions would remain
unchanged. Conditions of approval have also been included requiring applicable
building inspections, repairs, and improvements to ensure compliance with the
City's condominium conversion requirements. As conditioned, the project would
conform to the applicable Municipal Code provisions.
D. The overall design and physical condition of the condominium conversion
will achieve a high degree of appearance, quality, and safety and is
appropriately conditioned to ensure this achievement.
Facts in Support of the Finding: The existing seven-unit townhome
development was constructed in 2004 and would retain its current architectural
design and exterior appearance. The proposed conversion does not involve
substantial exterior alterations, and the existing building would continue to
function as a seven unit townhome development. The project includes
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improvements to the guest parking area and shared trash collection facilities to
provide adequate parking dimensions and organized waste collection for future
residents. Conditions of approval require building inspections and any necessary
repairs or improvements to ensure the development meets applicable safety and
maintenance standards. These requirements would help maintain the
appearance, quality, and safety of the development following its conversion to
condominium ownership. The Commission further finds that the proposed
Tentative Tract Map satisfies all applicable findings required by the Development
Code.
ENVIRONMENTAL IMPACT
The Project is Categorically Exempt from the California Environmental Quality Act
(CEQA) pursuant to Sections 15301(a) and 15301(k) of the CEQA Guidelines. These
exemptions apply to minor alterations of existing facilities and the conversion of
existing residential units into condominium ownership. The Project involves the
conversion of an existing seven-unit townhome development into seven
condominium units, along with minor interior and site improvements. The Project
would not result in physical changes beyond the scope of the proposed minor
improvements. Refer to Attachment No. 6 for the Preliminary Exemption
Assessment.
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 October 15, 2026. It
was also mailed to the property owners located within 300 feet of the subject
property. As of October 23, 2026, no comments were received.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2202
(Attachment No. 1), find that the Project is Categorically Exempt under the California
Environmental Quality Act (CEQA), and approve Multiple-Family Architectural Design
Review No. MFADR 26-03 and Tentative Tract Map No. TTM 26-03 (Tentative Tract
Map No. 85200), subject to the following conditions of approval:
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1. The Project shall be developed and maintained by the Applicant/Property Owner
in a manner consistent with the plans submitted and conditionally approved for
MFADR 26-03 and TTM 26-03 (Tentative Tract Map No. 85200).
2. The Applicant/Property Owner shall comply with all applicable requirements of
Development Code Section 9105.23 (Residential Condominium Conversions),
including tenant notification and protection requirements, building inspections,
and required repairs and improvements to electrical systems, fire detection and
protection systems, landscaping, sewer facilities, sound attenuation, street
improvements, and windows and doors to meet applicable energy efficiency
standards. The Applicant/Property Owner shall also ensure compliance with
applicable parking, lighting, open space, trash collection, and building and fire
safety requirements. The project's Covenants, Conditions, and Restrictions
(CC&Rs) shall establish the homeowners association's responsibility for the
ongoing maintenance of all common areas and facilities, including shared guest
parking spaces and trash collection facilities, to ensure continued compliance
with applicable Development Code requirements, to the satisfaction of the
Development Services Director or designee.
Engineering
3. Prior to approval of the Final Tract Map, the Applicant/Property Owner shall
construct or post security for the following public improvements:
a. The existing driveway approach along Huntington Drive does not comply
with current City standards and shall be removed and replaced with a new
driveway approach in accordance with City Standard 801-1, to the
satisfaction of the Engineering Division.
b. Replace the asphalt pavement within the alley, from the ribbon gutter at
the property line to the opposite property line.
4. Prior to occupancy, the Applicant/Property Owner shall repair any damage caused
by the Project to the street frontage, from property line to property line, including
but not limited to trench cuts and damage caused by construction traffic, to the
satisfaction of the City Engineer.
Fire
5. Any outstanding Fire Code violations shall be corrected prior to the condominium
conversion.
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6. The existing fire sprinkler system shall be modified as necessary to accommodate
the condominium conversion and any associated improvements. Modifications to
the fire sprinkler system shall require separate plans and permits from the Fire
Department.
Water
7. The Applicant/Property Owner shall submit a completed Water Meter Clearance
Application to determine whether the existing water service lateral and meter are
adequate to accommodate the proposed condominium conversion. The
application shall identify all existing plumbing fixture units in the “Existing”
column and any proposed new or additional fixture units in the “New” column.
General
8. Approval of Multiple-Family Architectural Design Review No. MFADR 26-03 and
Tentative Tract Map No. TTM 26-03 (Tentative Tract Map No. 85200) shall not be
effective unless, on or before 30 calendar days after Planning Commission
adoption of the Resolution, the property owner and Applicant have executed and
filed with the Development Services Director or designee an Acceptance Form
available from the Development Services Department to indicate awareness and
acceptance of these conditions of approval.
9. To the maximum extent permitted by law, the Applicant must defend, indemnify,
and hold the City, any departments, agencies, divisions, boards, and/or
commissions of the City, and its elected officials, officers, contractors serving as
City officials, agents, employees, and attorneys of the City (“Indemnitees”)
harmless from liability for damages and/or claims, actions, or proceedings for
damages for personal injuries, including death, and claims for property damage,
and with respect to all other actions and liabilities for damages caused or alleged
to have been caused by reason of the Applicant’s activities in connection with
MFADR 26-03 and TTM 26-03 (“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 operation 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.
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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 City that the deposit has fallen below the initial amount,
Applicant shall replenish the deposit each and every time in order for City’s legal
team to continue working on the matter. The City shall only refund to the
Applicant 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.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this proposal, the Commission should
pass a motion to approve Multiple-Family Architectural Design Review No. MFADR
26-03 and Tentative Tract Map No. TTM 26-03 (Tentative Tract Map No. 85200),
stating that the proposal satisfies the requisite findings and requirements of the
Arcadia Development Code and California Subdivision Map Act, and adopt the
attached Resolution No. 2202 incorporating the requisite environmental
determination, findings, and conditions of approval as presented in this staff report,
or as modified by the Commission.
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Denial
If the Planning Commission intends to deny this proposal, the Commission should
pass a motion to deny Multiple-Family Architectural Design Review No. MFADR 26-03
and Tentative Tract Map No. TTM 26-03 (Tentative Tract Map No. 85200), state the
finding(s) or requirements that the proposal does not satisfy with reasons based on
the record, and direct staff to prepare a resolution for adoption at the next meeting
incorporating 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 October 27, 2026, hearing, please
contact Senior Planner, Melissa Chipres at (626) 574-5447, or
mchipres@ArcadiaCA.gov.
Approved:
Jared Rosengren
Deputy Development Services Director
Attachment No. 1: Resolution No. 2202
Attachment No. 2: Aerial Photo with Zoning Information & Photos of the Subject Property
Attachment No. 3: Tentative Tract Map No. 26-03 (85200)
Attachment No. 4: Architectural Plans
Attachment No. 5: Waste Management Will Serve Letter
Attachment No. 6: Preliminary Exemption Assessment
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Attachment No. 1
Attachment No. 1
Resolution No. 2202
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RESOLUTION NO. 2202
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. TTM 26-
03 (TENTATIVE TRACT MAP NO. 85200) AND MULTIPLE-FAMILY
ARCHITECTURAL DESIGN REVIEW NO. MFADR 26-03, FOR THE
CONVERSION OF AN EXISTING SEVEN UNIT TOWNHOME
DEVELOPMENT TO CONDOMINIUM OWNERSHIP AT 772 WEST
HUNTINGTON DRIVE
WHEREAS, on February 27, 2026, an application for Multiple-Family
Architectural Design Review No. MFADR 26-03 was filed, followed by an application
for Tentative Tract Map No. TTM 26-03 (Tentative Tract Map No. 85200) on April 1,
2026, by Jimmy Shouyi Lee, on behalf of the property owner, JLDB Investment LLC,
requesting approval to convert an existing seven unit townhome development into
seven condominium units, including minor interior and site improvements
(collectively, “Project”) at 772 W. Huntington Drive; and
WHEREAS, on October 6, 2026, Planning Services completed an environmental
assessment for the Project in accordance with the California Environmental Quality
Act (“CEQA”) and determined that the Project qualifies as a Class 1 Categorical
Exemption pursuant to Sections 15301(a) and 15301(k) of the CEQA Guidelines
pertaining to minor alterations of existing facilities and the conversion of existing
multi-family residential units into condominiums; and
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WHEREAS, on October 27, 2026, a duly noticed public hearing was held before
the Planning Commission on said applications, at which time all interested persons
were given full opportunity to be heard and to present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA,
CALIFORNIA, HEREBY RESOLVES AS FOLLOWS:
SECTION 1. The factual data submitted by the Development Services
Department in the staff report dated October 27, 2026, are true and correct.
SECTION 2. This Commission finds that based upon the entire record,
pursuant to Section 9107.19.050.F of the Arcadia Development Code, all of the
following findings can be made.
Site Plan and Design Review
A. The proposed development is in compliance with all applicable
development standards and regulations in the Development Code.
FACT: The project would convert an existing seven-unit townhome
development to condominium ownership. The proposed condominium conversion
would maintain the existing seven residential units without increasing the number of
units or expanding the overall building footprint. The project includes reconfiguring
the existing guest parking area by removing interior walls and increasing the width
of the parking spaces to meet current Development Code requirements. The existing
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trash collection area would also be expanded by utilizing a portion of the existing
laundry area associated with Unit 7, with access relocated to the common driveway
from Huntington Drive. The existing legal nonconforming side and rear yard setback
conditions would remain unchanged, with no additional encroachments proposed.
As a condominium conversion, the project is subject to the standards under
Development Code Section 9105.23, including required building inspections and
improvements. These requirements have been incorporated into the conditions of
approval. As conditioned, the project complies with all applicable development
standards and regulations of the Development Code. The proposed development is
also consistent with the objectives and standards of any applicable City Design
Guidelines
B. The proposed development is compatible in terms of scale and
aesthetic design with surrounding properties and developments.
FACT: The existing building is designed in a traditional architectural style with
stucco exterior finishes, decorative trim, and pitched roofs. The proposed conversion
would retain the existing architectural design, building massing, and exterior
appearance. Since the building's scale, height, and form would remain unchanged,
the development would maintain its established residential character and
compatibility with the surrounding neighborhood.
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C. The proposed development will have an adequate and efficient site
layout in terms of access, vehicular circulation, parking and landscaping.
FACT: The existing site layout, vehicular access from Huntington Drive and the
rear alley, and landscaping would remain unchanged. Each of the seven residential
units would retain its attached two-car garage, providing 14 enclosed parking spaces.
The reconfigured guest parking area would provide four compliant spaces, resulting
in a total of 18 parking spaces. The existing trash collection area would be expanded
and reconfigured to accommodate three commercial dumpsters for trash, recycling,
and organic waste, as confirmed by Waste Management. Together, these features
give the site an efficient arrangement of access, circulation, parking, and service
functions that supports the development.
D. The proposed development will be in compliance with all of the
applicable criteria identified in Subparagraph 9107.19.040(C.5).
FACT: The proposed project has been reviewed for consistency with the
applicable criteria of the Development Code, and the applicable City Design
Guidelines. The project meets the applicable development standards and its site
layout, massing, architectural style, materials, and landscaping are compatible with
the surrounding neighborhood and consistent with the Design Guidelines. The
Applicant/Property Owner shall comply with all applicable City requirements
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regarding disabled access and facilities, occupancy limits, building and fire safety,
health code compliance, emergency access and equipment, environmental
regulations, parking, and site design to the satisfaction of the Building Official, City
Engineer, Deputy Development Services Director, Fire Marshal, Public Works Services
Director, or their respective designees. The project shall also comply with the General
Plan, Development Code, applicable City Design Guidelines, conditions of approval,
and all other applicable City regulations.
Condominium Conversion
The following findings are required for the approval of a residential condominium
conversion pursuant to Development Code Section 9105.23.070:
A. All provisions of this Section and all applicable provisions of this
Development Code are met.
FACT: The proposed condominium conversion would maintain the existing
seven residential units without increasing the number of units or expanding the
overall building footprint. The project includes reconfiguring the existing guest
parking spaces to meet current parking standards and expanding the shared trash
collection area to accommodate three commercial dumpsters for trash, recycling,
and organic waste. The existing legal nonconforming side and rear yard setback
conditions would remain unchanged. The project has been conditioned to comply
with the applicable condominium conversion requirements under Development
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Code Section 9105.23, including tenant notification, building inspections, required
improvements, and ongoing maintenance of common areas. As conditioned, the
project would comply with the applicable requirements of the Development Code.
B. The proposed conversion is consistent with the General Plan and any
applicable specific plan.
FACT: The property is designated High Density Residential in the City's General
Plan and is zoned R-3 (High Density Residential). The proposed condominium
conversion would retain the existing seven residential units and would not change
the residential use or density of the property. The conversion would allow the
existing units to be individually owned while maintaining the residential character of
the development. Therefore, the project is consistent with the General Plan's High
Density Residential land use designation and applicable zoning requirements.
C. The proposed conversion will conform to all Municipal Code provisions
in effect at the time of tentative map approval, except as otherwise provided in this
Section.
FACT: The proposed condominium conversion would be required to comply
with all applicable Municipal Code provisions in effect at the time of Tentative Tract
Map approval, except as otherwise permitted under Development Code Section
9105.23. The project includes improvements to the existing guest parking area and
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trash collection facilities to meet current standards. The existing legal
nonconforming setback conditions would remain unchanged. Conditions of approval
have also been included requiring applicable building inspections, repairs, and
improvements to ensure compliance with the City's condominium conversion
requirements. As conditioned, the project would conform to the applicable Municipal
Code provisions.
D. The overall design and physical condition of the condominium
conversion will achieve a high degree of appearance, quality, and safety and is
appropriately conditioned to ensure this achievement.
FACT: The existing seven-unit townhome development was constructed in
2004 and would retain its current architectural design and exterior appearance. The
proposed conversion does not involve substantial exterior alterations, and the
existing building would continue to function as a seven unit townhome development.
The project includes improvements to the guest parking area and shared trash
collection facilities to provide adequate parking dimensions and organized waste
collection for future residents. Conditions of approval require building inspections
and any necessary repairs or improvements to ensure the development meets
applicable safety and maintenance standards. These requirements would help
maintain the appearance, quality, and safety of the development following its
conversion to condominium ownership. The Commission further finds that the
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proposed Tentative Tract Map satisfies all applicable findings required by the
Development Code.
SECTION 3. For the foregoing reasons, the Planning Commission determines
that the Project is Categorically Exempt pursuant to Sections 15301(a) and 15301(k)
of the CEQA Guidelines and approves Tentative Tract Map No. TTM 26-03 (Tentative
Tract Map No. 85200) and Multiple-Family Architectural Design Review No. MFADR
26-03 for the conversion of an existing seven unit townhome development into seven
condominium units, including minor interior and site improvements at 772 West
Huntington Drive, subject to the conditions of approval attached hereto.
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
[SIGNATURES ON THE NEXT PAGE]
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Passed, approved and adopted this 27th day of October, 2026.
_____________________________
Vincent Tsoi
Chair, Planning Commission
ATTEST:
___________________________
Jared Rosengren
Secretary
APPROVED AS TO FORM:
____________________________
Michael J. Maurer
City Attorney
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Page Intentionally Left Blank
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RESOLUTION NO. 2202
Conditions of Approval
Planning:
1. The Project shall be developed and maintained by the Applicant/Property Owner
in a manner consistent with the plans submitted and conditionally approved for
MFADR 26-03 and TTM 26-03 (Tentative Tract Map No. 85200).
2. The Applicant/Property Owner shall comply with all applicable requirements of
Development Code Section 9105.23 (Residential Condominium Conversions),
including tenant notification and protection requirements, building inspections,
and required repairs and improvements to electrical systems, fire detection and
protection systems, landscaping, sewer facilities, sound attenuation, street
improvements, and windows and doors to meet applicable energy efficiency
standards. The Applicant/Property Owner shall also ensure compliance with
applicable parking, lighting, open space, trash collection, and building and fire
safety requirements. The project's Covenants, Conditions, and Restrictions
(CC&Rs) shall establish the homeowners association's responsibility for the
ongoing maintenance of all common areas and facilities, including shared guest
parking spaces and trash collection facilities, to ensure continued compliance
with applicable Development Code requirements, to the satisfaction of the
Development Services Director or designee.
Engineering
3. Prior to approval of the Final Tract Map, the Applicant/Property Owner shall
construct or post security for the following public improvements:
a. The existing driveway approach along Huntington Drive does not comply
with current City standards and shall be removed and replaced with a new
driveway approach in accordance with City Standard 801-1, to the
satisfaction of the Engineering Division.
b. Replace the asphalt pavement within the alley, from the ribbon gutter at
the property line to the opposite property line.
4. Prior to occupancy, the Applicant/Property Owner shall repair any damage caused
by the Project to the street frontage, from property line to property line, including
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but not limited to trench cuts and damage caused by construction traffic, to the
satisfaction of the City Engineer.
Fire
5. Any outstanding Fire Code violations shall be corrected prior to the condominium
conversion.
6. The existing fire sprinkler system shall be modified as necessary to accommodate
the condominium conversion and any associated improvements. Modifications to
the fire sprinkler system shall require separate plans and permits from the Fire
Department.
Water
7. The Applicant/Property Owner shall submit a completed Water Meter Clearance
Application to determine whether the existing water service lateral and meter are
adequate to accommodate the proposed condominium conversion. The
application shall identify all existing plumbing fixture units in the “Existing”
column and any proposed new or additional fixture units in the “New” column.
General
8. Approval of Multiple-Family Architectural Design Review No. MFADR 26-03 and
Tentative Tract Map No. TTM 26-03 (Tentative Tract Map No. 85200) shall not be
effective unless, on or before 30 calendar days after Planning Commission
adoption of the Resolution, the property owner and Applicant have executed and
filed with the Development Services Director or designee an Acceptance Form
available from the Development Services Department to indicate awareness and
acceptance of these conditions of approval.
9. To the maximum extent permitted by law, the Applicant must defend, indemnify,
and hold the City, any departments, agencies, divisions, boards, and/or
commissions of the City, and its elected officials, officers, contractors serving as
City officials, agents, employees, and attorneys of the City (“Indemnitees”)
harmless from liability for damages and/or claims, actions, or proceedings for
damages for personal injuries, including death, and claims for property damage,
and with respect to all other actions and liabilities for damages caused or alleged
to have been caused by reason of the Applicant’s activities in connection with
MFADR 26-03 and TTM 26-03 (“Project”) on the Project site, and which may arise
from the direct or indirect operations of the Applicant or those of the Applicant’s
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contractors, agents, tenants, employees or any other persons acting on
Applicant’s behalf, which relate to the operation 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 City that the deposit has fallen below the initial amount,
Applicant shall replenish the deposit each and every time in order for City’s legal
team to continue working on the matter. The City shall only refund to the
Applicant 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.
----
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Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information
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Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
R-3
Number of Units:
HDR
Property Characteristics
2004
11,486
7
Property Owner
Site Address:772 W HUNTINGTON DR
Parcel Number: 5783-010-002
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:N/A
N/A
N/A
N/A
Residential Flex Overlay:
N/A
N/A
N/A
N/A
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 12-Oct-2026
Page 1 of 1 122
Attachment No. 3
Attachment No. 3
Tentative Parcel Map No. 26-03 (85200)
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Attachment No. 4
Attachment No. 4
Architectural Plans
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126
127
128
129
130
131
132
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Attachment No. 5
Attachment No. 5
Waste Management Will Serve Letter
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Sj
July 15, 2026
Jimmy Lee
JLDB Investment LLC
Re: WM Service Provider 772 W Huntington Dr
Dear Mr. Lee:
WM is pleased to offer solid waste collection services for your multi-family development
located in the City of Arcadia.
The project at 772 W. Huntington Drive is a condominium conversion development. In
accordance with California Senate Bill 1383, the residential community will require
commercial collection services for solid waste, recycling, and organic waste. To support these
services, the property will be serviced with three (3) commercial dumpsters one each for
trash, recycling, and organics.
Scout service will be required to retrieve and temporarily relocate the dumpsters in the event
off-site collection is necessary.
WM has reviewed the site plan (A1.3-WM-20260605) and finds it acceptable. The revised plan
provides a 7-foot driveway access opening, which allows adequate clearance for the safe
removal and return of the dumpsters during collection operations.
Should you require additional information or have any questions, please feel free to contact
me at (626) 825-3785 or via email at jgoldman@wm.com.
WM looks forward to the opportunity to servefuture residents of Arcadia.
Sincerely,
Josh Goldman
Public Sector Solutions, So Cal Market Area
San Gabriel Valley, WM
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Attachment No. 6
Attachment No. 6
Preliminary Exemption Assessment
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Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1.Name or description of project: Multi-Family Architectural Design Review No. MFADR 25-05;
Planning Commission Administrative Modification No. PC AM
26-01; and Tentative Parcel Map No. TPM 26-01.
2.Project Location – Identify street
address and cross streets or
attach a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
772 W. Huntington Dr. Arcadia, CA. 91007
3.Entity or person undertaking
project:
A.
B.Other (Private)
(1)Name Jimmy Shouyi Lee on behalf of property
owner JLDB Investment
(2)Address 13841 Roswell Ave. STE. A
Chino, CA. 91710
4.Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental assessment
because:
a.The proposed action does not constitute a project under CEQA.
b.The project is a Ministerial Project.
c.The project is an Emergency Project.
d.The project constitutes a feasibility or planning study.
e.The project is categorically exempt.
Applicable Exemption Class: Sections 15301(a) and 15301(k) of the CEQA
Guidelines pertaining to minor alterations of existing
facilities and the conversion of existing multi-family
residential units into condominiums.
f.The project is statutorily exempt.
Applicable Exemption:
g.The project is otherwise
exempt on the following basis:
h.The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: October 6, 2026 Staff: Melissa Chipres, Senior Planner
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ARCADIA PLANNING COMMISSION
REGULAR MEETING MINUTES
TUESDAY, OCTOBER 13, 2026
Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made
available for public inspection in the City’s Planning Services Office located at 240 W. Huntington Drive, Arcadia, California, during
normal business hours.
CALL TO ORDER Chair Tsoi called the meeting to order at 6:30 p.m.
ROLL CALL
PRESENT: Chair Tsoi, Commissioners Arvizu, Lau, and Lee
ABSENT: Vice Chair Hui
It was moved by Commissioner Arvizu and seconded by Commissioner Lau to excuse Vice Chair Hui
from the meeting.
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
Planning Services Manager Fiona Graham informed the Commission that Resolution No. 2200 was
revised to fix minor typographical errors and a hard copy was provided to all on the dais.
PUBLIC COMMENTS (5 minute time limit per person)
Domenico Tallerico, a resident of Arcadia, expressed concerns about the new Throne restroom unit
that was deployed at the Arcadia Transit Plaza and requested for it to be added to a future agenda
for discussion.
PUBLIC HEARING
1.Resolution No. 2199 – Approving Tentative Parcel Map No. TPM 26-04 (85348) to subdivide
the airspace for an approved four-unit multi-family residential condominium development
at 26 Alta Street
CEQA: Exempt
Recommendation: Adopt
Applicant:Maggi Qui and Eric Tsang
MOTION - PUBLIC HEARING
Chair Tsoi introduced the item, and Associate Planner Gary Yesayan, presented the staff
report.
There were no questions for staff.
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The public hearing was opened.
Eric Tsang, the project applicant and architect, accepted the conditions of approval and was
available for questions.
Commissioner Lau asked about the circulation of the driveway and its width.
Mr. Tsang stated that it is a one-way driveway with the last unit having access from the alley.
The driveway width is 10 feet at the entrance with a max width of 12’-6’’ and a backup space
of 24 feet.
There were no public comments for this item.
Commissioner Arvizu made a motion to close the public hearing.
Commissioner Lee seconded the motion.
Without objection, the motion was approved.
DISCUSSION
The Commissioners did not have anything to discuss, and all were in favor of approving the
project.
MOTION
It was moved by Commissioner Arvizu, seconded by Commissioner Lee to approve Tentative
Parcel Map No. TPM 26-04 (85348) to subdivide the airspace for an approved four-unit multi-
family residential condominium development at 26 Alta Street. It is exempt from CEQA and
all findings were made.
ROLL CALL
AYES: Chair Tsoi, Arvizu, Lau, and Lee
NOES: None
ABSENT: Vice Chair Hui
The motion was approved.
There is a ten (10) day appeal period. Appeals are to be filed by 4:30 p.m. on Friday, October 23, 2026.
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PUBLIC HEARING
2. Resolution No. 2200 – Approving an amendment to Conditional Use Permit No. CUP 19-04
to allow family and children’s indoor entertainment uses within an existing arcade with
extended hours of operation, a restaurant and bar, and karaoke at 1020 S. Baldwin Avenue
CEQA: Exempt
Recommendation: Adopt
Applicant: Eric Pan
MOTION - PUBLIC HEARING
Chair Tsoi introduced the item, and Planning Services Manager Fiona Graham, presented the
staff report.
Commissioner Lee asked if the late hours of operation are being requested for the entire
facility or only the karaoke.
Ms. Graham clarified that only the karaoke will be permitted to remain open until 2:00 a.m.
Commissioner Lee asked if there is an age restriction in the karaoke area.
Ms. Graham stated there is no proposed age restriction in the karaoke area, however, as
required by the conditions of approval, minors are required to be accompanied by a parent
or guardian.
Commissioner Lau asked if the City permits the use of electric cigarettes (e-cigarettes)
indoors.
Ms. Graham stated that the City is subject to county and state regulations regarding e-
cigarettes and they are not permitted to be used indoors.
Commissioner Lau asked for the outdoor smoking regulations.
Assistant City Attorney Kellan Martz stated that smoking is not permitted within 25 feet from
any doors or entrances.
Commissioner Arvizu asked if the requirement for metal detectors is a recent requirement.
Ms. Graham stated that it is not a new requirement and it is a condition of approval that was
carried over from the original Conditional Use Permit (CUP).
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Commissioner Arvizu asked if it is typical for karaoke bars to have metal detectors and where
they will be placed at.
Ms. Graham stated that there are two entrances to the karaoke area and at least one of them
is required to have a metal detector.
The public hearing was opened.
The applicants Elson Shih and Rex Lin stated they accept the conditions of approval and were
available for questions.
Commissioner Arvizu asked if any prohibited items have been found during inspection
through the metal detectors.
Mr. Lin stated that there had been several documented incidents involving prohibited items
being found, and that the standard procedure was to ask the guest to leave the items in their
car or deny entry if they did not comply.
Mr. Lin stated that metal detectors used to be installed at the entrances of the facility now
they will be installed only at the entrance of the karaoke area.
Commissioner Lau asked if the windows looking into the individual karaoke rooms would be
covered to obstruct visibility inside.
Mr. Shih stated that the windows will remain uncovered.
There were no public comments for this item.
Commissioner Arvizu made a motion to close the public hearing.
Commissioner Lau seconded the motion.
Without objection, the motion was approved.
DISCUSSION
Commissioner Lee believed the findings had been met and was in support of approving the
project. However, he recommended that staff consider implementing additional steps of
security when reviewing projects involving late hours and alcohol consumption.
Commissioner Arvizu felt the proposal was not very family friendly and discussed concerns
with the lack of age restrictions in the karaoke area. Specifically with the sale of alcohol and
the late hours of operation.
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Commissioner Lee expressed the same concerns.
Commissioner Arvizu suggested age restrictions in the karaoke area be implemented after a
certain time.
Before the discussion continued, Chair Tsoi asked for a motion to reopen the public hearing
and ask the applicants if they were open to an age restriction in the karaoke area.
Commissioner Lee motioned to reopen the public hearing.
Commissioner Arvizu seconded the motion.
Commissioner Arvizu asked the applicants if they have considered a policy for the prohibition
of minors in the karaoke area after a certain time.
Mr. Lin stated that in the past they have had a 21 and over policy in the karaoke area,
however they would like to encourage a more family-friendly environment and have no age
restrictions.
Commissioner Arvizu asked if they are open to consider an age restriction.
Mr. Lin explained that in their previous business, EXP Barcadia, they required guests younger
than 18 years old to be accompanied by a parent or guardian and are open to reinstating
that requirement in the karaoke area only.
Mr. Kellan Martz advised the Commissioners that that an ad hoc policy cannot be required
from the applicant and the project is to be considered as is unless the applicant volunteers
to revise the conditions.
Development Services Director, Lisa Flores, clarified that the original conditions of approval
for CUP 19-04 stated that the karaoke area was to be limited to guests 21 and over after 8:00
p.m. because of the sale of alcohol. She suggested that condition to be carried over to the
amendment if that is what they want.
Commissioner Arvizu agreed that this age restriction should be carried over with this
approval
The applicants accepted the amendment to the conditions of approval.
MOTION
It was moved by Commissioner Arvizu, seconded by Commissioner Lee to approve the
amendment to Conditional Use Permit No. CUP 19-04 to allow family and children’s indoor
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entertainment uses within an existing arcade with extended hours of operation, a restaurant
and bar, and karaoke at 1020 S. Baldwin including the addition of a condition to restrict
access to the karaoke area and karaoke rooms to individuals less than 21 years of age
beginning at 8:00 p.m. It is exempt from CEQA and all findings were made.
ROLL CALL
AYES: Chair Tsoi, Arvizu, Lau, and Lee
NOES: None
ABSENT: Vice Chair Hui
The motion was approved.
There is a ten (10) day appeal period. Appeals are to be filed by 4:30 p.m. on Friday, October 23, 2026.
CONSENT CALENDAR
3. Minutes of the September 8, 2026, Regular Meeting of the Planning Commission
Commissioner Lee motioned to approve the minutes and seconded by Commissioner Arvizu.
ROLL CALL
AYES: Chair Tsoi, Arvizu, Lau and Lee
NOES: Vice Chair Hui
The motion was approved.
MATTERS FROM CITY COUNCIL LIAISON
Mayor Pro Tem David Fu reported that the November 3 City Council meeting has been cancelled in
observation of the General Election. The next meeting will take place on November 17, 2026.
Chair Tsoi asked if there is an update on the protected healthy tree removal permit for the LA28
cross country course at the racetrack.
Mayor Pro Tem David Fu stated that the application has been placed on hold with the understanding
that the course will be revised.
MATTERS FROM THE PLANNING COMMISSONERS
Commissioner Lee reported that he served as chair of the 53rd annual Los Angeles Korean Festival
over the weekend.
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MATTERS FROM ASSISTANT CITY ATTORNEY
Assistant City Attorney Kellan Martz had nothing to report.
MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS
Ms. Graham reported that there will be (3) three items on the agenda of the October 27 Planning
Commission meeting.
Ms. Graham also intorduced the new Deputy Develolpment Services Director, Jared Rosengren.
Mr. Rosengren was present and greeted the Commission with a brief summary about himself and
his experience.
ADJOURNMENT
The Planning Commission adjourned the meeting at 7:27 p.m., to Tuesday, October 27, 2026, at 6:30
p.m. in the City Council Chamber.
Chair, Planning Commission
ATTEST: ____________________________________
Lisa L. Flores
Secretary, Planning Commission
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