HomeMy WebLinkAboutItem 08a - Alexan Arroyo Mixed-Use Project
STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
DATE: November 18, 2025
TO: Honorable Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager/Development Services
Director
Lisa Flores, Deputy Development Services Director
By: Melissa Chipres, Senior Planner
Ken Fields, Building Official
SUBJECT: RESOLUTION NO. 7661 RELATED TO THE ALEXAN ARROYO MIXED-USE
DEVELOPMENT AND DENSITY BONUS, COMPRISED OF 359 RESIDENTIAL
UNITS, INCLUDING 35 VERY LOW AFFORDABLE UNITS AND NINE (9)
LIVE/WORK UNITS AT 325 N. SANTA ANITA AVENUE
CEQA: Exempt
Recommendation: Adopt
SUMMARY
The Applicant, Arcadia Apartments, L.L.C., on behalf of the property owner, Positive
Investments, Inc., is requesting approval of Minor Use Permit No. MUP 23-10,
Tentative Tract Map No. TTM 23-04, Site Plan and Design Review No. ADR 23-12,
Certificate of Demolition No. COD 23-32, and Healthy Protected Tree Permit No. TRH
25-13 to allow the construction of a new mixed-use development at 325 North Santa
Anita Avenue and the surrounding parcels (collectively, the “Project”). The proposed
Project, known as Alexan Arroyo, includes a density bonus and would consist of a
seven and eight story mixed-use building with 359 residential units, including 35
affordable units, and nine (9) live/work units.
The proposed development is consistent with the City’s General Plan, Development
Code, Subdivision Map Act, and State Density Bonus Law. It is recommended that the
City Council adopt Resolution No. 7661 (refer to Attachment No. 1) and find the
Tentative Tract Map is Categorically Exempt from CEQA pursuant to Section 15332
(Class 32 – Infill Development) and that the mixed-use development is Statutorily
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Exempt under Assembly Bill 130 (“AB 130”), and approve the Project, subject to the
proposed Conditions of Approval.
BACKGROUND
The Alexan Arroyo project site consists of six developed parcels totaling
approximately 3.08 acres. The site is located along the west side of North Santa Anita
Avenue and east side of Rolyn Place north of West Saint Joseph Street and south of
the Metro A Line rail (see Figure 1 for an aerial of the site). The parcels and
corresponding Assessor’s Parcel Numbers (“APNs”) are:
• 420 Rolyn Place — APN 5775-022-028
• 414 Rolyn Place — APN 5775-022-029
• 333 N. Santa Anita Avenue — APN 5775-022-046
• 400 Rolyn Place — APN 5775-022-047
• 325 N. Santa Anita Avenue — APN 5775-022-048
• 325 N. Santa Anita Avenue — APN 5775-022-049
The site is currently developed with three Arroyo Pacific Academy school buildings
and three light industrial buildings, all of which are surrounded by surface parking.
The property is located within Downtown Arcadia and is bordered by a mix of
commercial, residential, and light industrial uses. To the north, the site abuts the
Metro A Line rail corridor, Fasching’s Car Wash, and multi-family residential. To the
east, across Santa Anita Avenue, are the Metro A Line overpass and A&A Building
Material. To the south, the site is adjacent to the Arcadia Animal Hospital, and across
Rolyn Place to the west are light industrial and commercial uses, including Fitness
Factor and Relton Corporation. To the west are industrial and the Arcadia Unified
School District yard, and further west are single-family homes.
In February 2024, the City Council adopted Ordinance No. 2399 as part of the City’s
6th Cycle Housing Element implementation program. This ordinance included the
rezoning of commercial areas throughout the City to support expanded housing
opportunities. As part of these efforts, the subject site was rezoned from Commercial
Manufacturing (“C-M”) and the Arroyo Pacific Specific Plan to Downtown Mixed Use
(“DMU”). These actions expanded the boundaries of the DMU Zone, allowing
residential and mixed-use development consistent with State housing laws and the
City’s adopted Housing Element. This designation supports mixed-use, straight
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residential uses, or commercial uses with a maximum commercial Floor Area Ratio
(“FAR”) of 1.0 and residential density of 80 dwelling units per acre.
Figure No. 1 – Aerial of Subject Site
The six existing structures on site will be demolished to accommodate the Project.
The Development Code requires a Certificate of Demolition (“COD”) be approved to
demolish any structures over 50 years of age, which is the case for the three
industrial buildings. An evaluation by an Architectural Historian concluded that the
structures do not meet the criteria for recognition as historical resources and are,
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therefore, not eligible for listing on the California Register or designation as local
landmarks. The existing industrial buildings are not considered significant examples
of any specific architectural style, nor are they associated with any notable historical
events or figures.
The Planning Commission reviewed this project at its October 25, 2025, meeting, and
recommended denial to the City Council with a 3-2 vote. Further details of the
Commission’s discussion and recommendation can be found later in the Discussion
section of this report.
DISCUSSION
The Applicant proposes to consolidate six existing parcels, totaling approximately
3.08 acres, into a single legal lot to accommodate the development – refer to
Attachment No. 5 for the Tentative Tract Map. The Project will introduce a new
Contemporary-style mixed-use development featuring 359 rental residential units,
including 35 affordable units for Very Low Income households (earning 30-50% of
Area Median Income) and nine ground-floor live/work units along Rolyn Place to
activate the street frontage. The development will feature two towers of varying
heights, one at seven stories (See Figure No. 2 below) and the other to eight (See
Figure No. 3). Each tower will include five levels of residential units situated above a
three-story above-ground parking structure. At the end of the cul-de-sac, near the
adjacent single-family neighborhood of Arcadia Gardens, the building steps down to
seven stories, comprising four residential levels above the parking structure to better
transition into the surrounding context.
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Figure No. 2 – View from Southeast on Rolyn Pl.
Figure No. 3 - View looking Northwest on Santa Anita Ave.
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Architecture and Site Plan
The Alexan Arroyo is designed in a contemporary architectural style, featuring a
neutral color palette of tans, browns, and off-whites. The building façade
incorporates a variety of high-quality materials, including cement plaster, stone
veneer, standing seam metal panels, metal trellises with integrated greenery, metal
mesh balcony guardrails, dark bronze storefront systems with clear glazing, and dark
bronze vinyl windows. A combination of horizontal and vertical articulation, along
with material variation, breaks up the building massing and clearly differentiates the
live/work units on the ground floor from the residential levels above, adding visual
interest and enhancing the building's overall form.
At street level, the building activates the frontage along both Santa Anita Avenue and
Rolyn Place with nine live/work units and primary residential lobby entrances.
Landscaped and seating areas, and direct pedestrian connections to the public
sidewalks, reinforce the pedestrian realm and foster an active streetscape.
Levels 2 and 3 are dedicated to residential units, with step backs along key frontages
to provide private terraces and soften the building’s profile. Level Four features a
central outdoor amenity deck with landscaped courtyards, artificial turf areas, lounge
seating, and recreational amenities including a pool and spa (See Figure No. 4).
Residential levels continue above, with the fifth through seventh (or eighth) stories
incorporating additional step backs, rooftop terraces, and a sky lounge. These design
strategies help reduce the perceived mass of the building while providing outdoor
amenities and private open space for residents.
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Figure No. 4 - Level 4 Courtyard 1 and Pool Room
Durability and sustainability are also emphasized in the design. Natural ventilation,
shaded terraces, and integrated planting elements contribute to energy efficiency,
occupant comfort, and long-term environmental performance. These features
encourage outdoor activity and social interaction while supporting the City’s broader
sustainability goals.
Overall, the Project’s thoughtful massing, high-quality materials, and active street
interface create a cohesive and well-integrated mixed-use development (See Figure
No. 5). The design supports the vision for a more urban, walkable Downtown and
aligns with the goals outlined in the City’s General Plan and Design Guidelines.
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Figure No. 5 - Views looking West from the Metro A Line
Density Bonus
The proposed residential units consist of 83 studio units, 199 one-bedroom units, 68
two-bedroom units, and nine live-work units, for a total of 359 units (see Figure No.
6 below). Unit sizes range from approximately 548 square feet for the studios, 650–
900 square feet for the one-bedroom units, and up to 1,296 square feet for the two-
bedroom units. Of the 83 studio units, 35 will be provided as affordable housing units
to be reserved for residents at the Very Low Income level.
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Figure No. 6 – Residential Units Summary
California has adopted several housing laws intended to increase housing supply,
especially affordable housing. One of these laws is called “Density Bonus Law.”
Density Bonus Law allows housing development to build more homes, or receive
certain changes to development standards, when the developer includes deed-
restricted affordable units. In return for providing these affordable units, the State
requires cities to offer development incentives, such as additional height, reduced
parking, or flexibility in design standards, to help make the affordable units physically
and financially feasible.
When a qualifying project meets State requirements, cities are legally required to
grant the density bonus and the associated incentives or waivers, unless there is
clear evidence of a specific, unmitigable impact to public health, safety, the
environment, or a historic resource. Under both the State Density Bonus Law and
the Housing Accountability Act (“HAA”), cities cannot deny or reduce the density of
compliant housing projects based on subjective standards or local opposition. In
other words, this is not a discretionary policy, it is a State mandate.
The Applicant is requesting a Density Bonus under State Density Bonus Law by
reserving 14% of the base density for units affordable to Very Low Income
households. This qualifies the Project for associated benefits, including two
incentives/concessions and one waiver. Only one concession and one waiver is being
requested to make the Project physically and financially feasible.
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The requested concession is to allow all 35 affordable units to be designated as
studios, deviating from the City’s requirement under Development Code Section
9103.15.060.A that affordable units reflect the same bedroom mix as market-rate
units. State Density Bonus Law allows Applicants to request such concessions and
requires cities to grant them unless specific findings can be made that the concession
would cause an adverse impact on public health or safety, the physical environment,
or a historic resource that cannot be mitigated. As no such impacts are present, the
City is obligated to approve this concession. This is not a discretionary action; the
Planning Commission and City Council are required to approve the request under
State law.
The Project also includes a request for a waiver of development standards to exceed
the City’s maximum building height limit of 60 feet. The proposed building height is
90 feet 8 inches at its tallest point. This waiver is necessary because compliance with
the local height limit would preclude the Project from achieving the density allowed
under State Density Bonus Law, including the affordable units and the associated
development incentives.
Both the concession and the waiver are required to facilitate the inclusion of
affordable housing under State law, and the City cannot deny them unless specific,
significant adverse impacts are identified, none of which are applicable to this
Project. These provisions ensure the Project can achieve its intended density while
delivering on its affordable housing obligations in full compliance with California
Density Bonus Law.
Parking
The Project proposes a comprehensive parking program to accommodate residents,
visitors, and bicycle users. A total of 454 parking spaces will be provided within a
three-level parking garage, accessed via two two-way drive aisles located on Rolyn
Place and Santa Anita Avenue. A dedicated fire access lane runs along the Metro rail
tracks. Residential parking areas will be gated to enhance security while maintaining
convenient access to building entrances and pedestrian pathways. In addition, the
Project provides 72 bicycle parking stalls on Level 1, which fully satisfies the City’s
requirement of 0.2 bicycle spaces per unit. No designated loading spaces are
proposed or required by Code; operational needs such as move-ins and deliveries
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are anticipated to be managed through on-site property management using internal
circulation and parking areas.
Under AB 2345, which amended the State Density Bonus Law (Government Code
Section 65915) and went into effect on January 1, 2021, parking ratios were reduced
for projects that include at least 11% of units for Very Low Income households, a
threshold met by this proposal.
Pursuant to this law, the maximum number of parking spaces the City may require
is 1.0 space per studio and one-bedroom unit, and 1.5 spaces per two- and three-
bedroom unit, with no additional guest parking requirement. Applying these ratios,
the project would be allowed to require a total of 393 parking spaces. However, if the
site is located within ½ mile of a major transit stop, which it is, the required parking
is further reduced to 0.5 spaces per unit. Applying this reduced ratio, the maximum
required parking for the Project would be 180 spaces. The Project proposes 454
parking spaces, which is 274 more than the maximum the City is allowed to mandate
for this Project.
Despite the fact the proposed parking meets State requirements, a parking demand
analysis was prepared using data from the Institute of Transportation Engineers
(“ITE”) Parking Generation Manual. The analysis estimates a peak parking demand of
402 spaces on weekdays and 413 spaces on Saturdays, indicating that the proposed
parking supply will exceed projected peak demand by more than 40 spaces. This
provides a buffer to accommodate visitor parking and operational flexibility. The
live/work units are expected to generate minimal additional parking demand, which
has been accounted for in the total supply.
A neighborhood parking survey conducted in September 2024 along Rolyn Place and
St. Joseph Street found that existing on-street parking is heavily utilized in certain
areas. However, the removal of existing on-site uses is expected to offset some of
this demand. Visitor signage directing drivers to the on-site garage and the City’s
existing overnight parking restrictions will further help manage potential parking
impacts on surrounding streets.
Overall, the Project provides more substantially parking than can be required under
State Density Bonus Law, accommodates anticipated demand, and incorporates
bicycle facilities and on-site operational management strategies to minimize
neighborhood parking impacts.
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Open Space
The Project complies with the minimum open space requirement of 100 square feet
per dwelling unit in the DMU Zone, as set forth in Section 9102.05.030(E) of the
Development Code. For 359 units, this equates to a minimum requirement of 35,900
square feet. The Project proposes a total of 40,150 square feet of open space in the
form of private or common open space as allowed by the Development Code,
exceeding the minimum by approximately 4,250 square feet.
Amenities are distributed throughout the development and include a variety of
outdoor and indoor spaces (see Figure 7 for an overview of open space). Most
outdoor amenities are located on Level 4, featuring three landscaped courtyards with
Figure No. 7 - Open Space Overview
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flexible turf panels, fire pits, gaming tables, lounge areas, an outdoor pool and spa,
and cooking and dining areas.
Additional outdoor spaces include two roof decks (on Levels 7 and 8) and a private
fenced and gated dog park on the ground floor. Interior amenities include a fitness
center, co-working space, pet spa (ground floor), speakeasy (Level 3), pool room
(Level 4), and sky lounge (Level 8). These open space and amenity areas provide
ample opportunities for passive and active recreation for residents.
Healthy Protected Tree Removal
An Arborist Report (refer to Attachment No. 8) prepared by the Applicant’s sub-
consultant evaluated 32 existing trees across the site, documenting each tree’s
species, size, condition, and potential impacts from grading, building placement, and
utility installation. Most trees were found to be ornamental or non-native species in
fair to good condition. Two Coast Live Oaks were identified as protected under the
City’s Tree Preservation Ordinance. One of these trees (Tree No. 48), located along
the northern portion of the site, conflicts with the alignment of the required 26-foot
fire access lane and associated underground utilities, making preservation infeasible.
The Certified Arborist concluded that excavation, pavement installation, and soil
compaction within the root zone would result in the tree’s decline and recommended
its removal. The second protected Coast Live Oak, located near the northwest corner,
is in healthy condition and will be retained and protected in place throughout
construction.
To mitigate the removal of the protected oak, the Arborist recommends planting two
(2) 24-inch-box Coast Live Oak trees. However, consistent with the City’s Tree
Preservation requirements and to better support long-term canopy restoration, the
Project will instead be conditioned to plant two (2) 36-inch-box Coast Live Oak
replacement trees.
Public Outreach
To ensure community engagement and gather input on the Project, the Applicant
conducted a formal public outreach effort. This included:
• City Council presentation in February 2023
• Virtual Public Meeting on May 1, 2023
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• In Person Public Meeting on July 25, 2024 (at 333 N. Santa Anita Avenue #11)
• CEQA Scoping Meeting on August 29, 2024 (at the Museum Education Center)
For each meeting, the noticing radius was extended beyond the minimum 300 feet,
including outreach to residents in the adjacent Arcadia Gardens neighborhood.
The Scoping Meeting was originally conducted in compliance with California
Environmental Quality Act (“CEQA”) requirements because the Project was initially
subject to the preparation of an Environmental Impact Report (“EIR”). However,
following the enactment of Assembly Bill 130 (“AB 130”) that went into effect on June
30, 2025, the Applicant elected to proceed under the new statutory provisions that
statutorily exempted a project such as this from CEQA, and preparation of an EIR was
no longer required.
Throughout the outreach process, some of the residents raised concerns primarily
related to privacy, shadow impacts, and potential view obstruction associated with
the Project’s height and massing. In response, the Applicant revised the building
design to reduce height along the western side by lowering the tower to seven (7)
stories, creating a more gradual transition to the adjacent lower-density residential
areas. Additional refinements included enhanced landscaping buffers at the podium
and roof-deck levels and reorientation of select units toward the northwest to help
redirect lines of sight away from neighboring single-family homes located west of the
adjacent commercial buffer.
FINDINGS
Minor Use Permit
Section 9107.09.050(B) of the Development Code requires that, in order for a Minor
Use Permit to be granted for a mixed-use development within the Downtown Mixed
Use Zone, all of the following findings must be satisfied.
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 Minor Use Permit, and complies with all other applicable
provisions of this Development Code and the Municipal Code.
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Facts to Support This Finding: The Project site’s General Plan land use
designation is Downtown Mixed Use (“DMU”), which permits mixed-use or
stand-alone residential development when affordable housing is provided, in
accordance with the Land Use and Community Design Element of the City’s
General Plan. Under this designation, mixed-use development is encouraged
to incorporate both residential and non-residential uses that support one
another within a pedestrian-oriented environment.
The proposed Alexan Arroyo project is consistent with the DMU land use
designation. The Project includes 350 residential units and nine live/work
units, with the live/work component contributing toward the DMU Zone’s non-
residential use requirement. While the Project does not include traditional
commercial uses, the live/work units align with the policy’s intent to promote
a blend of residential and non-residential activity in the Downtown area.
The Project supports and implements several General Plan policies, including:
• Policy LU-1.1 – Promote new infill and redevelopment projects that are
consistent with the City’s land use designations and compatible with
surrounding existing uses.
• Policy LU-1.8 – Encourage development types that support transit and
other alternative forms of transportation, including bicycling and
walking.
• Policy LU-4.2 – Encourage residential development that enhances the
visual character, quality, and uniqueness of the City’s neighborhoods
and districts.
Overall, the proposal is consistent with the DMU land use designation, meets
the affordable housing conditions that enable stand-alone residential use,
provides live/work units as the non-residential component, and implements
applicable General Plan goals and policies. As such, the project is consistent
with the General Plan and complies with the applicable zoning regulations.
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.
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Facts to Support This Finding: The subject site is approximately 3.08 acres
and is located within the Downtown Mixed-Use (“DMU”) Zone. The site is
situated in the City’s Downtown area and is surrounded by a mix of
commercial, light industrial, and residential uses. While the Project does not
include traditional commercial space, it incorporates nine live/work units and
ground-floor residential services and amenities, which are consistent with the
non-residential area provisions of the DMU Zone and the policies of the City’s
General Plan for this area.
The Project’s height and mass exceed those of surrounding developments,
making it the tallest structure in the Downtown area. However, the proposed
height is permitted under State Density Bonus Law, which allows waivers of
development standards when necessary to accommodate the increased
density and inclusion of affordable housing. Although the scale differs from
nearby buildings, the design and site planning incorporate step-backs,
articulation, and transitional elements to reduce visual impacts and better
relate to the surrounding context.
The Project is consistent with the planned future land uses envisioned for the
DMU Zone, which anticipates higher-density residential development
supported by pedestrian-oriented amenities and proximity to transit.
Therefore, while the Project’s scale is greater than existing structures, it
remains consistent with the regulatory framework and planned character of
the area.
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 3.08-acre site is adequately sized and
configured to accommodate the proposed residential development with
ground-floor live/work units. The Project provides two primary access
points from Santa Anita Avenue and Rolyn Place, directing project-related
traffic onto local surface streets rather than major corridors. The internal
circulation system is designed to accommodate residents, visitors, and
service vehicles efficiently. A total of 454 on-site parking spaces will be
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provided, exceeding the required parking under State Density Bonus Law.
While no dedicated loading docks are proposed, move-in and service
vehicles can utilize internal drive aisles and the fire lane, minimizing
interference with public rights-of-way. The building footprint and site
design fit the parcel shape and support the proposed use. For these
reasons, this finding can be made.
b. Streets and highways adequate to accommodate public and
emergency vehicle (e.g., fire and medical) access.
Facts to Support This Finding: The Project site fronts Santa Anita Avenue
and Rolyn Place, both of which provide adequate width and pavement to
carry emergency vehicles and project-generated traffic. Access driveways
are provided on both streets, and the project includes a dedicated fire
access lane adjacent to the Metro right-of-way. The surrounding street
network is adequate to accommodate the proposed use. Therefore, this
finding can be made.
c. Public protection services (e.g., fire protection, police protection,
etc.).
Facts to Support This Finding: The Fire and Police Departments have
reviewed the Project and determined that, with the required fire
protection systems, hydrants, and access improvements, the proposed
development will not adversely impact public protection services.
Adequate emergency vehicle access is provided via two two-way drive
aisles off Santa Anita Avenue and Rolyn Place, as well as a dedicated fire
access lane along the Metro Rail right-of-way.
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: As part of the development, new utility
connections, including connections, including potable water and storm
drainage, will be required. Implementation of best management practices
by the Applicant during construction and operation would ensure impacts
to water quality do not occur. If any upgrades to existing infrastructure,
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including sewers, are necessary to accommodate the Project, the
Applicant will be required to contribute its fair share toward those
improvements as a condition of approval.
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 Project is not anticipated to be
detrimental to the public health, safety, or welfare of the surrounding area.
The proposed residential development, including ground-floor live/work
spaces, is consistent with the types of uses envisioned in the Downtown
Mixed-Use (“DMU”) Zone, which supports higher-density housing in proximity
to commercial areas and transit.
While the Project exceeds the base height limit for the Zone, the additional
height is permitted under State Density Bonus Law and is necessary to
accommodate the proposed density and required affordable housing. Without
the height waiver, the Project would not be physically or financially feasible,
which would preclude the delivery of needed housing, including units for Very
Low Income households.
The Project has been conditioned to address potential operational impacts
related to construction, traffic circulation, and ongoing site activities.
Additionally, the building design incorporates height step-downs, articulation,
and transitional elements to reduce visual impacts and ensure compatibility
with surrounding development. These measures ensure that the Project’s
type, density, and intensity of use will not create a nuisance or negatively affect
surrounding properties, public safety, or the general welfare. For these
reasons, this finding can be made.
Tentative Tract Map
Section 9105.03.060(A) of the Development Code requires that for a Tentative Tract
Map to be granted, it must be found that all of the following findings can be satisfied:
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1. The proposed map, subdivision design, and improvements are consistent
with the General Plan, any applicable specific plan, and the Subdivisions
Division of the Development Code.
Facts in Support of the Finding: The proposed subdivision map, design, and
associated improvements are consistent with the General Plan’s Downtown
Mixed Use (“DMU”) land use designation, which supports higher-density
residential and mixed-use development in the City’s core. The subdivision
complies with applicable provisions of the Subdivisions Division of the
Development Code, including standards for lot configuration, access, and
public improvements.
The Project layout has been designed to align with surrounding development
patterns and to integrate with existing street, utility, and storm drainage
infrastructure. Circulation and utility systems have been planned to adequately
serve the proposed density and use types. All required improvements will be
constructed in accordance with City standards.
Therefore, the proposed map and subdivision design is consistent with the
General Plan, the applicable zoning and development regulations, and the
standards of the Subdivisions Division of the Development Code.
2. The site is physically suitable for the type and proposed density of
development.
Facts in Support of the Finding: The 3.08-acre site is physically suitable to
accommodate the proposed 359-unit residential development, including 35
Very Low Income units, at a density of approximately 115 units per acre. This
exceeds the base DMU density of 80 units per acre but is permitted under State
Density Bonus Law, which allows increased density and related concessions
when affordable housing is provided. The building massing has been designed
to transition toward the adjacent single-family neighborhood by stepping down
to seven stories at the western side of the development. Building setbacks,
access points, and internal circulation patterns are appropriately designed for
the site configuration. The site is generally level, has no physical constraints,
and is served by existing infrastructure, making it physically suitable for the
proposed use and density. Therefore, this finding can be made.
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3. The design of the subdivision and the proposed improvements are not
likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat.
Facts in Support of the Finding: The proposed Tentative Tract Map involves
the consolidation of six legal lots into a single parcel to facilitate a high-density
residential development within an urbanized area. The Project site is currently
developed and located within the City's Downtown core, which is fully built out
with existing infrastructure, paved streets, and surrounding urban uses. No
sensitive biological resources, natural habitats, wetlands, or watercourses are
present on the site or in the immediate vicinity. Because the Project is not
located in or near an environmentally sensitive area, it is not expected to cause
substantial environmental damage or result in harm to fish, wildlife, or their
habitats. Any potential construction-related impacts such as noise, dust, or
runoff will be temporary and minimized through required best management
practices (“BMPs”). Therefore, the design of the subdivision and associated
improvements will not result in substantial or avoidable environmental
damage and will not significantly impact fish, wildlife, or habitat.
4. The design of the subdivision or type of improvements is not likely to
cause serious public health or safety problems.
Facts in Support of the Finding: The proposed subdivision consolidates six
lots together as one parcel to facilitate development. Construction of the
Project will comply fully with all the applicable Building, Fire, and Safety Codes,
as well as other relevant regulations. The design provides a 26-foot-wide fire
access lane to accommodate Fire Department ladder operations, ensuring that
aerial apparatus can safely reach the entirety of the structure at an allowable
operating angle. The City’s existing infrastructure, including roads, water,
sewer, and emergency services, is sufficient to support the new development.
Furthermore, the Project has been designed and conditioned to meet all public
health and safety standards, and it is not expected to create any significant
health or safety concerns for the community. The Project will also be required
to pay Fire Protection Facilities Impact Fees to ensure the City can maintain
adequate service levels and implement necessary upgrades to Fire Department
facilities and equipment associated with growth in the Downtown area.
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Therefore, the design of the subdivision and proposed improvements will not
result in any significant public health or safety concerns.
5. The design of the subdivision or the type of improvements will not conflict
with easements acquired by the public at large for access through or use
of, property within the proposed subdivision (This finding shall apply only
to easements of record or to easements established by judgement of a
court of competent jurisdiction and no authority is hereby granted to a
legislative body to determine that the public at large has acquired
easements for access through or use of property within the proposed
subdivision).
Facts in Support of the Finding: The Project does not encroach upon or
interfere with any existing public easements of record or court-established
easements. In fact, the Project includes provisions for new easements and
public dedications to ensure adequate sidewalk access along N. Santa Anita
Avenue and Rolyn Place. Therefore, no conflicts with public easements or rights
of access are anticipated and this finding can be made.
6. The discharge of sewage from the proposed subdivision into the
community sewer system will not result in violation of existing
requirements specified by the California Regional Water Quality Control
Board.
Facts in Support of the Finding: The existing sewer infrastructure along Santa
Anita Avenue currently has limited capacity to serve new development. To
address this, the Applicant will be responsible for paying their fair share toward
necessary improvements to sewer system as required by the City’s Public
Works Department. These improvements will be coordinated to accommodate
the Project and future development in the area. The Project will comply with all
applicable requirements of the California Regional Water Quality Control Board
to ensure that sewage discharge does not violate water quality standards.
Therefore, this finding can be made.
7. That the proposed design and site improvements of the subdivision
conform to the regulations of this Development Code and the regulations
of any public agency having jurisdiction by law.
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Facts in Support of the Finding: The subdivision design, including lot layout,
access, and dedications, complies with applicable provisions of the Arcadia
Development Code, including the Downtown Mixed Use (“DMU”) Zone
standards and Subdivision Division. The Project will also adhere to the
requirements and conditions set forth by all relevant public agencies, including
the City’s Engineering Division, Public Works Services Department, and City’s
Fire Department. Therefore, this finding can be made.
Site Plan & Design Review
Section 9107.19.050(F) of the Development Code requires that following findings
must be met for the approval of the design.
1. The proposed development will be in compliance with all applicable
development standards and regulations in the Development Code.
Facts to Support This Finding: The Project complies with the applicable
development standards of the Downtown Mixed Use (“DMU”) Zone as
modified through the provisions of California Density Bonus Law (Government
Code Section 65915). The proposed development includes 359 residential
units at a density of approximately 115 units per acre, exceeding the base
maximum of 80 units per acre. The proposed building height of 90 feet 8
inches also exceeds the maximum 60-foot height limit allowed under base
zoning standards. However, both the increased density and height waiver are
permitted under State Density Bonus Law in exchange for the provision of
affordable housing and are, therefore, considered compliant.
The Project also includes one concession under State Density Bonus Law to
allow all affordable units to be studio units, which is not otherwise permitted
under the City’s Development Code. This concession facilitates the inclusion of
affordable housing units while maintaining the Project’s design and feasibility.
In addition, the Project meets other applicable development standards,
including floor area ratio (“FAR”), setbacks, and parking through the density
bonus provisions. Therefore, the proposed development is in compliance with
all applicable development standards and regulations of the Development
Code. This finding can be made.
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2. The proposed development will be consistent with the objectives and
standards of the applicable Design Guidelines.
Facts to Support This Finding: The Project incorporates several features
consistent with the City’s Design Guidelines, including articulated building
façades, varied massing, recessed balconies, and the use of high-quality
materials to break down the building’s visual bulk and add interest. Setbacks
along Santa Anita Avenue, Rolyn Place, and adjacent property lines provide
appropriate transitions to surrounding uses. At the street level, live/work units,
leasing space, and residential amenities create active and transparent
frontages that support pedestrian activity. Landscaping and streetscape
improvements are integrated throughout the site to complement the
surrounding urban context and enhance the public realm. Collectively, these
features align with the Mixed-Use Objective Development Standards and
Design Guidelines to enhance the area’s unique character and sense of place,
respects existing neighborhood compatibility and privacy, and ensures a high-
quality living environment. Therefore, this finding can be made.
3. The proposed development will be compatible in terms of scale and
aesthetic design with surrounding properties and developments.
Facts to Support This Finding: The proposed seven- to eight-story building,
with a maximum height of 90 feet 8 inches, will be significantly taller than
surrounding existing development and will be the tallest structure in the
Downtown area. The additional height is permitted through a waiver under
State Density Bonus Law (Government Code Section 65915), which allows
exceptions to local development standards, including building height, when
necessary to accommodate additional density and affordable housing units.
While the Project is larger in scale than nearby buildings, its design has been
intentionally designed to promote visually compatibility and reduce massing
impacts. Step-backs at upper floors, façade modulation, and the use of varied
materials help break up the building’s scale and provide architectural interest.
Setbacks along Santa Anita Avenue (3'-7"), the north property line (19'-10"), and
the south property line (12'-5") create visual separation from adjacent
properties and help ease the transition to lower scale development.
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At the street level, active frontages such as live/work units and residential
amenities enhance pedestrian engagement and contribute to the evolving
mixed-use, transit-oriented character envisioned for the Downtown Mixed Use
(“DMU”) Zone. Although the building height exceeds that of existing structures,
the Project’s architectural design, mass transitions, and pedestrian-focused
ground floor treatment ensure that it is compatible in scale and aesthetic
character with surrounding development and the City’s broader goals for the
Downtown area. It will also be similar in massing and design characteristics to
a building directly across Santa Anita Ave., which is currently under
construction. For these reasons, this finding can be made.
4. 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 site layout is designed to function
efficiently, with both two-way driveways providing vehicular access from Santa
Anita Avenue and Rolyn Place. Internal circulation has been reviewed by the
City Engineer and found to be adequate to serve the development. Parking is
provided within a three-level garage located above grade, with clear internal
circulation and minimal dead-end aisles. Landscaping is distributed along
frontages, within courtyards, and on roof decks to provide visual relief and
usable open space. The Project’s site plan demonstrates efficient circulation,
parking layout, and landscape integration. Therefore, the site will be adequate
in terms of parking and circulation.
The proposed site layout provides efficient and adequate access, circulation,
parking, and landscaping to support the development. Vehicular access is
provided via two two-way driveways - one from Santa Anita Avenue and one
from Rolyn Place - ensuring convenient ingress and egress. Internal circulation
has been reviewed and deemed sufficient by the City Engineer, with the layout
supporting clear vehicle movement and emergency access.
Parking is accommodated within a three-level above-grade garage, designed
with logical circulation patterns and minimal dead-end aisles to enhance
functionality. By providing a total of 454 parking stalls, the Applicant is
proposing to provide 274 parking spaces more than the maximum the City can
mandate under current regulations. In addition, parking studies show that the
number of spaces proposed will satisfy all demands.
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Landscaping is thoughtfully integrated throughout the site, including along
public frontages, within private courtyards, and on rooftop decks, contributing
both to visual relief and the provision of usable open space for residents.
Overall, the Project demonstrates an efficient and well-organized site layout
that meets the City's standards for access, vehicular circulation, parking, and
landscape design. Therefore, this finding can be made.
5. The proposed development will be in compliance with all of the
applicable criteria identified in Subparagraph 9107.19.040.C.5 for
compliance with the Development Code and all other applicable City
regulations and policies, the General Plan and any appliable specific plan,
the Design Guidelines, policies and standards, and efficient site and
layout design.
Facts to Support This Finding: The proposed development meets all
applicable requirements of the Development Code, General Plan, and relevant
City policies, design guidelines, and objective development standards specific
to the Downtown Mixed Use (“DMU”) Zone. The Project reflects the City's goals
for a higher-density, pedestrian-oriented urban environment near transit,
consistent with the Land Use Element and Downtown vision.
Although the building exceeds the scale of surrounding development, its
design is consistent with the evolving character anticipated for the area. The
Project includes design features such as vertical and horizontal articulation,
varied materials, and meaningful setbacks to visually break down the
building's mass and provide interest at the pedestrian level. Active frontages,
including live/work units and enhanced landscaping along public frontages,
contribute to a more engaging and walkable streetscape. Podium-level open
spaces and rooftop amenities further support the Project's functionality and
livability.
The site layout accommodates efficient vehicular access from both Santa Anita
Avenue and Rolyn Place, with clearly organized internal circulation and
structured parking. Landscaping is integrated throughout the site to soften
building edges and enhance the pedestrian experience.
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The Applicant/Property Owner will be required to comply with all applicable
City requirements related to disabled access, occupancy limits, building and
fire safety, health code standards, environmental regulations, and 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.
Overall, the Project demonstrates compliance with the objective criteria
outlined in Section 9107.19.040.C.5 and supports the City’s broader planning
goals for a vibrant, mixed-use downtown core. Therefore, this finding can be
made.
Density Bonus
Pursuant to Development Code Section 9103.15.040, the City Council must make the
following findings to approve a Density Bonus project.
1. The project will be consistent with the General Plan, except as
provided by this Section with regard to maximum density, density
bonuses, and other incentives and concessions.
Facts to Support This Finding: The Project is located within the Downtown
Mixed-Use designation, which allows higher-density residential
development near transit. The Project implements General Plan policies
supporting infill housing, downtown revitalization, and expanding
affordable housing opportunities. The Project includes 359 residential units,
35 of which are affordable units for Very Low Income households, thereby
contributing to the City’s Regional Housing Needs Allocation (“RHNA”).
Where the Project exceeds local development standards, such
modifications are permitted under State Density Bonus Law. The Project is
also consistent with the intent of the Housing Accountability Act
(Government Code Section 65589.5), which protects qualifying housing
developments that comply with objective standards. Therefore, the Project
is consistent with the General Plan, except where State Density Bonus Law
authorizes deviations from local standards.
2. The approved number of dwellings can be accommodated by existing
and planned infrastructure capacities.
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Facts to Support This Finding: The site is located on two public streets
(Santa Anita Avenue and Rolyn Place) with adequate traffic capacity and dual
access points. The City’s Fire Department has reviewed the plans and
confirmed that adequate fire lanes, emergency access, hydrant placement,
and standpipe/sprinkler systems will be provided.
Sewer, water, electricity, and communications utilities already serve the site.
Any necessary system upgrades or fair-share improvements required to
accommodate the Project will be completed and a condition of approval to
this effect has been proposed. The Project exceeds State-required parking
and includes bicycle parking and all required EV infrastructure.
With these improvements, existing and planned public services and utilities
are expected to adequately support the Project.
3. Adequate evidence exists to indicate that the project will provide
affordable housing in a manner consistent with the purpose and intent
of this Section.
Facts to Support This Finding: The Project includes 35 units restricted for
Very Low Income households, which represents approximately 14% of the
base density. These units qualify the Project for a State Density Bonus under
Government Code 65915. The affordable units will be restricted for a
minimum of 55 years through a recorded affordability covenant, consistent
with State requirements.
The affordable units are distributed throughout the building and will be
constructed, marketed, and operated in compliance with Housing Element
policies, State regulatory requirements, and the City’s Density Bonus
ordinance. The Project also supports the City’s progress toward meeting its
Regional Housing Needs Allocation for Very Low Income households.
The Project is consistent with the purpose and intent of the Density Bonus
Ordinance, Government Code Section 65915, and the Housing
Accountability Act (Government Code Section 65589.5). An Affordable
Housing Agreement will be executed to ensure long-term compliance with
these requirements; therefore, this finding can be made.
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4. In the event that the City does not grant at least one financial
concession or incentive as defined in Government Code Section 65915
in addition to the density bonus, that additional concessions or
incentives are not necessary to ensure affordable housing costs as
defined in Health and Safety Code 50052.5, or for rents for the targeted
units to be set as specified in Government Code Section 65915(c).
Facts to Support This Finding: State Law would also for up to two
concessions and one waiver of development standards to effectuate this
Project. The Applicant has requested just one concession to allow the 35
affordable units to be constructed as studio units and one development
standard waiver to permit the building to exceed the 60-foot height limit in
the Downtown Mixed Use (“DMU”) Zone. No additional concessions,
incentives, or waivers have been requested.
State Density Bonus Law (Government Code Section 65915) requires the
City to grant only the concessions and waivers needed to make the
affordable units feasible. Based on the information provided, the requested
concession and waiver adequately support the production of the Very Low
Income units at regulated rent levels, and no additional concessions or
incentives are required.
5. There are sufficient provisions to guarantee that the units will remain
affordable for the required time period.
Facts to Support This Finding: The affordable housing units for Very Low
Income will be secured through a recorded Affordable Housing Covenant
Agreement, which will run with the land and be enforceable by the City. The
agreement will specify the number of units, household income restrictions,
method of calculation for maximum rents, and minimum affordability term
of 55 years, consistent with State Density Bonus Law. The covenant will
ensure ongoing compliance with all applicable State and local requirements
and will be executed prior to issuance of a Certificate of Occupancy.
Therefore, there are sufficient provisions to guarantee that the units will
remain affordable for the required time period,
Removal of a Healthy Protected Tree
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The following findings are required for the approval of the removal of a healthy
protected tree per Development Code Section 9110.01.070.A.2.
1. Removal of a Healthy Protected Tree
The removal of one protected Coast Live Oak (Tree No. 48) is necessary to
accommodate the proposed Project. As documented in the Arborist Report
(Attachment No. 8), this tree is located within the proposed 26-foot-wide fire
lane along the northern portion of the site. Construction of the fire lane will
require grading and installation of pavement and underground utilities that
would directly impact the tree’s root zone, making preservation infeasible. The
Arborist concluded that the tree would not survive due to the extent of the
necessary excavation and compaction associated with the fire lane
construction.
To mitigate the removal of the protected tree, the Project is conditioned to
provide replacement trees consistent with the Arcadia Development Code,
which requires at least two 36-inch-box Coast Live Oak trees for each protected
tree removed. These replacement trees will be incorporated into the final
landscape plan to help restore canopy coverage and preserve the site’s
environmental and aesthetic value.
Therefore, removal of the healthy protected tree is warranted to accommodate
essential site and life-safety improvements associated with the proposed
development and remains consistent with the intent of Development Code
Section 9110.01.070.
PLANNING COMMISSION MEETING
At the October 28, 2025, Planning Commission meeting, the Commission reviewed
the proposed Project. Five residents, all living on San Miguel Drive, spoke in
opposition. Their primary concerns included the height of the building, its proximity
to their homes, and potential impacts on their privacy – refer to Attachment No. 2
(Draft Planning Commission Minutes).
The Planning Commission expressed concerns regarding the height of the proposed
building, noting its visual impact and proximity to neighboring properties. The
Commission also discussed the parking structure and that a portion of the parking
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could be placed underground. While the law does not obligate the Applicant to
construct underground parking when a waiver is requested and granted under the
Density Bonus provisions, the Commission noted that the Applicant could voluntarily
choose to place some or all of the parking underground if desired. In this case, the
waiver allows the project to comply with State Density Bonus Law and local
development standards without requiring underground parking, while still providing
the necessary parking to serve the development.
Although the staff report did not reference General Plan Land Use Policy LU-4.1,
Commissioner Arvizu noted that it should apply, as the policy encourages new
multifamily residential development to be visually and functionally integrated and
consistent in scale, mass, and character with surrounding structures. Also, he stated
that the project does not meet Policy LU 4-2, as it does not visually or functionally
integrate with the scale, mass, and character of the surrounding neighborhood
structures. City Staff, along with the Assistant City Attorney, clarified that while the
policy generally guides development, it does not override State Density Bonus Law,
and not all General Plan policies are applicable to density bonus projects.
Commissioner Tsoi expressed concerns regarding the overall height of the building
and suggested that the Project could potentially be redesigned to reduce its height.
He noted that one possible approach could include removing one level of above-
grade parking or relocating some parking spaces underground to achieve a lower
profile. Commissioner Tsoi emphasized that these were optional strategies that the
Applicant could pursue if desired, and that State Density Bonus Law and the available
waivers provide flexibility to consider such design modifications without requiring
them.
City Staff and the Assistant City Attorney clarified that, while the Planning
Commission may provide general design feedback, State Density Bonus Law and the
Housing Accountability Act (“HAA”) do not authorize the City to require modifications
that would reduce the allowed residential density or the number of required
affordable units. State law requires the City to evaluate projects as proposed, and it
cannot mandate a redesign that would decrease housing production, eliminate
parking necessary under AB 2097, or otherwise restrict the density bonuses
permitted under Government Code Section 65915.
After extensive discussion, Commissioner Wilander made a motion to recommend
that the City Council approve the Project as proposed, which was seconded by Chair
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Tallerico. Commissioner Arvizu subsequently made a motion to recommend denial
of the Project, citing that it does not satisfy the intent of one of the findings required
under the Minor Use Permit. He also asserted that General Plan Land Use Policies
LU-4.1 and 4.2 are applicable to this Project. Commissioner Tsoi seconded the motion
to deny. The Planning Commission voted 3-2 to recommend denial of the Project with
Commissioners Wilander and Tallerico dissenting.
ENVIRONMENTAL ANALYSIS
The Alexan Arroyo project was initially anticipated to undergo environmental review
under the California Environmental Quality Act (“CEQA”), including preparation of an
Environmental Impact Report (“EIR”). However, effective June 30, 2025, Assembly Bill
(“AB”) 130 established a new statutory exemption from CEQA for qualifying infill
housing and mixed-use residential developments. Unlike categorical exemptions,
statutory exemptions are absolute and not subject to exceptions for unusual
circumstances.
To qualify for the AB 130 exemption, a Project must meet all of the following
requirements:
• Be a housing development (including mixed-use projects with at least two-
thirds of the floor area dedicated to residential uses);
• Be located on a site of no more than 20 acres within an incorporated city or
urbanized area;
• Be situated on a previously developed site or one surrounded by urban uses;
• Be consistent with applicable zoning and general plan standards; and
• Not located on environmentally sensitive lands or involve the demolition of an
historic structure.
The Alexan Arroyo project satisfies all these criteria. The 3.08 acre site is located
within the City of Arcadia, is currently developed with existing commercial buildings
and surface parking and is entirely surrounded by urban land uses. The proposed
development is a mixed-use residential project with over two-thirds of the total floor
area dedicated to residential use. It is consistent with the applicable zoning and
General Plan land use designations and does not involve the demolition of any
historic resources or encroach on environmentally sensitive lands.
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Accordingly, the Project is statutorily exempt from CEQA under AB 130, and no
further environmental review is required for purposes of City Council consideration.
Pursuant to AB 130 and Public Resources Code Section 21080.3.1, the City provided
notice to California Native American tribes requesting consultation under AB 52. One
tribe requested consultation, and the City completed the required process. Input
received during consultation has been incorporated into the project’s proposed
Conditions of Approval.
The Tentative Tract Map qualifies for a Class 32 Categorical Exemption as an urban
infill project under Section 15332 of the CEQA Guidelines and pursuant to Public
Resources Code Section 21080(b)(1).
PUBLIC COMMENTS/NOTICE
A public hearing notice for this item was published twice in the Arcadia Weekly
newspaper and posted both twice on the City’s website, as well as at the City Council
Chambers and the Arcadia Public Library for the Planning Commission and City
Council Meetings. The notice was also mailed on November 6, 2025, to property
owners and occupants within a 500-foot radius of the project site. In addition to the
500-foot radius, notifications were also sent to all residents within the entire adjacent
Arcadia Gardens neighborhood to further expand public outreach.
Although the City is only required to mail notices within a 300-foot radius, the
Applicant elected to expand the noticing area beyond the minimum requirement to
promote transparency, broaden community awareness, and proactively address
questions that may arise from surrounding neighborhoods. This expanded notice
exceeded the City’s legal noticing requirements and provided courtesy outreach to
adjacent residents (refer to Attachment No. 4 for the expanded radius map). As of
November 13, 2025, no additional public comments have been received.
During the 2024 comment period for the EIR Notice of Preparation, the City received
a total of six (6) letters. Although the EIR is no longer applicable to this Project, all of
these letters have been retained and are included as Attachment No. 4.
Prior to the Planning Commission meeting, the City received two additional letters
from the law firm Lozeau Drury on behalf of Supporters Alliance for Environmental
Responsibility (“SAFER”) and California Housing Defense Fund (“CalHDF”) – refer to
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Attachment No. 4. SAFER indicated that because the Project exceeds the 85-foot
building height limit, AB 130 would require payment of prevailing wages. However,
building height is measured in accordance with the California Building Code (“CBC”),
and under this standard, the Project is 84’-10” just below the 85-foot maximum.
Therefore, requiring prevailing wages for this Project would be inconsistent with
State law.
CalHDF letter noted that the Housing Accountability Act (“HAA”) and Density Bonus
Law provides the Project legal protections, and the City may not reject the Project
unless there are demonstrated public health and safety concerns.
FISCAL IMPACT
The Project is expected to generate long-term fiscal benefits to the City. As a privately
owned residential development, the project will pay property taxes, utility user taxes,
and annual business license fees for on-site operations. One-time revenues will also
be collected through building permit and plan check fees, impact fees, and sewer and
water connection charges during construction.
The Project is conditioned to pay fair-share contributions toward necessary utility
and infrastructure improvements, including sewer system upgrades and traffic
mitigation, as determined by the Public Works Services Director and City Engineer
(Conditions of Approval No. 15 and 30). These contributions ensure that the project
funds the infrastructure capacity needed to serve its residents and does not shift
these costs to the City’s General Fund.
There will be some additional demands for public services as a result of additional
residents on the property, including medical responses, police responses, and use of
City facilities and programming. Nevertheless, the project is anticipated to be net
fiscally positive, producing one-time development revenue and ongoing recurring
revenue, while funding its proportional share of infrastructure and service costs.
RECOMMENDATION
It is recommended that the City Council adopt Resolution No. 7661, find the project
is statutorily exempt from the California Environmental Quality Act (“CEQA”) pursuant
to AB 130 and approve Minor Use Permit No. MUP 23-10, Tentative Tract Map No.
TTM 23-04, Site Plan and Design Review No. ADR 23-12, Certificate of Demolition No.
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COD 23-32, and Healthy Protected Tree Permit No. TRH 25-13 for the new Alexan
Arroyo mixed-use development, subject to the proposed Conditions of Approval
listed below.
Planning
1. The Project shall be developed and maintained by the Property
Owner/Applicant in a manner that is consistent with the approved plans for
Minor Use Permit No. MUP 23-10, Tentative Tract Map No. TTM 23-04, Site Plan
and Design Review No. ADR 23-12, and Certificate of Demolition No. COD 23-
32 and Healthy Protected Tree Permit No. TRH 25-13, subject to the
satisfaction of the Deputy Development Services Director or their designee.
Noncompliance with the Conditions of Approval shall be grounds for
immediate suspension or revocation of any approvals. Minor changes to the
Project, may be approved administratively by the Deputy Development
Services Director at their discretion.
2. The final landscape and irrigation plan shall be prepared by a licensed
landscape architect and submitted to Building Services for plan check. The
plan must comply with Water Efficiency Landscape Ordinance and receive
approval from the Planning Division prior to the issuance of any building
permits.
3. The final landscape plan submitted to Building Services for plan check shall
include at least two (2) Coast Live Oak trees, each with a minimum box size of
36 inches. The placement of these trees shall be determined by a licensed
landscape architect and subject to approval by the Deputy Development
Services Director or their designee prior to issuance of a building permit for
the development.
4. The Applicant/Property Owner shall maintain and preserve Tree No. 19, a
protected Coast Live Oak located at the northwest corner of the project site.
The tree shall be protected throughout all construction activities, including
installation of the recommended protective fencing and measures identified
in the arborist report. Any activity that may impact the tree’s roots, trunk, or
canopy shall require prior approval in accordance with the City’s Tree
Ordinance.
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5. All proposed mechanical equipment, including but not limited to roof-
mounted equipment, shall be fully screened from public view and not visible
from the public right-of-way in accordance with the requirements in the City’s
Development Code. Screening materials shall be architecturally integrated
with the building design and will be reviewed and approved during building
plan check.
6. All exterior lighting shall be designed to prevent glare, light trespass, and
spillover onto adjacent properties. Lighting fixtures shall be shielded and
directed downward. Lighting plans shall be subject to review and approval by
the Planning Division during building plan check.
7. All exterior signage shall comply with the City’s Development Code. A separate
sign permit shall be required for any proposed signage.
8. All screen walls, fences, and gates shall be constructed in accordance with the
approved plans and shall comply with the maximum height and design
standards of the Arcadia Development Code. Any modification to materials,
height, or location shall require review and approval by the Planning Division.
9. The Applicant/Property Owner shall comply with all applicable provisions of
the State Density Bonus Law (Government Code Section 65915), including
maintaining the required number, type, and affordability levels of restricted
units for the duration required by law. Prior to the issuance of any building
permits, the Applicant shall enter into a Density Bonus and Affordable Housing
Agreement with the City, which shall be recorded against the property to
ensure long-term compliance.
10. Ongoing maintenance of all buildings, landscaping, open spaces, fences, walls,
and on-site amenities shall be the responsibility of property management in
accordance with the recorded Covenants, Conditions & Restrictions (“CC&Rs”).
The CC&Rs shall include provisions requiring regular maintenance consistent
with the approved plans and City standards. Failure to maintain the property
as required may result in enforcement action by the City.
11. The Applicant/Property Owner shall install and maintain wayfinding and
directional signage within the site for vehicles and pedestrians, including clear
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markings for visitor parking, loading zones, and EV charging spaces, subject to
review during building plan check.
12. Prior to the issuance of a Certificate of Occupancy, the Applicant/Property
Owner shall install clear and visible on-site signage directing visitors to the on-
site parking garage and advising residents and guests of the City’s existing
overnight parking restrictions.
13. The Applicant/Property Owner shall implement best management practices
(“BMPs”) for stormwater management during construction and operation,
consistent with City and Regional Water Quality Control Board requirements.
14. The Final Tract Map must be recorded prior to the issuance of any building or
foundation permits for the mixed-use development. The map shall include all
required dedications and easements along Santa Anita Avenue and Rolyn
Place to the satisfaction of the City Engineer.
15. The Applicant/Property Owner shall pay its fair share contribution toward any
infrastructure upgrades required to serve the project, including but not limited
to the sewer line upsizing project on Santa Anita Avenue. The scope of
required improvements and the Applicant's proportional share shall be
determined by the Public Works Services Department during plan check. No
building permits shall be issued until the required contribution has been
determined by Public Works Services Director.
16. The Property Owner/Applicant shall file a Notice of Intent (“NOI”) with the State
Water Resources Control Board for a General Construction NPDES Permit, due
to the proposed project exceeding one acre of disturbed land. The NOI must
include items such as the preparation of a Stormwater Pollution Prevention
Plan, applicable fees, and other required documentation. The City will not
approve any grading plans until a Waste Discharger Identification number has
been issued by the State.
17. The Applicant/Property Owner shall submit a haul route map and staging plan
to Planning Services for review and approval prior to issuance of a grading
permit.
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18. All above ground utilities serving the site shall be removed, including all utility
poles along property boundaries, and all new utility services shall be placed
underground.
19. At the time of plan submittal to Building Services for plan check, the final site
plan shall show the location of the backflow prevention device and any
transformer. Appropriate screening may be required, depending on the
location of these utilities.
20. Prior to issuance of a building permit, the Applicant/Property Owner shall
coordinate with Metro and take all necessary measures to ensure the
construction shall not disrupt the operation and maintenance activities of the
Metro A Line or the structural and systems integrity of Metro’s light rail
infrastructure.
Building
21. The Project shall comply with the latest adopted edition of the following codes
as applicable:
a. California Building Code
b. California Electrical Code
c. California Mechanical Code
d. California Plumbing Code
e. California Energy Code.
f. California Fire Code
g. California Green Building Standards Code
Fire Department
22. Prior to issuance of a Certificate of Occupancy by the Building Division, the
building shall have the following fire and life safety systems fully installed,
tested, and approved. Each system shall require a separate permit from the
Fire Department and is subject to review and approval by the Fire Marshal:
a. Automatic fire sprinkler system
b. Fire alarm system
c. Emergency responder radio coverage system
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d. Two-way communication system
23. Prior to issuance of a Certificate of Occupancy by the Building Division, Class I
standpipes shall be installed within all stairwells and shall extend to the roof
level, subject to review and approval by the Fire Department in accordance
with applicable fire and building codes.
24. New public and private fire hydrants shall be installed as shown on the
approved site plan that is submitted to the Building Division for plan check. All
hydrant locations and specifications shall comply with applicable fire code
requirements. Final placement and installation details shall be verified during
plan check and prior to issuance of a Certificate of Occupancy by the Building
Division. The hydrants shall be located at:
a. Three (3) public hydrants on Rolyn Place
b. One (1) public hydrant on Santa Anita Avenue
c. Two (2) private hydrants on the north access road
25. All exit stairwells that do not discharge directly to the exterior shall be provided
with a protected exterior access route leading to an access road at grade, in
compliance with applicable fire and building code requirements. Final design
shall be subject to review and approval by the Fire Department during plan
check.
26. Knox boxes shall be installed at the main building entrance and at all exterior
stairwell entrances. Knox switches shall be provided for any automatic
vehicular gates.
27. Standby power shall be provided for a minimum of one elevator in each
elevator bank.
28. A minimum of one Emergency Medical Services (“EMS”) elevator shall be
provided at each elevator bank, in compliance with applicable Fire Codes.
29. A minimum fire flow of 2,000 gallons per minute (“gpm”) at 20 pounds per
square inch (“psi”) residual pressure shall be provided, in accordance with
applicable fire code standards. Verification of fire flow capacity shall be
required prior to issuance of building permits.
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30. Prior to issuance of a Certificate of Occupancy by the Building Division, the
Applicant/Property Owner shall pay a fair-share contribution toward the City’s
traffic mitigation system for all areas impacted by the Project. The amount and
scope of the contribution shall be based on the findings of an approved traffic
study.
Engineering
31. A. Prior to recordation of the Final Map, the Applicant/Property Owner shall
enter into an Offsite Improvement Agreement with the City and provide the
required cost estimate and improvement bonds, subject to the City Engineer’s
approval;
or
B. Prior to Certificate of Occupancy by the Building Division, the
Applicant/Property Owner shall remove and replace existing curb and gutter
and sidewalk along the property frontages on Santa Anita Avenue and Rolyn
Place, subject to the City Engineer approval.
32. Prior to recordation of the Final Tract Map, the Applicant/Property Owner shall
also dedicate the necessary right-of-way along Santa Anita Avenue to establish
a consistent 10-foot (10’) width from the north to the south property line.
Additionally, a five-foot (5’) dedication shall be provided along the Rolyn Place
frontage to achieve a 10-foot (10’) right-of-way width from the north to the
south property line, as approved by the City Engineer. These dedications shall
be depicted on the Final Tract Map prior to approval by the City Council.
33. Prior to Certificate of Occupancy by the Building Division, the path of travel
around the tree on Rolyn Place shall be removed and reconstructed to ensure
ADA compliance and safe pedestrian circulation. Existing Easement on Rolyn
Place for public sidewalk purposes shall be reconfigured to include the path of
travel around the tree and may be depicted on the Final Tract Map prior to
approval by the City Council. Alternatively, the easement may be shown via
separate documents (Legal Description and Plat Map) submitted to the City
Engineer for review and approval.
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34. Prior to Certificate of Occupancy by the Building Division, all existing driveway
approaches shall be removed and reconstructed per City Standard 801-1. Each
approach shall include ADA compliant sidewalk access and transitions. In
addition, a two-foot (2’) wide easement shall be provided at each driveway
approach for public sidewalk purposes and may be depicted on the Final Tract
Map prior to approval by the City Council. Alternatively, the easements may
be shown via separate documents (Legal Description and Plat Map) submitted
to the City Engineer for review and approval.
35. The Applicant/Property Owner shall prepare a Low Impact Development
(“LID”) Plan in compliance with the Los Angeles County Department of Public
Works 2014 LID Standard Manual. All selected LID measures shall be
incorporated into the grading and drainage plans, subject to review and
approval by the City Engineer prior to issuance of any grading or building
permits.
36. At the time of building plan check submittal, the Project shall include a
Stormwater Pollution Prevention Plan (“SWPPP”) prepared in accordance with
all applicable City and regional requirements. A copy of the SWPPP, including
the Waste Discharge Identification Number (“WDID#”), shall be submitted to
the City’s Engineering Division prior to building permit issuance.
37. At the time of building plan check submittal, a grading and drainage plan,
erosion control plan, and hydrology report shall be submitted for review and
approval to the City’s Engineering Division. The plans and report shall
demonstrate compliance with all applicable City grading, drainage and
stormwater management standards.
38. At the time of building plan check submittal, a soils and geotechnical report
shall be prepared and submitted for review and approval by the City’s
Engineering Division. Approval of the report is required prior to the start of
any construction to ensure safe and stable site development.
39. The Applicant shall be responsible for repairing all asphalt street frontages
from property line to property line for any damage caused by development
activities, including, but not limited to, trench cuts and construction traffic, per
the direction of the City Engineer.
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Public Works Services
40. The development shall connect to the existing 30-inch welded steel water main
with 51 psi static pressure located on the east side of Santa Anita Avenue, and
the existing 8-inch cast iron water main with 51 psi static pressure located on
Rolyn Place. Both mains may be used to serve domestic water and/or fire
protection needs. Due to the static pressure and the proposed building height,
the need for a booster pump system shall be evaluated during building plan
check. If required, the booster system shall be designed and installed to the
satisfaction of the City Engineer and Fire Department.
41. At the time of building plan check submittal, the Applicant/Property Owner
shall provide water demand calculations, prepared by a licensed Civil or
Mechanical Engineer, demonstrating the maximum domestic and fire flow
demands to verify the appropriate water service size for the Project.
42. The Applicant/Property Owner shall provide separate water services and
meters for each individual structure, including dedicated water services for
residential, commercial, and irrigation uses as applicable.
43. Domestic water service for residential developments shall be provided by
common master meter equipped with an approved reduced pressure
backflow device for meter services protection.
44. A separate landscape meter is required for landscape irrigation in common
areas. The backflow preventer shall be Reduce Pressure Backflow Assembly as
approved by the Public Works Services Department prior to issuance of a
building permit.
45. Fire protection requirements shall be stipulated by the Arcadia Fire
Department and shall be confirmed to Arcadia Standard Plan. A separate fire
service with Double Check Detector Assembly (“DCDA”) shall be installed for
fire service required.
46. A Water Meter Permit Application shall be submitted to the Public Works
Services Department prior to final plan check approval.
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47. The Applicant/Property Owner shall provide new water services installations.
Installation shall be according to the specifications of the Public Works Services
Department, Engineering Section. Abandonment of the existing water
services, if necessary, shall be by the Applicant/Property Owner, according to
the Public Works Services Department, Engineering Section specification.
48. Trash/recycling bins shall be configured to provide easy access for trash
collection services. There should be a minimum of one- foot (1’) of clearance
around the trash bins/recycling bins and all bins/carts shall meet the
specifications of the Public Works Services Department. At a minimum, trash
enclosure areas should accommodate three containers: a 3-yard bin for trash,
3-yard bin for recycling, and 69/96 gallon sized carts for organics recycling. The
roof clearance for the trash enclosure must be at least 10 feet high.
Cultural Resources
49. The Applicant/Property Owner shall retain a Native American Monitor from or
approved by the Gabrieleño Band of Mission Indians – Kizh Nation, prior to
commencement of any ground-disturbing activities (i.e., both on-site and any
off-site locations that are included in the Project description/definition and/or
required in connection with the Project, such as public improvement work).
“Ground-disturbing activity” shall include, but is not limited to, demolition,
pavement removal, potholing, auguring, grubbing, tree removal, boring,
grading, excavation, drilling, and trenching.
A copy of the monitoring agreement executed with Gabrieleño Band of
Mission Indians – Kizh Nation shall be submitted to the City’s Planning Division
prior to commencement of any ground-disturbing activity, or the issuance of
any permit necessary to commence a ground-disturbing activity.
50. The Gabrieleño Band of Mission Indians – Kizh Nation shall conduct
monitoring during ground-disturbing activities and complete daily monitoring
logs. These logs will document relevant construction activities, locations of
disturbance, soil types, cultural materials, and any other information of
significance to the Tribe. The logs will specifically identify and describe any
discovered Tribal Cultural Resources (“TCRs”), including Native American
cultural and historical artifacts, remains, places of significance, as well as any
ancestral human remains and associated burial goods. Copies of the
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monitoring logs will be made available to the Applicant/Property Owner or the
City upon written request to the Tribe.
51. On-site tribal monitoring shall conclude upon the later of the following: (1)
written confirmation from the Applicant/Property Owner or the City to the
Gabrieleño Band of Mission Indians - Kizh Nation that all ground-disturbing
activities and related phases at the Project site are complete; or (2) written
notification from the Gabrieleño Band of Mission Indians - Kizh Nation to the
Applicant/Property Owner or the City confirming that no future planned
construction activities or development phases at the Project site have the
potential to impact Kizh Tribal Cultural Resources (“TCRs”).
52. Upon discovery of any Tribal Cultural Resources (“TCRs”), all construction
activities within at least a 50-foot radius of the find shall cease immediately
and shall not resume until the Gabrieleño Band of Mission Indians – Kizh
Nation monitor and/or Kizh’s archaeologist has fully assessed the resource.
The Tribe shall recover and retain all discovered TCRs in the manner and for
the purposes it deems appropriate, including educational, cultural, and
historic uses, at its sole discretion.
53. In the event human remains or associated funerary objects are encountered
during any ground-disturbing activities:
a. Native American human remains are defined in PRC 5097.98 (d)(1) as an
inhumation or cremation, and in any state of decomposition or skeletal
completeness. Funerary objects, also referred to as grave goods under
Public Resources Code Section 5097.98, shall be treated according to
the same statute.
b. If Native American human remains and/or grave goods are discovered
or recognized on the Project site, then all ground-disturbing in the
vicinity of the discovery shall cease immediately. Pursuant to Health and
Safety Code Section 7050.5, the discovery shall be reported to the Los
Angeles County Coroner. No further work shall occur in that area until
the Coroner has made a determination regarding the nature of the
remains. If the Coroner determines or has reason to believe the remains
are those of a Native American, the Coroner shall contact the Native
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November 18, 2025
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American Heritage Commission (“NAHC”) within 24 hours, and the
procedures outlined in PRC § 5097.98 shall be followed.
c. All human remains and grave or burial goods shall be treated alike in
accordance with California Public Resources Code section 5097.98(d)(1)
and (2).
d. Construction activities may resume in other areas of the Project site at
a minimum of 200 feet away from the discovery if, in the sole discretion
of the Gabrieleño Band of Mission Indians – Kizh Nation, it is determined
that resuming such activities at that distance is appropriate. The Kizh
Nation shall provide any measures it deems necessary to the
Applicant/Property Owner and the City prior to resumption of work.
e. Preservation in place (i.e., avoidance) is the preferred method of
treatment for discovered human remains and/or burial goods. Any
historic archaeological material that is not Native American in origin
(non-TCR) shall be curated at a public, non-profit institution with a
research interest in the materials (e.g. Natural History Museum of Los
Angeles County or the Fowler Museum) provided such an institution
agrees to accept the material. If no institution accepts the
archaeological material, it shall be offered to a local school or historical
society in the area for educational purposes.
f. Any discovery of human remains/burial goods shall be kept confidential
to prevent further disturbance.
54. If, in accordance with Public Resources Code § 5097.98 and all applicable
regulatory procedures, the Gabrieleño Band of Mission Indians – Kizh Nation
is identified by the Native American Heritage Commission (“NAHC”) as the
Most Likely Descendant (“MLD”) for any discovered Native American human
remains or associated funerary objects on the Project site, the following
requirements shall apply:
a. If the Gabrieleño Band of Mission Indians – Kizh Nation is identified as
the Most Likely Descendant (“MLD”), the Tribe’s Koo-nas-gna Burial
Policy shall be implemented. For the Tribe, the term "human remains"
encompasses more than skeletal material and includes associated
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November 18, 2025
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cultural and ceremonial elements. Tribal traditions may include, but are
not limited to, preparation of the soil for burial, the inclusion of funerary
objects, and the ceremonial burning of remains. All treatment of human
remains and associated items shall be carried out in accordance with
the Tribe’s customs and practices, and in consultation with the MLD.
b. If the discovery of human remains includes four or more burials, the
discovery location shall be treated as a cemetery, and a separate
treatment plan shall be created.
c. The prepared soil and cremation soils are to be treated in the same
manner as bone fragments that remain intact. Associated funerary
objects are objects that, as part of the death rite or ceremony of a
culture, are reasonably believed to have been placed with individual
human remains either at the time of death or later; other items made
exclusively for burial purposes or to contain human remains can also
be considered as associated funerary objects. Cremations will either be
removed in bulk or by means as necessary to ensure complete recovery
of all sacred materials.
d. If discovered human remains cannot be fully documented and
recovered on the same day, the remains shall be respectfully covered
with muslin cloth and protected with a steel plate capable of being
moved by heavy equipment, placed over the excavation area. If a steel
plate is not available, a 24-hour security guard shall be posted to protect
the site outside of working hours. The Gabrieleño Band of Mission
Indians – Kizh Nation, as the Most Likely Descendant (“MLD”), shall make
every effort to recommend Project design modifications to allow the
remains to be preserved in situ. If project diversion is not feasible, and
upon consultation with the MLD, removal of the remains may proceed
in accordance with applicable laws and Tribal protocols.
e. In the event preservation in place is not feasible despite good faith
efforts by the Applicant/Property Owner, no ground-disturbing activities
shall resume until the property owner, in consultation with the Most
Likely Descendant (“MLD”), has arranged for a designated reburial
location within the Project site footprint. This location shall be used for
the respectful reinterment of any human remains and/or ceremonial
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November 18, 2025
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objects, consistent with the cultural protocols of the Gabrieleño Band of
Mission Indians – Kizh Nation.
f. If human remains or associated funerary objects are discovered, each
occurrence shall be respectfully stored in opaque cloth bags. All human
remains, funerary objects, sacred objects, and objects of cultural
patrimony shall be relocated to a secure on-site container, if feasible.
These items shall be reburied within six (6) months of recovery, at a
location on the Project site mutually agreed upon by the Tribe and the
Applicant/Property Owner. The reburial site shall be protected in
perpetuity and not subject to future disturbance. No public disclosure
or publicity regarding the discovery or nature of these cultural materials
shall occur.
g. In the event data recovery is necessary, the Gabrieleño Band of Mission
Indians – Kizh Nation shall work in close coordination with a qualified
archaeologist to ensure all excavation activities are conducted carefully,
ethically, and respectfully. If the Tribe approves data recovery, all
associated documentation, at a minimum including detailed descriptive
notes and sketches shall be reviewed and approved in advance by the
Tribe. Upon completion of any approved data recovery, a final report
shall be submitted to both the Tribe and the Native American Heritage
Commission (“NAHC”). The Tribe does not authorize any scientific study
or the use of invasive and/or destructive diagnostics on human remains
under any circumstances.
General Conditions
55. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment,
environmental regulation compliance, and parking and site design shall be
complied with to the satisfaction of the Building Official, City Engineer, Deputy
Development Services Director, Fire Marshal, and Public Works Services
Director. Any changes to the existing facility may be subject to having fully
detailed plans submitted for plan check review and approval by the
aforementioned City officials and employees and may subject to separate
building permits.
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56. 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 MUP 23-10, TTM 23-04, ADR 23-12, COD 23-32 and
TRH 25-13 (“Project”) on the Project site, and which may arise from the direct
or indirect operations of the Applicant or those of the Applicant’s contractors,
agents, tenants, employees or any other persons acting on Applicant’s behalf,
which relate to the development and/or construction of the Project. This
indemnity provision applies to all damages and claims, actions, or proceedings
for damages, as described above, regardless of whether the City prepared,
supplied, or approved the plans, specifications, or other documents for the
Project.
In the event of any legal action challenging the validity, applicability, or
interpretation of any provision of this approval, or any other supporting
document relating to the Project, the City will promptly notify the Applicant of
the claim, action, or proceedings and will fully cooperate in the defense of the
matter. Once notified, 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/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 that the Applicant reasonably
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November 18, 2025
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approves. The parties hereby agree to cooperate in defending such action. The
City will not voluntarily assist in any such third-party challenge(s) or take any
position adverse to the Applicant in connection with such third-party
challenge(s). In consideration for approval of the Project, this condition shall
remain in effect if the entitlement(s) related to this Project is rescinded or
revoked, at the request of the Applicant or not.
57. Approval of MUP 23-10, TTM 23-04, ADR 23-12, COD 23-32 and TRH 25-13 shall
not be in effect unless the Applicant and Property Owner have executed and
filed the Acceptance Form with the City on or before 30 calendar days after the
City Council has adopted the Resolution. The executed Acceptance Form
submitted to the Development Services Department is to indicate awareness
and acceptance of the Conditions of Approval.
Attachment No. 1: Resolution No. 7661
Attachment No. 2: Draft Planning Commission Minutes and Staff Report, dated
October 25, 2025, without attachments
Attachment No. 3 Aerial Photo with Zoning Information and Photos of the Project
Site
Attachment No. 4: Letters Received and Previous 2024 NOP Comments
Attachment No. 5: Tentative Tract Map
Attachment No. 6: Architectural Plans and Renderings
Attachment No. 7: Parking Analysis, dated November 2024
Attachment No. 8: Arborist Report, dated September 2024
Attachment No. 9: Expanded Radius Map
Attachment No. 1
Attachment No. 1
Resolution No. 7661
1
RESOLUTION NO. 7661
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA,
CALIFORNIA, APPROVING THE ALEXAN ARROYO MIXED-USE
DEVELOPMENT AND DENSITY BONUS, COMPRISED OF 359 RESIDENTIAL
UNITS, INCLUDING 35 VERY LOW AFFORDABLE UNITS AND NINE (9)
LIVE/WORK UNITS AT 325 N. SANTA ANITA AVENUE
WHEREAS, on September 5, 2023, the Applicant, Arcadia Apartments L.L.C., on
behalf of the property owner, Positive Investments, Inc., submitted an application for
Minor Use Permit No. MUP 23-10. The Applicant later submitted applications for
Tentative Tract Map No. TTM 23-04, Site Plan and Design Review No. ADR 23-12,
Certificate of Demolition No. COD 23-32, and Healthy Protected Tree Permit No. TRH
25-13. The Project proposes to consolidate six legal lots into one parcel and remove
one healthy Coast Live Oak tree to accommodate a new mixed-use development with
a density bonus, consisting of 324 market-rate units, 35 very low-income affordable
units, and nine (9) live/work loft units at 325 North Santa Anita Avenue (collectively
known as the “Project”); and
WHEREAS, pursuant to CEQA Guidelines Section 15332, the Tentative Tract
Map qualifies for a Class 32 Categorical Exemption as an urban infill project; and
WHEREAS, pursuant to Assembly Bill 130 (“AB 130”) that went into effect on
June 30, 2025, which provides a statutory exemption from the California
Environmental Quality Act (“CEQA”) for certain housing developments that (1) include
a specified percentage of affordable units, (2) are located within qualified urban infill
2
areas, and (3) comply with applicable zoning, density, and design standards, the
proposed mixed-use development qualifies for a statutory exemption; and
WHEREAS, because the Project includes the required affordable housing
component, is located within a designated urban infill area, and meets all other AB
130 criteria, the City has determined that the Project is statutorily exempt from CEQA
pursuant to AB 130; and
WHEREAS, on October 28, 2025, a duly noticed public hearing was held before
the Planning Commission on said Project, at which time all interested persons were
given full opportunity to be heard and to present evidence; and
WHEREAS, on October 28, 2025, the Planning Commission reviewed the
project, heard the public testimonies, and then voted 3-2 to recommend denial of
the Project with Commissioners Wilander and Tallerico dissenting; and
WHEREAS, on November 18, 2025 a duly noticed public hearing was held
before the City Council on said application, at which time all interested persons were
given full opportunity to be heard and to present evidence.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA,
DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
SECTION 1. The factual data submitted by the Development Services
Department in the staff report dated November 18, 2025, are true and correct.
3
SECTION 2. This Council finds that based upon the entire record, pursuant to
the Arcadia Development Code, all of the following findings can be made:
Minor Use Permit
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 this
Development Code and the Municipal Code.
FACT: The Project site’s General Plan land use designation is Downtown Mixed
Use (“DMU”), which permits mixed-use or stand-alone residential development when
affordable housing is provided, in accordance with the Land Use and Community
Design Element of the City’s General Plan. Under this designation, mixed-use
development is encouraged to incorporate both residential and non-residential uses
that support one another within a pedestrian-oriented environment.
The proposed Alexan Arroyo Project is consistent with the DMU land use
designation. The Project includes 359 residential units and nine live/work units, with
the live/work component contributing toward the DMU zone’s non-residential use
requirement. While the Project does not include traditional commercial uses, the
live/work units align with the policy intent to promote a blend of residential and non-
residential activity in the Downtown area.
The Project supports and implements several General Plan policies, including:
4
• Policy LU-1.1 – Promote new infill and redevelopment projects that are
consistent with the City’s land use designations and compatible with surrounding
existing uses.
• Policy LU-1.8 – Encourage development types that support transit and
other alternative forms of transportation, including bicycling and walking.
• Policy LU-4.2 – Encourage residential development that enhances the
visual character, quality, and uniqueness of the City’s neighborhoods and districts.
Overall, the proposal is consistent with the DMU land use designation, meets
the affordable housing conditions that enables stand-alone residential use, provides
live/work units as the non-residential component, and implements applicable
General Plan goals and policies, the project is consistent with the General Plan and
complies with the applicable zoning regulations.
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.
FACT: The subject site is approximately 3.08 acres and is located within the
Downtown Mixed-Use (“DMU”) zone. The site is situated in the City’s downtown area
and is surrounded by a mix of commercial, light industrial, and residential uses. While
the project does not include traditional commercial space, it incorporates nine
live/work units and ground-floor residential services and amenities, which are
5
consistent with the non-residential area provisions of the DMU zone and the policies
of the City’s General Plan for this area.
The Project’s height and mass exceed those of surrounding developments,
making it the tallest structure in the downtown area. However, the proposed height
is permitted under State Density Bonus Law, which allows waivers of development
standards when necessary to accommodate the increased density and inclusion of
affordable housing. Although the scale differs from nearby buildings, the design and
site planning incorporate step-backs, articulation, and transitional elements to
reduce visual impacts and better relate to the surrounding context.
The Project is consistent with the planned future land uses envisioned for the
DMU zone, which anticipates higher-density residential development supported by
pedestrian-oriented amenities and proximity to transit. Therefore, while the Project’s
scale is greater than existing structures, it remains consistent with the regulatory
framework and planned character of the area.
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.
FACT: The 3.08-acre site is adequately sized and configured to accommodate
the proposed residential development with ground-floor live/work units. The Project
6
provides two primary access points from Santa Anita Avenue and Rolyn Place,
directing project-related traffic onto local surface streets rather than major corridors.
The internal circulation system is designed to accommodate residents, visitors, and
service vehicles efficiently. A total of 454 on-site parking spaces will be provided,
exceeding the required parking under State Density Bonus Law. While no dedicated
loading docks are proposed, move-in and service vehicles can utilize internal drive
aisles and the fire lane, minimizing interference with public rights-of-way. The
building footprint and site design fit the parcel shape and support the proposed use.
For these reasons, this finding can be made.
b. Streets and highways are adequate to accommodate public and
emergency vehicle (e.g., fire and medical) access.
FACT: The Project site fronts Santa Anita Avenue and Rolyn Place, both of
which provide adequate width and pavement to carry emergency vehicles and
project-generated traffic. Access driveways are provided on both streets, and the
project includes a dedicated fire access lane adjacent to the Metro right-of-way. The
surrounding street network is adequate to accommodate the proposed use.
Therefore, this finding can be made.
c. Public protection services (e.g., fire protection, police protection, etc.).
FACT: The Fire and Police Departments have reviewed the Project and
determined that, with the required fire protection systems, hydrants, and access
7
improvements, the proposed development will not adversely impact public
protection services. Adequate emergency vehicle access is provided via two two-way
drive aisles off Santa Anita Avenue and Rolyn Place, as well as a dedicated fire access
lane along the Metro Rail right-of-way.
d. The provision of utilities (e.g., potable water, schools, solid waste
collection and disposal, storm drainage, wastewater collection, treatment, and
disposal, etc.).
FACT: As part of the development, new utility connections, including
connections, including potable water and storm drainage, will be required.
Implementation of best management practices by the Applicant during construction
and operation would ensure impacts to water quality do not occur. If any upgrades
to existing infrastructure, including sewers, are necessary to accommodate the
Project, the Applicant will be required to contribute toward those improvements as
a condition of approval.
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.
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FACT: The Project is not anticipated to be detrimental to the public health,
safety, or welfare of the surrounding area. The proposed residential development,
including ground-floor live/work spaces, is consistent with the types of uses
envisioned in the Downtown Mixed-Use (“DMU”) zone, which supports higher-density
housing in proximity to commercial areas and transit.
While the Project exceeds the base height limit for the zone, the additional
height is permitted under State Density Bonus Law and is necessary to accommodate
the proposed density and required affordable housing. Without the height waiver,
the Project would not be physically or financially feasible, which would preclude the
delivery of needed housing, including units for very low-income households.
The Project has been conditioned to address potential operational impacts
related to construction, traffic circulation, and ongoing site activities. Additionally, the
building design incorporates height step-downs, articulation, and transitional
elements to reduce visual impacts and ensure compatibility with surrounding
development. These measures ensure that the Project’s type, density, and intensity
of use will not create a nuisance or negatively affect surrounding properties, public
safety, or the general welfare. For these reasons, this finding can be made.
Tentative Tract Map
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1. The proposed map, subdivision design, and improvements are
consistent with the General Plan, any applicable specific plan, and the Subdivisions
Division of the Development Code.
FACT: The proposed subdivision map, design, and associated improvements
the Project are consistent with the General Plan’s Downtown Mixed Use (“DMU”) land
use designation, which supports higher-density residential and mixed-use
development in the City’s core.. The subdivision complies with applicable provisions
of the Subdivisions Division of the Development Code, including standards for lot
configuration, access, and public improvements.
The project layout has been designed to align with surrounding development
patterns and to integrate with existing street, utility, and storm drainage
infrastructure. Circulation and utility systems have been planned to adequately serve
the proposed density and use types. All required improvements will be constructed
in accordance with City standards.
Therefore, the proposed map and subdivision design are consistent with the
General Plan, the applicable zoning and development regulations, and the standards
of the Subdivisions Division of the Development Code.
2. The site is physically suitable for the type and proposed density of
development.
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FACT: The 3.08-acre site is physically suitable to accommodate the proposed
359-unit residential development, including 35 very low-income units, at a density of
approximately 115 units per acre. This exceeds the base DMU density of 80 units per
acre but is permitted under State Density Bonus Law, which allows increased density
and related concessions when affordable housing is provided. The building massing
has been designed to transition toward the adjacent single-family neighborhood by
stepping down to seven stories at the western side of the development. Building
setbacks, access points, and internal circulation patterns are appropriately designed
for the site configuration. The site is generally level, has no physical constraints, and
is served by existing infrastructure, making it physically suitable for the proposed use
and density. Therefore, this finding can be made.
3. The design of the subdivision and the proposed improvements are not
likely to cause substantial environmental damage or substantially and avoidably
injure fish or wildlife or their habitat.
FACT: The proposed tentative tract map involves the consolidation of six legal
lots into a single parcel to facilitate a high-density residential development within an
urbanized area. The Project site is currently developed and located within the City's
Downtown core, which is fully built out with existing infrastructure, paved streets,
and surrounding urban uses.
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No sensitive biological resources, natural habitats, wetlands, or watercourses
are present on the site or in the immediate vicinity. Because the Project is not located
in or near an environmentally sensitive area, it is not expected to cause substantial
environmental damage or result in harm to fish, wildlife, or their habitats.
Any potential construction-related impacts such as noise, dust, or runoff will
be temporary and minimized through required best management practices (“BMPs”).
Therefore, the design of the subdivision and associated improvements will not
result in substantial or avoidable environmental damage and will not significantly
impact fish, wildlife, or habitat.
4. The design of the subdivision or type of improvements is not likely to
cause serious public health or safety problems.
FACT: The proposed subdivision consolidates six lots together as one parcel
to facilitate development. Construction of the Project will comply fully with all the
applicable Building, Fire, and Safety Codes, as well as other relevant regulations. The
City’s existing infrastructure, including roads, water, sewer, and emergency services,
is sufficient to support the new development. Furthermore, the Project has been
designed and conditioned to meet all public health and safety standards, and it is not
expected to create any significant health or safety concerns for the community.
5. The design of the subdivision or the type of improvements will not
conflict with easements acquired by the public at large for access through or use of,
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property within the proposed subdivision (This finding shall apply only to easements
of record or to easements established by judgement of a court of competent
jurisdiction and no authority is hereby granted to a legislative body to determine that
the public at large has acquired easements for access through or use of property
within the proposed subdivision).
FACT: The Project does not encroach upon or interfere with any existing
public easements of record or court-established easements. In fact, the Project
includes provisions for new easements and public dedications to ensure adequate
sidewalk access along N. Santa Anita Avenue and Rolyn Place. Therefore, no conflicts
with public easements or rights of access are anticipated.
6. The discharge of sewage from the proposed subdivision into the
community sewer system will not result in violation of existing requirements
specified by the California Regional Water Quality Control Board.
FACT: The existing sewer infrastructure along Santa Anita Avenue currently
has limited capacity to serve new development. To address this, the Applicant will be
responsible for paying their contributions toward necessary improvements to sewer
system as required by the City’s Public Works Department. These improvements will
be coordinated to accommodate the Project and future development in the area. The
Project will comply with all applicable requirements of the California Regional Water
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Quality Control Board to ensure that sewage discharge does not violate water quality
standards. Therefore, this finding can be made.
7. That the proposed design and site improvements of the subdivision
conform to the regulations of this Development Code and the regulations of any
public agency having jurisdiction by law.
FACT: The subdivision design, including lot layout, access, and dedications,
complies with applicable provisions of the Arcadia Development Code, including the
Downtown Mixed Use (“DMU”) zone standards and Subdivision Division. The Project
will also adhere to the requirements and conditions set forth by all relevant public
agencies, including the City’s Engineering Division, Public Works Services
Department, and City’s Fire Department. Therefore, this finding can be made.
Site Plan & Design Review
Section 9107.19.050(F) of the Development Code requires that following findings
must be met for the approval of the design.
1. The proposed development will be in compliance with all applicable
development standards and regulations in the Development Code.
FACT: The Project complies with the applicable development standards of the
Downtown Mixed Use (“DMU”) zone as modified through the provisions of California
Density Bonus Law (Government Code Section 65915). The proposed development
includes 359 residential units at a density of approximately 115 units per acre,
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exceeding the base maximum of 80 units per acre. The proposed building height of
90 feet 8 inches also exceeds the maximum 60-foot height limit allowed under base
zoning standards. However, both the increased density and height waiver are
permitted under State Density Bonus Law in exchange for the provision of affordable
housing and are therefore considered compliant.
The Project also includes one concession under State Density Bonus Law to
allow all affordable units to be studio units, which is not otherwise permitted under
the City’s Development Code. This concession facilitates the inclusion of affordable
housing units while maintaining the Project’s design and feasibility.
In addition, the Project meets other applicable development standards,
including floor area ratio (“FAR”), setbacks, and parking through the density bonus
provisions. Therefore, the proposed development is in compliance with all applicable
development standards and regulations of the Development Code. This finding can
be made.
2. The proposed development will be consistent with the objectives and
standards of the applicable Design Guidelines.
FACT: The Project incorporates several features consistent with the City’s
Design Guidelines, including articulated building façades, varied massing, recessed
balconies, and the use of high-quality materials to break down the building’s visual
bulk and add interest. Setbacks along Santa Anita Avenue, Rolyn Place, and adjacent
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property lines provide appropriate transitions to surrounding uses. At the street
level, live/work units, leasing space, and residential amenities create active and
transparent frontages that support pedestrian activity. Landscaping and streetscape
improvements are integrated throughout the site to complement the surrounding
urban context and enhance the public realm. Collectively, these features align with
the Mixed-Use Objective Development Standards and Design Guidelines to enhances
an area’s unique character and sense of place, respects existing neighborhood
compatibility and privacy, and ensures a high-quality living environment. Therefore,
this finding can be made.
3. The proposed development will be compatible in terms of scale and
aesthetic design with surrounding properties and developments.
FACT: The proposed seven- to eight-story building, with a maximum height of
90 feet 8 inches, will be significantly taller than surrounding existing development
and will be the tallest structure in the downtown area. The additional height is
permitted through a waiver under State Density Bonus Law (Government Code
Section 65915), which allows exceptions to local development standards, including
building height, when necessary to accommodate additional density and affordable
housing units.
While the Project is larger in scale than nearby buildings, its design has been
intentionally designed to promote visually compatibility and reduce massing
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impacts. Step-backs at upper floors, façade modulation, and the use of varied
materials help break up the building’s scale and provide architectural interest.
Setbacks along Santa Anita Avenue (3'-7"), the north property line (19'-10"), and the
south property line (12'-5") create visual separation from adjacent properties and
help ease the transition to lower scale development.
At the street level, active frontages such as live/work units and residential
amenities enhance pedestrian engagement and contribute to the evolving mixed-
use, transit-oriented character envisioned for the Downtown Mixed Use (“DMU”)
zone. Although the building height exceeds that of existing structures, the Project’s
architectural design, mass transitions, and pedestrian-focused ground floor
treatment ensure that it is compatible in scale and aesthetic character with
surrounding development and the City’s broader goals for the downtown area. For
these reasons, this finding can be made.
4. The proposed development will have an adequate and efficient site
layout in terms of access, vehicular circulation, parking and landscaping.
FACT: The site layout is designed to function efficiently, with two two-way
driveways providing vehicular access from Santa Anita Avenue and Rolyn Place.
Internal circulation has been reviewed by the City Engineer and found to be adequate
to serve the development. Parking is provided within a three-level garage located
above grade, with clear internal circulation and minimal dead-end aisles.
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Landscaping is distributed along frontages, within courtyards, and on roof decks to
provide visual relief and usable open space. The Project’s site plan demonstrates
efficient circulation, parking layout, and landscape integration. Therefore, the site will
be adequate in terms of parking and circulation.
The proposed site layout provides efficient and adequate access, circulation,
parking, and landscaping to support the development. Vehicular access is provided
via both two-way driveways - one from Santa Anita Avenue and one from Rolyn Place
- ensuring convenient ingress and egress. Internal circulation has been reviewed and
deemed sufficient by the City Engineer, with the layout supporting clear vehicle
movement and emergency access.
Parking is accommodated within a three-level above-grade garage, designed
with logical circulation patterns and minimal dead-end aisles to enhance
functionality. Landscaping is thoughtfully integrated throughout the site, including
along public frontages, within private courtyards, and on rooftop decks, contributing
both to visual relief and the provision of usable open space for residents.
Overall, the Project demonstrates an efficient and well-organized site layout
that meets the City's standards for access, vehicular circulation, parking, and
landscape design.
5. The proposed development will be in compliance with all of the
applicable criteria identified in Subparagraph 9107.19.040.C.5 for compliance with
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the Development Code and all other applicable City regulations and policies, the
General Plan and any applicable specific plan, the Design Guidelines, policies and
standards, and efficient site and layout design.
FACT: The proposed development meets all applicable requirements of the
Development Code, General Plan, and relevant City policies, design guidelines, and
objective development standards specific to the Downtown Mixed Use (“DMU”) zone.
The Project reflects the City's goals for a higher-density, pedestrian-oriented urban
environment near transit, consistent with the Land Use Element and Downtown
vision.
Although the building exceeds the scale of surrounding development, its
design is consistent with the evolving character anticipated for the area. The Project
includes design features such as vertical and horizontal articulation, varied materials,
and meaningful setbacks to visually break down the building's mass and provide
interest at the pedestrian level. Active frontages, including live/work units and
enhanced landscaping along public frontages, contribute to a more engaging and
walkable streetscape. Podium-level open spaces and rooftop amenities further
support the Project's functionality and livability.
The site layout accommodates efficient vehicular access from both Santa Anita
Avenue and Rolyn Place, with clearly organized internal circulation and structured
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parking. Landscaping is integrated throughout the site to soften building edges and
enhance the pedestrian experience.
The Applicant/Property Owner shall comply with all applicable City
requirements related to disabled access, occupancy limits, building and fire safety,
health code standards, environmental regulations, and 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.
Overall, the Project demonstrates compliance with the objective criteria
outlined in Section 9107.19.040.C.5 and supports the City’s broader planning goals
for a vibrant, mixed-use downtown core. Therefore, this finding can be made.
Density Bonus
Pursuant to Development Code Section 9103.15.040, the City Council must
make the following findings to approve a Density Bonus project.
1. The project will be consistent with the General Plan, except as provided
by this Section with regard to maximum density, density bonuses, and other
incentives and concessions.
FACT: The Project is located within the Downtown Mixed-Use designation,
which allows higher density residential development near transit. The Project
implements General Plan policies supporting infill housing, downtown revitalization,
and expanding affordable housing opportunities. The Project includes 359
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residential units, 35 of which are affordable units for very low-income households,
thereby contributing to the City’s Regional Housing Needs Allocation (“RHNA”). Where
the Project exceeds local development standards, such modifications are permitted
under State Density Bonus Law. The Project is also consistent with the intent of the
Housing Accountability Act (Government Code Section 65589.5), which protects
qualifying housing developments that comply with objective standards. Therefore,
the Project is consistent with the General Plan, except where State Density Bonus
Law authorizes deviations from local standards.
2. The approved number of dwellings can be accommodated by existing
and planned infrastructure capacities.
FACT: The site is located on two public streets (Santa Anita Avenue and Rolyn
Place) with adequate traffic capacity and dual access points. The City’s Fire
Department has reviewed the plans and confirmed that adequate fire lanes,
emergency access, hydrant placement, and standpipe/sprinkler systems will be
provided.
Sewer, water, electricity, and communications utilities already serve the site.
Any necessary system upgrades or fair-share improvements required to
accommodate the Project will be completed and a condition of approval to this effect
has been proposed. The Project exceeds State-required parking and includes bicycle
parking and all required EV infrastructure.
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With these improvements, existing and planned public services and utilities
are expected to adequately support the Project.
3. Adequate evidence exists to indicate that the project will provide
affordable housing in a manner consistent with the purpose and intent of this
Section.
FACT: The Project includes 35 units restricted for Very Low-Income
households, which represents approximately 14% of the base density. These units
qualify the Project for a State density bonus under Government Code 65915. The
affordable units will be restricted for a minimum of 55 years through a recorded
affordability covenant, consistent with State requirements.
The affordable units are distributed throughout the building and will be
constructed, marketed, and operated in compliance with Housing Element policies,
State regulatory requirements, and the City’s Density Bonus ordinance. The Project
also supports the City’s progress toward meeting its Regional Housing Needs
Allocation for Very Low-Income households.
The Project is consistent with the purpose and intent of the Density Bonus
Ordinance, Government Code Section 65915, and the Housing Accountability Act
(Government Code Section 65589.5). An Affordable Housing Agreement will be
executed to ensure long-term compliance with these requirements; therefore, the
Project complies with this finding.
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4. In the event that the City does not grant at least one financial concession
or incentive as defined in Government Code Section 65915 in addition to the density
bonus, that additional concessions or incentives are not necessary to ensure
affordable housing costs as defined in Health and Safety Code 50052.5, or for rents
for the targeted units to be set as specified in Government Code Section 65915(c).
FACT: The Applicant has requested one concession to allow the 35 affordable
units to be constructed as studio units, and one development standard waiver to
permit the building to exceed the 60-foot height limit in the Downtown Mixed Use
(“DMU”) zone. No additional concessions, incentives, or waivers have been
requested.
State Density Bonus Law (Government Code Section 65915) requires the City
to grant only the concessions and waivers needed to make the affordable units
feasible. Based on the information provided, the requested concession and waiver
adequately support the production of the Very Low-Income units at regulated rent
levels, and no additional concessions or incentives are required.
5. There are sufficient provisions to guarantee that the units will remain
affordable for the required time period.
FACT: The affordable housing units for Very Low-Income will be secured
through a recorded Affordable Housing Covenant Agreement, which will run with the
land and be enforceable by the City. The agreement will specify the number of units,
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household income restrictions, method of calculation for maximum rents, and
minimum affordability term of 55 years, consistent with State Density Bonus Law.
The covenant will ensure ongoing compliance with all applicable State and local
requirements and will be executed prior to issuance of a Certificate of Occupancy.
Therefore, there are sufficient provisions to guarantee that the units will remain
affordable for the required time period.
Removal of a Healthy Protected Tree
The following findings are required for the approval of the removal of a healthy
protected tree per Development Code Section 9110.01.070.A.2.
1. Removal of a Healthy Protected Tree:
FACT: The removal of one protected Coast Live Oak (Tree No. 48) is necessary
to accommodate the proposed Project. As documented in the Arborist Report
(Attachment No. 6), this tree is located within the proposed 26-foot-wide fire lane
along the northern portion of the site. Construction of the fire lane will require
grading and installation of pavement and underground utilities that would directly
impact the tree’s root zone, making preservation infeasible. The Arborist concluded
that the tree would not survive due to the extent of the necessary excavation and
compaction associated with fire-lane construction.
To mitigate the removal of the protected tree, the Project is conditioned to
provide replacement trees consistent with the Arcadia Development Code, which
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requires at least two 36-inch-box Coast Live Oak trees for each protected tree
removed. These replacement trees will be incorporated into the final landscape plan
to help restore canopy coverage and preserve the site’s environmental and aesthetic
value.
Therefore, removal of the healthy protected tree is warranted to
accommodate essential site and life-safety improvements associated with the
proposed development and remains consistent with the intent of Development Code
Section 9110.01.070.
SECTION 3. Pursuant to the provisions of the California Environmental
Quality Act (“CEQA”), the Tentative Tract Map qualifies for a Class 32 Categorical
Exemption as an urban infill project under Section 15332 of the CEQA Guidelines.
Additionally, pursuant to Public Resources Code Section 21080(b)(1), the mixed-use
development is statutorily exempt from CEQA under Assembly Bill 130 (“AB 130”).
SECTION 4. For the foregoing reasons, that the City Council find the Tentative
Tract Map categorically exempt from CEQA pursuant to Section 15332 (Class 32 –
Infill Development) and the mixed-use development statutorily exempt under
Assembly Bill 130 (“AB 130”), and approve Minor Use Permit No. MUP 23-10, Tentative
Tract Map No. TTM 23-04, Architectural Design Review No. ADR 23-12, Certificate of
Demolition No. COD 23-32, and Healthy Protected Tree Permit No. TRH 25-13 to
consolidate six parcels into one and to construct the Alexan Arroyo mixed-use
25
development at 325 North Santa Anita Avenue, consisting of 324 market-rate units,
35 very low-income affordable units, and nine live/work units, including the removal
of one protected Coast Live Oak tree, 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 18th day of November, 2025.
______________________________
Mayor of the City of Arcadia
ATTEST:
___________________________
City Clerk
APPROVED AS TO FORM:
____________________________
Michael J. Maurer
City Attorney
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Page Intentionally Left Blank
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RESOLUTION NO. 7661
Conditions of Approval
Planning
1. The Project shall be developed and maintained by the Property
Owner/Applicant in a manner that is consistent with the approved plans for
Minor Use Permit No. MUP 23-10, Tentative Tract Map No. TTM 23-04, Site Plan
and Design Review No. ADR 23-12, and Certificate of Demolition No. COD 23-
32 and Healthy Protected Tree Permit No. TRH 25-13, subject to the
satisfaction of the Deputy Development Services Director or their designee.
Noncompliance with the Conditions of Approval shall be grounds for
immediate suspension or revocation of any approvals. Minor changes to the
Project, may be approved administratively by the Deputy Development
Services Director at their discretion.
2. The final landscape and irrigation plan shall be prepared by a licensed
landscape architect and submitted to Building Services for plan check. The
plan must comply with Water Efficiency Landscape Ordinance and receive
approval from the Planning Division prior to the issuance of any building
permits.
3. The final landscape plan submitted to Building Services for plan check shall
include at least two (2) Coast Live Oak trees, each with a minimum box size of
36 inches. The placement of these trees shall be determined by a licensed
landscape architect and subject to approval by the Deputy Development
Services Director or their designee prior to issuance of a building permit for
the development.
4. The Applicant/Property Owner shall maintain and preserve Tree No. 19, a
protected Coast Live Oak located at the northwest corner of the project site.
The tree shall be protected throughout all construction activities, including
installation of the recommended protective fencing and measures identified
in the arborist report. Any activity that may impact the tree’s roots, trunk, or
canopy shall require prior approval in accordance with the City’s Tree
Ordinance.
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5. All proposed mechanical equipment, including but not limited to roof-
mounted equipment, shall be fully screened from public view and not visible
from the public right-of-way in accordance with the requirements in the City’s
Development Code. Screening materials shall be architecturally integrated
with the building design and will be reviewed and approved during building
plan check.
6. All exterior lighting shall be designed to prevent glare, light trespass, and
spillover onto adjacent properties. Lighting fixtures shall be shielded and
directed downward. Lighting plans shall be subject to review and approval by
the Planning Division during building plan check.
7. All exterior signage shall comply with the City’s Development Code. A separate
sign permit shall be required for any proposed signage.
8. All screen walls, fences, and gates shall be constructed in accordance with the
approved plans and shall comply with the maximum height and design
standards of the Arcadia Development Code. Any modification to materials,
height, or location shall require review and approval by the Planning Division.
9. The Applicant/Property Owner shall comply with all applicable provisions of
the State Density Bonus Law (Government Code Section 65915), including
maintaining the required number, type, and affordability levels of restricted
units for the duration required by law. Prior to the issuance of any building
permits, the Applicant shall enter into a Density Bonus and Affordable Housing
Agreement with the City, which shall be recorded against the property to
ensure long-term compliance.
10. Ongoing maintenance of all buildings, landscaping, open spaces, fences, walls,
and on-site amenities shall be the responsibility of property management in
accordance with the recorded Covenants, Conditions & Restrictions (CC&Rs).
The CC&Rs shall include provisions requiring regular maintenance consistent
with the approved plans and City standards. Failure to maintain the property
as required may result in enforcement action by the City.
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11. The Applicant/Property Owner shall install and maintain wayfinding and
directional signage within the site for vehicles and pedestrians, including clear
markings for visitor parking, loading zones, and EV charging spaces, subject to
review during building plan check.
12. Prior to the issuance of a Certificate of Occupancy, the Applicant/Property
Owner shall install clear and visible on-site signage directing visitors to the on-
site parking garage and advising residents and guests of the City’s existing
overnight parking restrictions.
13. The Applicant/Property Owner shall implement best management practices
(BMPs) for stormwater management during construction and operation,
consistent with City and Regional Water Quality Control Board requirements.
14. The Final Tract Map must be recorded prior to the issuance of any building or
foundation permits for the mixed-use development. The map shall include all
required dedications and easements along Santa Anita Avenue and Rolyn
Place to the satisfaction of the City Engineer.
15. The Applicant/Property Owner shall pay its fair share contribution toward any
infrastructure upgrades required to serve the project, including but not limited
to the sewer line upsizing project on Santa Anita Avenue. The scope of
required improvements and the Applicant's proportional share shall be
determined by the Public Works Services Department during plan check. No
building permits shall be issued until the required contribution has been
determined by Public Works Services Director.
16. The Property Owner/Applicant shall file a Notice of Intent (NOI) with the State
Water Resources Control Board for a General Construction NPDES Permit, due
to the proposed project exceeding one acre of disturbed land. The NOI must
include items such as the preparation of a Stormwater Pollution Prevention
Plan, applicable fees, and other required documentation. The City will not
approve any grading plans until a Waste Discharger Identification number has
been issued by the State.
30
17. The Applicant/Property Owner shall submit a haul route map and staging plan
to Planning Services for review and approval prior to issuance of a grading
permit.
18. All above ground utilities serving the site shall be removed, including all utility
poles along property boundaries, and all new utility services shall be placed
underground.
19. At the time of plan submittal to Building Services for plan check, the final site
plan shall show the location of the backflow prevention device and any
transformer. Appropriate screening may be required, depending on the
location of these utilities.
20. Prior to issuance of a building permit, the Applicant/Property Owner shall
coordinate with Metro and take all necessary measures to ensure the
construction shall not disrupt the operation and maintenance activities of the
Metro A line or the structural and systems integrity of Metro’s light rail
infrastructure.
Building
21. The Project shall comply with the latest adopted edition of the following codes
as applicable:
a. California Building Code
b. California Electrical Code
c. California Mechanical Code
d. California Plumbing Code
e. California Energy Code.
f. California Fire Code
g. California Green Building Standards Code
Fire Department
22. Prior to issuance of a Certificate of Occupancy by the Building Division, the
building shall have the following fire and life safety systems fully installed,
31
tested, and approved. Each system shall require a separate permit from the
Fire Department and is subject to review and approval by the Fire Marshal:
a. Automatic fire sprinkler system
b. Fire alarm system
c. Emergency responder radio coverage system
d. Two-way communication system
23. Prior to issuance of a Certificate of Occupancy by the Building Division, Class I
standpipes shall be installed within all stairwells and shall extend to the roof
level, subject to review and approval by the Fire Department in accordance
with applicable fire and building codes.
24. New public and private fire hydrants shall be installed as shown on the
approved site plan that is submitted to the Building Division for plan-check. All
hydrant locations and specifications shall comply with applicable fire code
requirements. Final placement and installation details shall be verified during
plan check and prior to issuance of a Certificate of Occupancy by the Building
Division. The hydrants shall be located at:
a. Three (3) public hydrants on Rolyn Place
b. One (1) public hydrant on Santa Anita Avenue
c. Two (2) private hydrants on the north access road
25. All exit stairwells that do not discharge directly to the exterior shall be provided
with a protected exterior access route leading to an access road at grade, in
compliance with applicable fire and building code requirements. Final design
shall be subject to review and approval by the Fire Department during plan
check.
26. Knox boxes shall be installed at the main building entrance and at all exterior
stairwell entrances. Knox switches shall be provided for any automatic
vehicular gates.
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27. Standby power shall be provided for a minimum of one elevator in each
elevator bank.
28. A minimum of one (1) Emergency Medical Services (EMS) elevator shall be
provided at each elevator bank, in compliance with applicable Fire Codes.
29. A minimum fire flow of 2,000 gallons per minute (gpm) at 20 pounds per
square inch (psi) residual pressure shall be provided, in accordance with
applicable fire code standards. Verification of fire flow capacity shall be
required prior to issuance of building permits.
30. Prior to issuance of a Certificate of Occupancy by the Building Division, the
Applicant/Property Owner shall pay a fair-share contribution toward the City’s
traffic mitigation system for all areas impacted by the Project. The amount and
scope of the contribution shall be based on the findings of an approved traffic
study.
Engineering
31. A. Prior to recordation of the Final Map, the Applicant/Property Owner shall
enter into an Offsite Improvement Agreement with the City and provide the
required cost estimate and improvement bonds, subject to the City Engineer’s
approval
-or
B. Prior to Certificate of Occupancy by the Building Division, the
Applicant/Property Owner shall remove and replace existing curb and gutter
and sidewalk along the property frontages on Santa Anita Avenue and Rolyn
Place, subject to the City Engineer approval
32. Prior to recordation of the Final Tract Map, the Applicant/Property Owner shall
also dedicate the necessary right-of-way along Santa Anita Avenue to establish
a consistent 10-foot (10’) width from the north to the south property line.
Additionally, a five-foot (5’) dedication shall be provided along the Rolyn Place
frontage to achieve a 10-foot (10’) right-of-way width from the north to the
south property line, as approved by the City Engineer. These dedications shall
be depicted on the Final Tract Map prior to approval by the City Council.
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33. Prior to Certificate of Occupancy by the Building Division, the path of travel
around the tree on Rolyn Place shall be removed and reconstructed to ensure
ADA compliance and safe pedestrian circulation. Existing Easement on Rolyn
Place for public sidewalk purposes shall be reconfigured to include the path of
travel around the tree and may be depicted on the Final Tract Map prior to
approval by the City Council. Alternatively, the easement may be shown per
separate documents (Legal Description and Plat Map) submitted to the City
Engineer for review and approval
34. Prior to Certificate of Occupancy by the Building Division, all existing driveway
approaches shall be removed and reconstructed per City Standard 801-1. Each
approach shall include ADA compliant sidewalk access and transitions. In
addition, a two-foot (2’) wide easement shall be provided at each driveway
approach for public sidewalk purposes and may be depicted on the Final Tract
Map prior to approval by the City Council. Alternatively, the easements may
be shown per separate documents (Legal Description and Plat Map) submitted
to the City Engineer for review and approval.
35. The Applicant/Property Owner shall prepare a Low Impact Development (LID)
Plan in compliance with the Los Angeles County Department of Public Works
2014 LID Standard Manual. All selected LID measures shall be incorporated
into the grading and drainage plans, subject to review and approval by the City
Engineer prior to issuance of any grading or building permits.
36. At the time of building plan-check submittal, the Project shall include a
Stormwater Pollution Prevention Plan (SWPPP) prepared in accordance with
all applicable City and regional requirements. A copy of the SWPPP, including
the Waste Discharge Identification Number (WDID#), shall be submitted to the
City’s Engineering Division prior to building permit issuance.
37. At the time of building plan-check submittal, a grading and drainage plan,
erosion control plan, and hydrology report shall be submitted for review and
approval to the City’s Engineering Division. The plans and report shall
demonstrate compliance with all applicable City grading, drainage and
stormwater management standards.
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38. At the time of building plan-check submittal, a soils and geotechnical report
shall be prepared and submitted for review and approval by the City’s
Engineering Division. Approval of the report is required prior to the start of
any construction to ensure safe and stable site development.
39. The Applicant shall be responsible for repairing all asphalt street frontages
from property line to property line for any damage caused by development
activities, including but not limited to trench cuts and construction traffic, per
the direction of the City Engineer.
Public Works Services
40. The development shall connect to the existing 30-inch welded steel water main
with 51 psi static pressure located on the east side of Santa Anita Avenue, and
the existing 8-inch cast iron water main with 51 psi static pressure located on
Rolyn Place. Both mains may be used to serve domestic water and/or fire
protection needs. Due to the static pressure and the proposed building height,
the need for a booster pump system shall be evaluated during building plan
check. If required, the booster system shall be designed and installed to the
satisfaction of the City Engineer and Fire Department.
41. At the time of building plan-check submittal, the Applicant/Property Owner
shall provide water demand calculations, prepared by a licensed Civil or
Mechanical Engineer, demonstrating the maximum domestic and fire flow
demands to verify the appropriate water service size for the Project.
42. The Applicant/Property Owner shall provide separate water services and
meters for each individual structure, including dedicated water services for
residential, commercial, and irrigation uses as applicable.
43. Domestic water service for residential developments shall be provided by
common master meter equipped with an approved reduced pressure
backflow device for meter services protection.
44. A separate landscape meter is required for landscape irrigation in common
areas. The backflow preventer shall be Reduce Pressure Backflow Assembly as
approved by the Public Works Services Department prior to issuance of a
building permit.
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45. Fire protection requirements shall be stipulated by the Arcadia Fire
Department and shall be confirmed to Arcadia Standard Plan. A separate fire
service with Double Check Detector Assembly (DCDA) shall be installed for fire
service required.
46. A Water Meter Permit Application shall be submitted to the Public Works
Services Department prior to final plan check approval.
47. The Applicant/Property Owner shall provide new water services installations.
Installation shall be according to the specifications of the Public Works Services
Department, Engineering Section. Abandonment of the existing water
services, if necessary shall be by the Applicant/Property Owner, according to
the Public Works Services Department, Engineering Section specification.
48. Trash/recycling bins shall be configured to provide easy access for trash
collection services. There should be a minimum of one foot (1’) of foot
clearance around the trash bins/recycling bins and all bins/carts shall meet the
specifications of the Public Works Services Department. At a minimum, trash
enclosure areas should accommodate three containers: a 3-yard bin for trash,
3-yard bin for recycling, and 69/96 gallon sized carts for organics recycling. The
roof clearance for the trash enclosure must be at least 10 feet high.
Cultural Resources
49. The Applicant/Property Owner shall retain a Native American Monitor from or
approved by the Gabrieleño Band of Mission Indians – Kizh Nation, prior to
commencement of any ground-disturbing activities (i.e., both on-site and any
off-site locations that are included in the Project description/definition and/or
required in connection with the Project, such as public improvement work).
“Ground-disturbing activity” shall include, but is not limited to, demolition,
pavement removal, potholing, auguring, grubbing, tree removal, boring,
grading, excavation, drilling, and trenching.
A copy of the monitoring agreement executed with Gabrieleño Band of
Mission Indians – Kizh Nation shall be submitted to the City’s Planning Division
prior to commencement of any ground-disturbing activity, or the issuance of
any permit necessary to commence a ground-disturbing activity.
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50. The Gabrieleño Band of Mission Indians – Kizh Nation shall conduct
monitoring during ground-disturbing activities and complete daily monitoring
logs. These logs will document relevant construction activities, locations of
disturbance, soil types, cultural materials, and any other information of
significance to the Tribe. The logs will specifically identify and describe any
discovered Tribal Cultural Resources (TCRs), including Native American
cultural and historical artifacts, remains, places of significance, as well as any
ancestral human remains and associated burial goods. Copies of the
monitoring logs will be made available to the Applicant/Property Owner or the
City upon written request to the Tribe.
51. On-site tribal monitoring shall conclude upon the later of the following: (1)
written confirmation from the Applicant/Property Owner or the City to the
Gabrieleño Band of Mission Indians - Kizh Nation that all ground-disturbing
activities and related phases at the Project site are complete; or (2) written
notification from the Gabrieleño Band of Mission Indians - Kizh Nation to the
Applicant/Property Owner or the City confirming that no future planned
construction activities or development phases at the Project site have the
potential to impact Kizh Tribal Cultural Resources (TCRs).
52. Upon discovery of any Tribal Cultural Resources (TCRs), all construction
activities within at least a 50-foot radius of the find shall cease immediately
and shall not resume until the Gabrieleño Band of Mission Indians – Kizh
Nation monitor and/or Kizh’s archaeologist has fully assessed the resource.
The Tribe shall recover and retain all discovered TCRs in the manner and for
the purposes it deems appropriate, including educational, cultural, and
historic uses, at its sole discretion.
53. In the event human remains or associated funerary objects are encountered
during any ground-disturbing activities:
a. Native American human remains are defined in PRC 5097.98 (d)(1) as an
inhumation or cremation, and in any state of decomposition or skeletal
completeness. Funerary objects, also referred to as grave goods under
Public Resources Code Section 5097.98, shall be treated according to
the same statute.
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b. If Native American human remains and/or grave goods are discovered
or recognized on the Project site, then all ground-disturbing in the
vicinity of the discovery shall cease immediately. Pursuant to Health and
Safety Code Section 7050.5, the discovery shall be reported to the Los
Angeles County Coroner. No further work shall occur in that area until
the Coroner has made a determination regarding the nature of the
remains. If the Coroner determines or has reason to believe the remains
are those of a Native American, the Coroner shall contact the Native
American Heritage Commission (NAHC) within 24 hours, and the
procedures outlined in PRC § 5097.98 shall be followed.
c. All human remains and grave or burial goods shall be treated alike in
accordance with California Public Resources Code section 5097.98(d)(1)
and (2).
d. Construction activities may resume in other areas of the Project site at
a minimum of 200 feet away from the discovery if, in the sole discretion
of the Gabrieleño Band of Mission Indians – Kizh Nation, it is determined
that resuming such activities at that distance is appropriate. The Kizh
Nation shall provide any measures it deems necessary to the
Applicant/Property Owner and the City prior to resumption of work.
e. Preservation in place (i.e., avoidance) is the preferred method of
treatment for discovered human remains and/or burial goods. Any
historic archaeological material that is not Native American in origin
(non-TCR) shall be curated at a public, non-profit institution with a
research interest in the materials (e.g. Natural History Museum of Los
Angeles County or the Fowler Museum) provided such an institution
agrees to accept the material. If no institution accepts the
archaeological material, it shall be offered to a local school or historical
society in the area for educational purposes.
f. Any discovery of human remains/burial goods shall be kept confidential
to prevent further disturbance.
54. If, in accordance with Public Resources Code § 5097.98 and all applicable
regulatory procedures, the Gabrieleño Band of Mission Indians – Kizh Nation
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is identified by the Native American Heritage Commission (NAHC) as the Most
Likely Descendant (MLD) for any discovered Native American human remains
or associated funerary objects on the Project site, the following requirements
shall apply:
a. If the Gabrieleño Band of Mission Indians – Kizh Nation is identified as
the Most Likely Descendant (MLD), the Tribe’s Koo-nas-gna Burial Policy
shall be implemented. For the Tribe, the term "human remains"
encompasses more than skeletal material and includes associated
cultural and ceremonial elements. Tribal traditions may include, but are
not limited to, preparation of the soil for burial, the inclusion of funerary
objects, and the ceremonial burning of remains. All treatment of human
remains and associated items shall be carried out in accordance with
the Tribe’s customs and practices, and in consultation with the MLD.
b. If the discovery of human remains includes four or more burials, the
discovery location shall be treated as a cemetery, and a separate
treatment plan shall be created.
c. The prepared soil and cremation soils are to be treated in the same
manner as bone fragments that remain intact. Associated funerary
objects are objects that, as part of the death rite or ceremony of a
culture, are reasonably believed to have been placed with individual
human remains either at the time of death or later; other items made
exclusively for burial purposes or to contain human remains can also
be considered as associated funerary objects. Cremations will either be
removed in bulk or by means as necessary to ensure complete recovery
of all sacred materials.
d. If discovered human remains cannot be fully documented and
recovered on the same day, the remains shall be respectfully covered
with muslin cloth and protected with a steel plate capable of being
moved by heavy equipment, placed over the excavation area. If a steel
plate is not available, a 24-hour security guard shall be posted to protect
the site outside of working hours. The Gabrieleño Band of Mission
Indians – Kizh Nation, as the Most Likely Descendant (MLD), shall make
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every effort to recommend Project design modifications to allow the
remains to be preserved in situ. If project diversion is not feasible, and
upon consultation with the MLD, removal of the remains may proceed
in accordance with applicable laws and Tribal protocols.
e. In the event preservation in place is not feasible despite good faith
efforts by the Applicant/Property Owner, no ground-disturbing activities
shall resume until the property owner, in consultation with the Most
Likely Descendant (MLD), has arranged for a designated reburial
location within the Project site footprint. This location shall be used for
the respectful reinterment of any human remains and/or ceremonial
objects, consistent with the cultural protocols of the Gabrieleño Band of
Mission Indians – Kizh Nation.
f. If human remains or associated funerary objects are discovered, each
occurrence shall be respectfully stored in opaque cloth bags. All human
remains, funerary objects, sacred objects, and objects of cultural
patrimony shall be relocated to a secure on-site container, if feasible.
These items shall be reburied within six (6) months of recovery, at a
location on the Project site mutually agreed upon by the Tribe and the
Applicant/Property Owner. The reburial site shall be protected in
perpetuity and not subject to future disturbance. No public disclosure
or publicity regarding the discovery or nature of these cultural materials
shall occur.
g. In the event data recovery is necessary, the Gabrieleño Band of Mission
Indians – Kizh Nation shall work in close coordination with a qualified
archaeologist to ensure all excavation activities are conducted carefully,
ethically, and respectfully. If the Tribe approves data recovery, all
associated documentation, at a minimum including detailed descriptive
notes and sketches shall be reviewed and approved in advance by the
Tribe. Upon completion of any approved data recovery, a final report
shall be submitted to both the Tribe and the Native American Heritage
Commission (NAHC). The Tribe does not authorize any scientific study
or the use of invasive and/or destructive diagnostics on human remains
under any circumstances.
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General Conditions
55. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment,
environmental regulation compliance, and parking and site design shall be
complied with to the satisfaction of the Building Official, City Engineer, Deputy
Development Services Director, Fire Marshal, and Public Works Services
Director. Any changes to the existing facility may be subject to having fully
detailed plans submitted for plan check review and approval by the
aforementioned City officials and employees and may subject to separate
building permits.
56. 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 MUP 23-10, TTM 23-04, ADR 23-12, COD 23-32 and
TRH 25-13 (“Project”) on the Project site, and which may arise from the direct
or indirect operations of the Applicant or those of the Applicant’s contractors,
agents, tenants, employees or any other persons acting on Applicant’s behalf,
which relate to the development and/or construction of the Project. This
indemnity provision applies to all damages and claims, actions, or proceedings
for damages, as described above, regardless of whether the City prepared,
supplied, or approved the plans, specifications, or other documents for the
Project.
In the event of any legal action challenging the validity, applicability, or
interpretation of any provision of this approval, or any other supporting
document relating to the Project, the City will promptly notify the Applicant of
the claim, action, or proceedings and will fully cooperate in the defense of the
matter. Once notified, the Applicant must indemnify, defend and hold
harmless the Indemnitees, and each of them, with respect to all liability, costs
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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/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 that the Applicant reasonably
approves. The parties hereby agree to cooperate in defending such action. The
City will not voluntarily assist in any such third-party challenge(s) or take any
position adverse to the Applicant in connection with such third-party
challenge(s). In consideration for approval of the Project, this condition shall
remain in effect if the entitlement(s) related to this Project is rescinded or
revoked, at the request of the Applicant or not.
57. Approval of MUP 23-10, TTM 23-04, ADR 23-12, COD 23-32 and TRH 25-13 shall
not be in effect unless the Applicant and Property Owner have executed and
filed the Acceptance Form with the City on or before 30 calendar days after the
City Council has adopted the Resolution. The executed Acceptance Form
submitted to the Development Services Department is to indicate awareness
and acceptance of the Conditions of Approval.
Attachment No. 2
Attachment No. 2
Draft Planning Commission Minutes and
Staff Report, dated October 25, 2025 with
no attachments
ARCADIA PLANNING COMMISSION
REGULAR MEETING MINUTES
TUESDAY, OCTOBER 28, 2025
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 Tallerico called the meeting to order at 7:00 p.m.
ROLL CALL
PRESENT: Chair Tallerico, Vice Chair Tsoi, Commissioners Arvizu, Hui (arrived at 7:02 p.m.),
and Wilander
ABSENT: None
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
Deputy Director Lisa Flores reported that two letters were received regarding item no. 1. The first
was from Lozeau Drury LLP and the second was from California Housing Defense Fun ("CalHDF").
PUBLIC COMMENTS (5 minute time limit per person)
Thomas Li asked if his item (item no. 2 on the agenda) can be moved up before item no. 1 for
consideration because item no. 1 will take a while.
Ms. Flores informed the Commissioners that the Alexan Arroyo Mixed-Use Project had already been
scheduled for tonight’s meeting before Mr. Li filed his appeal. She also noted that the project is
subject to a shot clock under AB 130. Additionally, staff informed Mr. Li of the situation and offered
him the option to be first on the next Planning Commission agenda or second on tonight’s. He chose
to remain second, so the agenda should remain as-is. The Chair agreed.
PUBLIC HEARING
Resolution No. 2177 – A recommendation that the City Council approve the Alexan Arroyo
Mixed-Use Development with a density bonus, comprising 359 residential units, including 35
very low affordable units and nine (9) live/work units at 325 N. Santa Anita Avenue
CEQA: Categorically and Statutorily Exemptions
Recommendation: Adopt
Applicant: Arcadia Apartments, LLC
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MOTION - PUBLIC HEARING
Chair Tallerico introduced the item and Building Official Ken Fields and Senior Planner
Melissa Chipres presented the staff report.
Commissioner Arvizu inquired about parking and asked whether the project includes more
than the 180 parking spaces required by Code.
Ms. Chipres confirmed yes, 450 parking spaces were proposed.
Commissioner Arvizu asked how many parking spaces there are on each level of the parking
structure.
Ms. Chipres stated that there will be 85 spaces on level one, 91 on level two, and 85 spaces
on level three.
Commissioner Arvizu asked how the height is calculated.
Mr. Fields explained that, according to the California Building Code, the height does not
exceed 85 feet. Ms. Chipres added that, under the Development Code, height is measured
from the average existing grade to the top of the structure.
Vice Chair Tsoi asked what the minimum requirement is for common open space.
Ms. Chipres stated that the requirement is to provide 100 square feet of open space per unit,
resulting in a minimum of 35,900 square feet. The proposal exceeds this requirement,
offering over 40,000 square feet, consisting of both shared common areas and private open
spaces.
Commissioner Hui asked what the average square footage of each unit is.
Ms. Chipres stated that the average size for the units will range between 548 to 1,200 square
feet. The live/work units will be about 1,028 square feet.
Commissioner Wilander asked for clarification about the waiver for the maximum height of
the development.
Ms. Flores and Assistant City Attorney Martz clarified that there are two different height
related issues. The first concerns the maximum height allowed under AB 130 (referencing
the letter from Lozeau Drury LLP), and the second involves the waiver under the density
bonus provisions to exceed the maximum height.
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Commissioner Arvizu asked about the Lozeau Drury LLP letter regarding AB 130. He asked
for confirmation that required labor wages based on height of the building was incorrect.
Mr. Martz explained that there was a miscalculation of the height of the building which would
have met the requirement for AB 130, however the height was incorrect, and AB 130 does
not apply.
Commissioner Hui asked for more explanation about density bonus and the
waivers/concessions being requested.
Mr. Martz explained that density bonus allows a developer to deviate from the Development
Code if affordable units are provided. In this case, the concessions include exceeding
maximum height standards and making all the affordable units studio apartments.
Vice Chair Tsoi said he was under the understanding that under density bonus the affordable
units had to be reasonable dispersed throughout the development.
Ms. Flores clarified that the developer may request to build all the affordable units as one
type as a concession but deferred to the Applicant of how the affordable units will be
dispersed within the building.
Commissioner Wilander requested additional information regarding the number of parking
spaces required based on the demand analysis and the number proposed.
Ms. Flores explained that a parking-demand study was conducted, and the results showed
that the demand exceeded the minimum parking standards. As a result of this study the
proposed number of parking spaces will satisfy both the minimum requirement and the
demand.
Commissioner Arvizu asked for clarification about the location and scale of the dog park as
indicated on page 14 of the agenda packet.
Ms. Chipres explained that the dog park will be located on the north-west corner of the
development, but it was split up on the plans so that it can fit.
Vice Chair Tsoi asked about the setback requirements.
Ms. Chipres stated that there are no setback requirements in the Downtown Mixed Use zone,
however the Developer is providing a range of setbacks throughout the property.
Vice Chair Tsoi stated that some of the setbacks around the property appear very close to
the property line and asked if there will be a street dedication on Santa Anita Avenue to align
the development with the street.
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Ms. Flores confirmed there will be a street dedication on both sides of the street - Santa Anita
Avenue and Rolyn Place to provide a 10-foot sidewalk along each frontage.
Commissioner Hui asked if a traffic study had been conducted to consider all the new
developments on the Santa Anita Avenue and Huntington Drive corridors.
City Engineer Kevin Merrill confirmed that a traffic study was conducted considering all
projects, and the results indicated that no additional improvements would be required.
Ms. Flores added that this Project is considered a transit-oriented development, as the
property lies within a half-mile radius of the transit station.
Ms. Hui expressed concerns about traffic during peak hours.
Ms. Flores responded that a traffic study was conducted analyzing both commercial and
residential peak-hour conditions. The study concluded that the project will not impact the
nearby intersections, and the street network has sufficient capacity to accommodate the
projected traffic from this development and all the other ones that are either under
construction or approved.
Chair Tallerico asked who provided the traffic analysis.
Ms. Flores stated that one of our environmental firms completed the analysis, which was
reviewed by Staff to ensure we agreed with the conclusion.
Commissioner Arvizu asked whether any traffic study had later been determined to contain
inaccuracies.
Ms. Flores stated that she is not aware of it. She stated that traffic studies always analyze the
worst-case scenario for that reason.
The public hearing was opened.
The Applicant, Reece Pettersen, introduced himself as the Developer of the project and
before his presentation addressed the Commissioner's questions and clarified their
concerns about parking, height of the building, the square footage of the units, the size of
the dog park, and setbacks.
Vice Chair Tsoi asked if the fire lane, which is also labeled as a dry creek on the landscaping
plans, would serve as open space for residents.
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Mr. Pettersen confirmed that it would, explaining that the area will be landscaped to allow
residents to use it as functional open space.
Commissioner Arvizu referenced the subterranean parking of the sister project, Alexan
Azalea, and asked why parking for the Alexan Arroyo was not planned underground. He
suggested incorporating two levels of subterranean parking and one level of above-ground
to reduce the overall height and scale of the project.
Mr. Pettersen pointed out that the Alexan Azalea is a smaller site and the only option for
parking was subterranean to meet parking requirements and to replace all the existing
parking spaces for the adjacent buildings.
Commissioner Arvizu asked what the setback was between the building and the wall of the
metro line.
Mr. Pettersen stated that the setback will be between 20 and 30 feet.
Commissioner Hui asked what type of tenants they had in mind for the commercial units.
Mr. Pettersen said the live/work units are to encourage small businesses ranging from retail
and a variety of professional firms. He added that the commercial units will have access to
the parking lot to promote direct access to the public.
Commissioner Hui asked if this project is within District One.
Ms. Flores clarified that it is within District Two.
Commissioner Wilander asked if the first floor of units would be facing the wall of the metro
line should subterranean parking be constructed.
Mr. Pettersen confirmed that would be the case.
Commissioner Hui asked if a sound wall will be built to screen the noise of the 210
freeway/metro line.
Mr. Pettersen stated that they will not be making improvements to infrastructure outside of
the development and instead will focus on soundproof windows.
Stephan Parise, a resident on San Miguel Drive in the neighborhood west of the project,
spoke in opposition, citing concerns about impacts to his privacy and increased traffic
congestion on the main streets surrounding his neighborhood. He also provided the
Commission with an email of those concerns which he had previously sent to Staff during
environmental review process back in September of 2024.
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Derek Michaelis, a resident on San Miguel Drive, spoke in opposition to the project
expressing concerns about impacts to his privacy, the loss of mountain views, property value
loss, and traffic congestion in the general area.
Karen Wong, a resident on San Miguel Drive, spoke in opposition to the project. She
expressed concerns about traffic, impacts on her privacy and mountain views, and the
increase in street parking in the general area.
Sally Youssef, a resident on San Miguel Drive, spoke in opposition to the project and
expressed support for the concerns by her neighbors.
Alyse Michaelis, a resident on San Miguel Drive, spoke in opposition to the project and
expressed concerns about the impacts to traffic in the general area. She stated that she is
concerned with the elevated dog park overlooking her backyard and the impact that it will
have on the privacy of her family.
Mr. Pettersen responded to the residents’ concerns, noting that their input had been
carefully considered through neighborhood outreach meetings. He emphasized that the
project team is committed to delivering a high-quality development designed to minimize
local impacts. Mr. Pettersen also clarified that the dog park will be located at the end of the
property on Rolyn Place, at grade level, with appropriate setbacks from the San Miguel
neighborhood.
Commissioner Wilander asked if mountain views will be affected.
Mr. Pettersen stated that they mitigated the impacts by reducing the building’s height and
conducting a shade analysis, projecting the building’s shadow from the public right-of-way
on San Miguel Drive.
Commissioner Wilander made a motion to close the public hearing.
Vice Chair Tsoi seconded the motion.
Without objection, the motion was approved.
DISCUSSION
Commissioner Arvizu thanked the speakers for their public comments. Commissioner Arvizu
said he understands that they must agree with the findings made by Staff but asked if he can
refer to other General Plan policies not included in the Staff Report to make his own
determination.
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Mr. Martz said yes.
Ms. Flores reminded him that, because the project is proposing a density bonus, the required
findings related to building height must be made if the project meets the applicable
requirements, and the project cannot be denied on that basis.
Commissioner Arvizu stated that he understands, but the decision not to include
subterranean parking was a financial one and is unrelated to the number of units being
provided. He further stated that he could not make the findings for Policy LU - 4.2, as he
agrees with the residents who feel the project will not enhance their neighborhood.
Additionally, he cannot make finding Policy LU-4.1 because the project's scale and mass are
not consistent with the surrounding neighborhood’s existing structures.
Commissioner Wilander agreed that adequate parking is important for residents; however,
she suggested that some of the excess outdoor space could be better utilized. For example,
expanding the building outward rather than upward, which would help reduce its overall
height.
Mr. Martz reiterated that State law does not allow suggestions to change the design that can
affect the density and number of units. Unless a health and safety issue is identified, the
project must be approved as proposed.
Commissioner Arvizu asked if they can recommend denial if they do not agree with the
findings.
Mr. Martz confirmed, yes. However, they need to make specific findings to recommend
denial. In this case, State law does not provide a lot of room for denial.
Chair Tallerico agreed with Commissioner Arvizu and cannot make Finding No. 2 however,
after reading the materials, he understands that they cannot deny the project because of the
density bonus.
Commissioner Arvizu clarified that he is not suggesting a reduction in density. He stated that
the project could accommodate the same number of units while reducing its height and
mass by incorporating subterranean parking.
Vice Chair Tsoi said his interpretation of the law is that when affordable housing is proposed
they are rented below market-rate and at a loss to the developer therefore the density bonus
allows you to offset how much is lost. In this case, the Developer is asking for a waiver of the
height to accommodate more units (including affordable) but the number of units can fit on
less floors. He added that projects near public transportation in other cities have been in
high demand with less or no parking, therefore, this project could propose less parking and
still comply with the requirement.
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Ms. Flores advised the Commissioners that they should not reference General Plan policies
not included in the Staff Report, as those policies are not applicable to the proposal. She
noted that Staff made findings they believed were consistent with the goals and policies of
the General Plan.
Commissioner Arvizu understood but noted that excluding policies for which findings cannot
be met gives the impression that the project is fine.
Ms. Flores said she understood his point but noted that a recommendation for denial could
be supported by referring to another relevant General Plan policy, provided that such action
reflects the Commission’s intent.
Ms. Flores suggested opening the public hearing so that the Applicant can respond.
Commissioner Hui motioned to reopen the public hearing.
Vice Chair Tsoi seconded the motion.
Without objection, the motion was approved.
Chris Burt introduced himself as the land use attorney speaking on behalf of the Applicant.
Mr. Burt provided some background and context on Density Bonus Law and the Housing
Accountability Act. He clarified that there are no financial criteria associated with the waiver
of development standard. If a project is a density bonus project and is entitled to waivers
and the City must grant the waiver so as to not prohibit the project to be approved as
proposed. If the project is consistent with the City's objective standards a project can only be
denied if the City can find a specific adverse impact on the public's health and safety.
Vice Chair Tsoi asked if the project can be built in 80 feet instead of the proposed 90 feet.
Mr. Burt reiterated that suggested changes to the design cannot be made to those which
would impact or eliminate the waiver that is being requested, in this case the height.
Vice Chair Tsoi said that there is an impact to public health and safety that was brought up
by the neighbors.
Mr. Burt said that an impact to public health and safety must be defined based on a written
objective standard as outlined by State law.
Mr. Martz stated the health and safety concerns of the neighbors were speculative and that
specific impacts had not been presented and it was not a valid point to deny the project.
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Commissioner Arvizu asked why the project was before the Planning Commission if their
only option was to recommend approval.
Mr. Martz said he understands there are questions about the Planning Commission's role
and there are still many things they do but their responsibilities have been reduced in terms
of what they can deny or approve.
Commissioner Arvizu asked if it is legal for him to make a motion to recommend denial if he
cannot make the findings to approve the project.
Mr. Martz said yes, he can make any motion but urged him to recommend approval.
Commissioner Hui asked for an example of what is considered a health and safety issue.
Mr. Martz stated that there must be specific health and safety impacts to justify certain
actions, but none were found to be applicable to this project.
Resident Mr. Parise asked the Commission to consider his and his neighbors' concerns
because the project would have an impact on them.
Resident Ms. Wong spoke for a second time and stated that noise and air pollution as a result
of more development in the area would have an impact on their health and mental well-
being.
Commissioner Arvizu motioned to close the public hearing.
Vice Chair Tsoi seconded the motion.
Without objection, the motion was approved.
MOTION
It was moved by Commissioner Wilander, seconded by Chair Tallerico to adopt Resolution
No. 2177 approving recommendation that City Council approve the Alexan Arroyo Mixed-
Use Development with a density bonus, comprising 359 residential units, including 35 very
low affordable units and nine (9) live/work units at 325 N. Santa Anita Avenue in which the
project is Categorically and Statutorily Exemptions.
Commissioner Arvizu, seconded by Vice Chair Tsoi made a subsequent motion to
recommend denial of Resolution No. 2177 based on the fact that it does not meet the
findings presented in the Staff Report specifically Policy LU - 4.2 which states that it
encourages residential development that enhances the visual character, quality, and
uniqueness of the City’s neighborhoods and districts and also does not meet the standards
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of Policy LU - 4.1 which requires new multi-family residential development be visually and
functionally integrated in consistency in scale, mass, and character with structures in the
surrounding neighborhood.
ROLL CALL
AYES: Tsoi, Arvizu, and Hui
NOES: Tallerico and Wilander
ABSENT: None
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STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
DATE: October 28, 2025
TO: Honorable Chairperson and Planning Commission
FROM: Lisa L. Flores, Deputy Development Services Director
By: Melissa Chipres, Senior Planner
Ken Fields, Building Official
SUBJECT: RESOLUTION NO. 2177 – A RECOMMENDATION THAT THE CITY
COUNCIL APPROVE THE ALEXAN ARROYO MIXED-USE DEVELOPMENT
WITH A DENSITY BONUS, COMPRISING 359 RESIDENTIAL UNITS,
INCLUDING 35 VERY LOW AFFORDABLE UNITS AND NINE (9) LIVE/WORK
UNITS AT 325 N. SANTA ANITA AVENUE
CEQA: Categorically and Statutorily Exemptions
Recommendation: Adopt
SUMMARY
The Applicant, Arcadia Apartments, LLC, on behalf of the property owner, Positive
Investments, Inc., is requesting approval of Minor Use Permit No. MUP 23-10,
Tentative Tract Map No. TTM 23-04, Site Plan and Design Review No. ADR 23-12,
Certificate of Demolition No. COD 23-32, and Healthy Protected Tree Permit No. TRH
25-13 to allow the construction of a new mixed-use development at 325 North Santa
Anita Avenue and the surrounding parcels (collectively, the “Project”). The proposed
Project, known as Alexan Arroyo, includes a density bonus and would consist of a
seven to eight story mixed-use building with 359 residential units, including 35
affordable units, and nine (9) live/work units.
The proposed development is consistent with the City’s General Plan, Development
Code, Subdivision Map Act, and the California Density Bonus Law. It is recommended
that the Planning Commission adopt Resolution No. 2177 (refer to Attachment No.
1) recommending that the City Council find the Tentative Tract Map is Categorically
Exempt from CEQA pursuant to Section 15332 (Class 32 – Infill Development), the
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mixed-use development Statutorily Exempt under Assembly Bill 130 (AB 130), and
approve the Project, subject to the conditions of approval.
BACKGROUND
The Alexan Arroyo project site consists of six developed parcels totaling
approximately 3.08 acres. The site is located along the west side of North Santa Anita
Avenue and east side of Rolyn Place north of West Saint Joseph Street and south of
the Metro A Line rail (see Figure 1 for an aerial of the site). The parcels and
corresponding Assessor’s Parcel Numbers (APNs) are:
• 420 Rolyn Place — APN 5775-022-028
• 414 Rolyn Place — APN 5775-022-029
• 333 N. Santa Anita Avenue — APN 5775-022-046
• 400 Rolyn Place — APN 5775-022-047
• 325 N. Santa Anita Avenue — APN 5775-022-048
• 325 N. Santa Anita Avenue — APN 5775-022-049
The site is currently developed with three Arroyo Pacific Academy school buildings
and three light industrial buildings, all of which are surrounded by surface parking.
The property is located within Downtown Arcadia and is bordered by a mix of
commercial, residential, and light industrial uses. To the north, the site abuts the
Metro A Line rail corridor, Fasching’s Car Wash, and multi-family residential. To the
east, across Santa Anita Avenue, are the Metro A Line overpass and A&A Building
Material. To the south, the site is adjacent to the Arcadia Animal Hospital, and across
Rolyn Place to the west are light industrial and commercial uses, including Fitness
Factor and Relton Corporation. To the west are industrial and the school district yard,
and further west are single-family homes.
In February 2024, the City Council adopted Ordinance No. 2399 as part of the City’s
6th Cycle Housing Element implementation program. This ordinance included the
rezoning of commercial areas throughout the City to support expanded housing
opportunities. As part of these efforts, the subject site was also rezoned from
Commercial Manufacturing (C-M) and the Arroyo Pacific Specific Plan to Downtown
Mixed Use (DMU). These actions expanded the boundaries of the DMU zone, allowing
residential and mixed-use development consistent with state housing law and the
City’s adopted Housing Element. This designation supports mixed-use, straight
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residential uses, or commercial uses with a maximum commercial Floor Area Ratio
(FAR) of 1.0 and residential density of 80 dwelling units per acre.
Figure No. 1 – Aerial of Subject Site
The six existing structures on site will be demolished to accommodate the Project.
The Development Code requires a Certificate of Demolition (COD) be approved to
demolish any structures over 50 years of age, which is the case for the three
industrial buildings. An evaluation by an Architectural Historian concluded that the
structures do not meet the criteria for recognition as historical resources and are
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therefore not eligible for listing on the California Register or designation as local
landmarks. The existing industrial buildings are not considered significant examples
of any specific architectural style, nor are they associated with any notable historical
events or figures.
PROPOSAL
The Project will introduce a new Contemporary-style mixed-use development
featuring 359 rental residential units, including 35 affordable units for very low -
income households and nine ground-floor live/work units along Rolyn Place to
activate the street frontage. The development will feature two towers of varying
heights, one at seven stories (See Figure No. 2 below) and the other to eight (See
Figure 3). Each tower will include five levels of residential units situated above a three-
story above-ground parking structure. At the end of the cul-de-sac, near the adjacent
single-family neighborhood of Arcadia Gardens, the building steps down to seven
stories, comprising four residential levels above the parking structure to better
transition into the surrounding context.
Figure No. 2 – View from Southeast on Rolyn Pl.
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Figure No. 3 - View looking Northwest on Santa Anita Ave.
The Project will include 454 parking spaces for residents, guests, including dedicated
spaces for electric vehicle (EV) charging (see Figure 4- Site Plan). The Project provides
72 bicycle parking stalls on the ground level. Residential amenities will include
landscaped courtyards, roof decks, an outdoor pool and spa, a dog park, and other
recreational spaces. The ground floor frontage along North Santa Anita Avenue will
feature the leasing office, residential lobby and lounge, and has been designed to
look like a commercial space from the streetscape to enhance pedestrian
engagement.
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Figure No. 4 - Site Plan
The proposed residential units consist of 83 studio units, 199 one-bedroom units,
and 68 two-bedroom units, for a total of 359 units. Unit sizes range from
approximately 548 square feet for the studios, 650–900 square feet for the one-
bedroom units, and up to 1,296 square feet for the two-bedroom units. This mix
offers a range of housing options intended to serve a variety of household types.
As part of the Project, a Tentative Tract Map (Attachment No. 3) is proposed to
consolidate the six existing parcels, totaling approximately 3.08 acres, into a single
legal lot to accommodate the development. Also, the map includes right-of-way
dedications along N. Santa Anita Avenue and Rolyn Place to provide a consistent 10-
foot sidewalk along each frontage. Additionally, two-foot easements are included
around all proposed driveway approaches to provide a 12-foot right-of-way to
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maintain an accessible path-of-travel. No other easements are identified on the
Project site.
An Arborist Report (Attachment No. 6) prepared by the applicant’s sub-consultant
evaluated thirty-two (32) existing trees across the site, documenting each tree’s
species, size, condition, and potential impacts from grading, building placement,
and utility installation. Most trees were found to be ornamental or non-native
species in fair to good condition. Two Coast Live Oaks were identified as protected
under the City’s Tree Preservation Ordinance. One of these trees (Tree No. 48),
located along the northern portion of the site, conflicts with the alignment of the
required 26-foot fire access lane and associated underground utilities, making
preservation infeasible. The Certified Arborist concluded that excavation, pavement
installation, and soil compaction within the root zone would result in the tree’s
decline and recommended its removal. The second protected Coast Live Oak,
located near the northwest corner, is in healthy condition and will be retained and
protected in place throughout construction.
To mitigate the removal of the protected oak, the Arborist recommends planting two
(2) 24-inch-box Coast Live Oak trees. However, consistent with the City’s Tree
Preservation requirements and to better support long-term canopy restoration, the
Project will instead be conditioned to plant two (2) 36-inch-box Coast Live Oak
replacement trees.
The Project complies with the minimum open space requirement of 100 square feet
per dwelling unit in the DMU zone, as set forth in Section 9102.05.030(E) of the
Development Code. For 359 units, this equates to a minimum requirement of 35,900
square feet. The Project proposes a total of 40,150 square feet of open space,
exceeding the minimum by approximately 4,250 square feet.
Amenities are distributed throughout the development and include a variety of
outdoor and indoor spaces (see Figure 5 for an overview of open space). Most
outdoor amenities are located on Level 4, featuring three landscaped courtyards with
flexible turf panels, fire pits, gaming tables, lounge areas, an outdoor pool and spa,
and cooking and dining areas.
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Figure No. 5 - Open Space Overview
Additional outdoor spaces include two roof decks (on Levels 7 and 8) and a private
fenced and gated dog park on the ground floor. Interior amenities include a fitness
center, co-working space, pet spa (ground floor), speakeasy (Level 3), pool room
(Level 4), and sky lounge (Level 8). These open space and amenity areas provide
ample opportunities for passive and active recreation for residents.
The Project would include a three-level parking garage for residents and guests.
Primary vehicle access to the parking garage would be via two gated ingress/egress
driveways: one on Santa Anita Avenue and another on Rolyn Place. The Project would
provide a total of 454 parking spaces, including standard, accessible standard, and
accessible van spaces. The driveways and ground floor of the parking garage are
illustrated on the Architectural Plans – refer to Attachment No. 4.
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Public Outreach
To ensure community engagement and gather input on the Project, the Applicant
conducted a formal public outreach effort. This included a City Council presentation
in February 2023, two public meetings held on May 1, 2023 (virtual) and July 25, 2024
(in person at 333 N. Santa Anita Avenue #11), and a CEQA Scoping Meeting on August
29, 2024, at the Gilb Museum of Arcadia Heritage Education Center. For each
meeting, the noticing radius was extended beyond the minimum 300 feet, including
outreach to residents in the adjacent Arcadia Gardens neighborhood.
The Scoping Meeting was originally conducted in compliance with California
Environmental Quality Act (CEQA) requirements because the Project was initially
subject to the preparation of an Environmental Impact Report (EIR). However,
following the enactment of Assembly Bill 130 (AB 130) that went into effect on June
30, 2025, and modified the CEQA applicability for certain qualifying projects, the
Applicant elected to proceed under the new statutory provisions, and preparation of
an EIR was no longer required.
Throughout the outreach process, some of the residents raised concerns primarily
related to privacy, shadow impacts, and potential view obstruction associated with
the Project’s height and massing. In response, the Applicant revised the building
design to reduce height along the western side by lowering the tower to seven (7)
stories, creating a more gradual transition to the adjacent lower -density residential
areas. Additional refinements included enhanced landscaping buffers at the podium
and roof-deck levels and reorientation of select units toward the northwest to help
redirect lines of sight away from neighboring single-family homes located west of the
adjacent commercial buffer.
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ANALYSIS
The Project site is located within the Downtown Mixed-Use (DMU) zone, which allows
both mixed-use and, where affordable housing is provided, stand-alone residential
development. This is consistent with the Land Use and Community Design Element
of the General Plan and the applicable provisions of the Development Code. The
proposed Project meets these criteria by incorporating affordable housing and
providing nine live/work units, which count toward satisfying the non-residential area
requirement in the DMU zone.
Architecture and Site Plan
The Alexan Arroyo is designed in a contemporary architectural style, featuring a
neutral color palette of grays, tans, and off-whites. The building façade incorporates
a variety of high-quality materials, including cement plaster, stone veneer, standing
seam metal panels, metal trellises with integrated greenery, metal mesh balcony
guardrails, dark bronze storefront systems with clear glazing, and dark bronze vinyl
windows. A combination of horizontal and vertical articulation, along with material
variation, breaks up the building massing and clearly differentiates the live/work
units on the ground floor from the residential levels above, adding visual interest and
enhancing the building's overall form.
At street level, the building activates the frontage along both Santa Anita Avenue and
Rolyn Place with nine live/work units and primary residential lobby entrances.
Landscaped and seating areas, and direct pedestrian connections to the public
sidewalks reinforce the pedestrian realm and foster an active streetscape.
Levels two and three are dedicated to residential units, with step backs along key
frontages to provide private terraces and soften the building’s profile. Level four
features a central outdoor amenity deck with landscaped courtyards, artificial turf
areas, lounge seating, and recreational amenities including a pool and spa (See
Figure No. 6). Residential levels continue above, with the fifth through seventh (or
eighth) stories incorporating additional step backs, rooftop terraces, and a sky
lounge. These design strategies help reduce the perceived mass of the building while
providing outdoor amenities and private open space for residents.
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Figure No. 6 Courtyard 1 and Pool room
Durability and sustainability are also emphasized in the design. Natural ventilation,
shaded terraces, and integrated planting elements contribute to energy efficiency,
occupant comfort, and long-term environmental performance. These features
encourage outdoor activity and social interaction while supporting the City’s broader
sustainability goals.
Overall, the Project’s thoughtful massing, high-quality materials, and active street
interface create a cohesive and well-integrated mixed-use development (See Figure
No. 7). The design supports the vision for a more urban, walkable Downtown and
aligns with the goals outlined in the City’s General Plan and Design Guidelines.
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Figure No. 7 Views looking West from the Metro Line
Density Bonus
The Applicant is requesting a Density Bonus under California Government Code
Section 65915 (State Density Bonus Law) by reserving 14% of the base density for
units affordable to very low-income households. This qualifies the Project for
associated benefits, including two incentives/concessions and one waiver. While only
one concession is being requested, the Project is entitled to a waiver to
accommodate building heights that exceed local standards. This waiver is necessary
to accommodate the density bonus and make the Project physically and financially
feasible.
The requested concession is to allow all 35 affordable units to be designated as
studios, deviating from the City’s requirement under Development Code Section
9103.15.060.A that affordable units reflect the same bedroom mix as market-rate
units. State Density Bonus Law allows Applicants to request such concessions and
requires cities to grant them unless specific findings can be made that the concession
would cause an adverse impact on public health or safety, the physical environment,
or a historic resource that cannot be mitigated. As no such impacts are present, the
City is obligated to approve this concession. This is not a discretionary action; the
Planning Commission and City Council are required to approve the request under
State law.
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The Project also includes a request for a waiver of development standards to exceed
the City’s maximum building height limit of 60 feet. The proposed building height is
90 feet 8 inches at its tallest point. This waiver is necessary because compliance with
the local height limit would preclude the Project from achieving the density allowed
under State Density Bonus Law, including the affordable units and the associated
development incentives.
Both the concession and the waiver are required to facilitate the inclusion of
affordable housing under State law, and the City cannot deny them unless specific,
significant adverse impacts are identified, none of which are applicable to this
Project. These provisions ensure the Project can achieve its intended density while
delivering on its affordable housing obligations in full compliance with California
Density Bonus Law.
Parking
The Project proposes a comprehensive parking program to accommodate residents,
visitors, and bicycle users. A total of 454 parking spaces will be provided within a
three-level parking garage, accessed via two two-way drive aisles located on Rolyn
Place and Santa Anita Avenue. A dedicated fire access lane runs along the Metro rail
tracks. Residential parking areas will be gated to enhance security while maintaining
convenient access to building entrances and pedestrian pathways. In addition, the
Project provides 72 bicycle parking stalls on Level 1, which fully satisfies the City’s
requirement of 0.2 bicycle spaces per unit. No designated loading spaces are
proposed or required by Code; operational needs such as move-ins and deliveries
are anticipated to be managed through on-site property management using internal
circulation and parking areas.
Under AB 2345, which amended the State Density Bonus Law (Government Code
Section 65915) and went into effect on January 1, 2021, parking ratios were reduced
for projects that include at least 11% of units for very low -income households, a
threshold met by this proposal.
Pursuant to this law, the maximum number of parking spaces the City may require
is 1.0 space per studio and one-bedroom unit, and 1.5 spaces per two- and three-
bedroom unit, with no additional guest parking requirement. Applying these ratios,
the project would require a total of 393 parking spaces. However, if the site is located
within ½ mile of a major transit stop, which it is, the required parking is further
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reduced to 0.5 spaces per unit. Applying this reduced ratio, the required parking for
the Project would be 180 spaces. The Project proposes 454 parking spaces, which is
274 more than the minimum required.
A parking demand analysis was prepared using data from the Institute of
Transportation Engineers (ITE) Parking Generation Manual. The analysis estimates a
peak parking demand of 402 spaces on weekdays and 413 spaces on Saturdays,
indicating that the proposed parking supply will exceed projected peak demand by
more than 40 spaces. This provides a buffer to accommodate visitor parking and
operational flexibility. The live/work units are expected to generate minimal
additional parking demand, which has been accounted for in the total supply.
A neighborhood parking survey conducted in September 2024 along Rolyn Place and
St. Joseph Street found that existing on-street parking is heavily utilized in certain
areas. However, the removal of existing on-site uses is expected to offset some of
this demand. Visitor signage directing drivers to the on-site garage and the City’s
existing overnight parking restrictions will further help manage potential parking
impacts on surrounding streets.
Overall, the Project provides more parking than required under State Density Bonus
Law, accommodates anticipated demand, and incorporates bicycle facilities and on -
site operational management strategies to minimize neighborhood parking impacts.
Healthy Protected Tree Removal
The Project includes the removal of one (1) protected Coast Live Oak tree that is
approximately 5-inch in diameter, and it is located along the site’s northern property
line. The tree lies directly within the path of the required fire access drive aisle, which
must be constructed to meet Fire Department emergency access standards. Due to
the tree’s location relative to the property boundary and the configuration of the site,
it is not feasible to realign the drive aisle or otherwise redesign the Project to avoid
removal while still maintaining required fire safety access. As such, removal of the
tree is necessary to allow the Project to proceed in compliance with applicable fire
and life safety regulations. In accordance with the City’s Protected Tree Ordina nce,
Condition of Approval No. 3 requires the Applicant to plant two (2) 36-inch box
replacement Coast Live Oak trees.
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FINDINGS
Minor Use Permit
Section 9107.09.050(B) of the Development Code requires that for a Minor Use
Permit to be granted for a mixed-use development within the Downtown Mixed Use
Zone, and it must be found that all of the following findings can be satisfied.
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 Minor Use Permit, and complies with all other applicable
provisions of this Development Code and the Municipal Code.
Facts to Support This Finding: The Project site’s General Plan land use
designation is Downtown Mixed Use (DMU), which permits mixed-use or
stand-alone residential development when affordable housing is provided, in
accordance with the Land Use and Community Design Element of the City’s
General Plan. Under this designation, mixed-use development is encouraged
to incorporate both residential and non-residential uses that support one
another within a pedestrian-oriented environment.
The proposed Alexan Arroyo project is consistent with the DMU land use
designation. The Project includes 359 residential units and nine live/work
units, with the live/work component contributing toward the DMU zone’s non-
residential use requirement. While the Project does not include traditional
commercial uses, the live/work units align with the policy intent to promote a
blend of residential and non-residential activity in the Downtown area.
The Project supports and implements several General Plan policies, including:
• Policy LU-1.1 – Promote new infill and redevelopment projects that are
consistent with the City’s land use designations and compatible with
surrounding existing uses.
• Policy LU-1.8 – Encourage development types that support transit and
other alternative forms of transportation, including bicycling and
walking.
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• Policy LU-4.2 – Encourage residential development that enhances the
visual character, quality, and uniqueness of the City’s neighborhoods
and districts.
Overall, the proposal is consistent with the DMU land use designation, meets
the affordable housing conditions that enables stand-alone residential use,
provides live/work units as the non-residential component, and implements
applicable General Plan goals and policies, the project is consistent with the
General Plan and complies with the applicable zoning regulations.
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 subject site is approximately 3.08 acres
and is located within the Downtown Mixed-Use (DMU) zone. The site is
situated in the City’s downtown area and is surrounded by a mix of
commercial, light industrial, and residential uses. While the Project does not
include traditional commercial space, it incorporates nine live/work units and
ground-floor residential services and amenities, which are consistent with the
non-residential area provisions of the DMU zone and the policies of the City’s
General Plan for this area.
The Project’s height and mass exceed those of surrounding developments,
making it the tallest structure in the downtown area. However, the proposed
height is permitted under State Density Bonus Law, which allows waivers of
development standards when necessary to accommodate the increased
density and inclusion of affordable housing. Although the scale differs from
nearby buildings, the design and site planning incorporate step-backs,
articulation, and transitional elements to reduce visual impacts and bette r
relate to the surrounding context.
The Project is consistent with the planned future land uses envisioned for the
DMU zone, which anticipates higher -density residential development
supported by pedestrian-oriented amenities and proximity to transit.
Therefore, while the Project’s scale is greater than existing structures, it
remains consistent with the regulatory framework and planned character of
the area.
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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 3.08-acre site is adequately sized and
configured to accommodate the proposed residential development with
ground-floor live/work units. The Project provides two primary access
points from Santa Anita Avenue and Rolyn Place, directing project-related
traffic onto local surface streets rather than major corridors. The internal
circulation system is designed to accommodate residents, visitors, and
service vehicles efficiently. A total of 454 on-site parking spaces will be
provided, exceeding the required parking under State Density Bonus Law.
While no dedicated loading docks are proposed, move -in and service
vehicles can utilize internal drive aisles and the fire lane, minimizing
interference with public rights-of-way. The building footprint and site
design fit the parcel shape and support the proposed use. For these
reasons, this finding can be made.
b. Streets and highways adequate to accommodate public and
emergency vehicle (e.g., fire and medical) access.
Facts to Support This Finding: The Project site fronts Santa Anita Avenue
and Rolyn Place, both of which provide adequate width and pavement to
carry emergency vehicles and project-generated traffic. Access driveways
are provided on both streets, and the project includes a dedicated fire
access lane adjacent to the Metro right-of-way. The surrounding street
network is adequate to accommodate the proposed use. Therefore, this
finding can be made.
c. Public protection services (e.g., fire protection, police protection,
etc.).
Facts to Support This Finding: The Fire and Police Departments have
reviewed the Project and determined that, with the required fire
protection systems, hydrants, and access improvements, the proposed
development will not adversely impact public protection services.
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Adequate emergency vehicle access is provided via two two -way drive
aisles off Santa Anita Avenue and Rolyn Place, as well as a dedicated fire
access lane along the Metro Rail right-of-way.
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: As part of the development, new utility
connections, including connections, including potable water and storm
drainage, will be required. Implementation of best management practices
by the Applicant during construction and operation would ensure impacts
to water quality do not occur. If any upgrades to existing infrastructure,
including sewers, are necessary to accommodate the Project, the
Applicant will be required to contribute its fair share toward those
improvements as a condition of approval.
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 Project is not anticipated to be
detrimental to the public health, safety, or welfare of the surrounding area.
The proposed residential development, including ground-floor live/work
spaces, is consistent with the types of uses envisioned in the Downtow n
Mixed-Use (DMU) zone, which supports higher-density housing in proximity to
commercial areas and transit.
While the Project exceeds the base height limit for the zone, the additional
height is permitted under State Density Bonus Law and is necessary to
accommodate the proposed density and required affordable housing. Without
the height waiver, the Project would not be physically or financially feasible,
which would preclude the delivery of needed housing, including units for very
low-income households.
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The Project has been conditioned to address potential operational impacts
related to construction, traffic circulation, and ongoing site activities.
Additionally, the building design incorporates height step-downs, articulation,
and transitional elements to reduce visual impacts and ensure compatibility
with surrounding development. These measures ensure that the Project’s
type, density, and intensity of use will not create a nuisance or negatively affect
surrounding properties, public safety, or the general welfare. For these
reasons, this finding can be made.
Tentative Tract Map
Section 9105.03.060(A) of the Development Code requires that for a Tentative Tract
Map to be granted, it must be found that all of the following findings can be satisfied:
1. The proposed map, subdivision design, and improvements are consistent
with the General Plan, any applicable specific plan, and the Subdivisions
Division of the Development Code.
Facts in Support of the Finding: The proposed subdivision map, design, and
associated improvements the Project are consistent with the General Plan’s
Downtown Mixed Use (DMU) land use designation, which supports higher-
density residential and mixed-use development in the City’s core. The
subdivision complies with applicable provisions of the Subdivisions Division of
the Development Code, including standards for lot configuration, access, and
public improvements.
The Project layout has been designed to align with surrounding development
patterns and to integrate with existing street, utility, and storm drainage
infrastructure. Circulation and utility systems have been planned to adequately
serve the proposed density and use types. All required improvements will be
constructed in accordance with City standards.
Therefore, the proposed map and subdivision design are consistent with the
General Plan, the applicable zoning and development regulations, and the
standards of the Subdivisions Division of the Development Code.
2. The site is physically suitable for the type and proposed density of
development.
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Facts in Support of the Finding: The 3.08-acre site is physically suitable to
accommodate the proposed 359-unit residential development, including 35
very low-income units, at a density of approximately 115 units per acre. This
exceeds the base DMU density of 80 units per acre but is permitted under State
Density Bonus Law, which allows increased density and related concessions
when affordable housing is provided. The building massing has been designed
to transition toward the adjacent single-family neighborhood by stepping down
to seven stories at the western side of the development. Building setbacks,
access points, and internal circulation patterns are appropriately designed for
the site configuration. The site is generally level, has no physical constraints,
and is served by existing infrastructure, making it physically suitable for the
proposed use and density. Therefore, this finding can be made.
3. The design of the subdivision and the proposed improvements are not
likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat.
Facts in Support of the Finding: The proposed tentative tract map involves
the consolidation of six legal lots into a single parcel to facilitate a high-density
residential development within an urbanized area. The Project site is currently
developed and located within the City's Downtown core, which is fully built out
with existing infrastructure, paved streets, and surrounding urban uses.
No sensitive biological resources, natural habitats, wetlands, or watercourses
are present on the site or in the immediate vicinity. Because the Project is not
located in or near an environmentally sensitive area, it is not expected to cause
substantial environmental damage or result in harm to fish, wildlife, or their
habitats.
Any potential construction-related impacts such as noise, dust, or runoff will be
temporary and minimized through required best management practices
(BMPs).
Therefore, the design of the subdivision and associated improvements will not
result in substantial or avoidable environmental damage and will not
significantly impact fish, wildlife, or habitat.
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4. The design of the subdivision or type of improvements is not likely to
cause serious public health or safety problems.
Facts in Support of the Finding: The proposed subdivision consolidates six
lots together as one parcel to facilitate development. Construction of the
Project will comply fully with all the applicable Building, Fire, and Safety Codes,
as well as other relevant regulations. The City’s existing infrastructure, including
roads, water, sewer, and emergency services, is sufficient to support the new
development. Furthermore, the Project has been designed and conditioned t o
meet all public health and safety standards, and it is not expected to create any
significant health or safety concerns for the community.
5. The design of the subdivision or the type of improvements will not conflict
with easements acquired by the public at large for access through or use
of, property within the proposed subdivision (This finding shall apply only
to easements of record or to easements established by judgement of a
court of competent jurisdiction and no authority is hereby granted to a
legislative body to determine that the public at large has acquired
easements for access through or use of property within the proposed
subdivision).
Facts in Support of the Finding: The Project does not encroach upon or
interfere with any existing public easements of record or court-established
easements. In fact, the Project includes provisions for new easements and
public dedications to ensure adequate sidewalk access along N. Santa Anita
Avenue and Rolyn Place. Therefore, no conflicts with public easements or rights
of access are anticipated.
6. The discharge of sewage from the proposed subdivision into the
community sewer system will not result in violation of existing
requirements specified by the California Regional Water Quality Control
Board.
Facts in Support of the Finding: The existing sewer infrastructure along Santa
Anita Avenue currently has limited capacity to serve new development. To
address this, the Applicant will be responsible for paying their fair share toward
necessary improvements to sewer system as required by the City’s Public
Works Department. These improvements will be coordinated to accommodate
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the Project and future development in the area. The Project will comply with all
applicable requirements of the California Regional Water Quality Control Board
to ensure that sewage discharge does not violate water quality standards.
Therefore, this finding can be made.
7. That the proposed design and site improvements of the subdivision
conform to the regulations of this Development Code and the regulations
of any public agency having jurisdiction by law.
Facts in Support of the Finding: The subdivision design, including lot layout,
access, and dedications, complies with applicable provisions of the Arcadia
Development Code, including the Downtown Mixed Use (DMU) zone standards
and Subdivision Division. The Project will also adhere to the requirements and
conditions set forth by all relevant public agencies, including the City’s
Engineering Division, Public Works Services Department, and City’s Fire
Department. Therefore, this finding can be made.
Site Plan & Design Review
Section 9107.19.050(F) of the Development Code requires that following findings
must be met for the approval of the design.
1. The proposed development will be in compliance with all applicable
development standards and regulations in the Development Code.
Facts to Support This Finding: The Project complies with the applicable
development standards of the Downtown Mixed Use (DMU) zone as modified
through the provisions of California Density Bonus Law (Government Code
Section 65915). The proposed development includes 359 residential units at a
density of approximately 115 units per acre, exceeding the base maximum of
80 units per acre. The proposed building height of 90 feet 8 inches also
exceeds the maximum 60-foot height limit allowed under base zoning
standards. However, both the increased density and height waiver are
permitted under State Density Bonus Law in exchange for the provision of
affordable housing and are therefore considered compliant.
The Project also includes one concession under State Density Bonus Law to
allow all affordable units to be studio units, which is not otherwise permitted
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under the City’s Development Code. This concession facilitates the inclusion of
affordable housing units while maintaining the Project’s design and feasibility.
In addition, the Project meets other applicable development standards,
including floor area ratio (FAR), setbacks, and parking through the density
bonus provisions. Therefore, the proposed development is in compliance with
all applicable development standards and regulations of the Development
Code. This finding can be made.
2. The proposed development will be consistent with the objectives and
standards of the applicable Design Guidelines.
Facts to Support This Finding: The Project incorporates several features
consistent with the City’s Design Guidelines, including articulated building
façades, varied massing, recessed balconies, and the use of high-quality
materials to break down the building’s visual bulk and add inter est. Setbacks
along Santa Anita Avenue, Rolyn Place, and adjacent property lines provide
appropriate transitions to surrounding uses. At the street level, live/work units,
leasing space, and residential amenities create active and transparent
frontages that support pedestrian activity. Landscaping and streetscape
improvements are integrated throughout the site to complement the
surrounding urban context and enhance the public realm. Collectively, these
features align with the Mixed-Use Objective Development Standards and
Design Guidelines to enhances an area’s unique character and sense of place,
respects existing neighborhood compatibility and privacy, and ensures a high-
quality living environment. Therefore, this finding can be made.
3. The proposed development will be compatible in terms of scale and
aesthetic design with surrounding properties and developments.
Facts to Support This Finding: The proposed seven- to eight-story building,
with a maximum height of 90 feet 8 inches, will be significantly taller than
surrounding existing development and will be the tallest structure in the
downtown area. The additional height is permitted through a waiver under
State Density Bonus Law (Government Code Section 65915), which allows
exceptions to local development standards, including building height, when
necessary to accommodate additional density and affordable housing units.
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While the Project is larger in scale than nearby buildings, its design has been
intentionally designed to promote visually compatibility and reduce massing
impacts. Step-backs at upper floors, façade modulation, and the use of varied
materials help break up the building’s scale and provide architectural interest.
Setbacks along Santa Anita Avenue (3'-7"), the north property line (19'-10"), and
the south property line (12'-5") create visual separation from adjacent
properties and help ease the transition to lower scale development..
At the street level, active frontages such as live/work units and residential
amenities enhance pedestrian engagement and contribute to the evolving
mixed-use, transit-oriented character envisioned for the Downtown Mixed Use
(DMU) zone. Although the building height exceeds that of existing structures,
the Project’s architectural design, mass transitions, and pedestrian-focused
ground floor treatment ensure that it is compatible in scale and aesthetic
character with surrounding development and the City’s broader goals for the
downtown area. For these reasons, this finding can be made.
4. 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 site layout is designed to function
efficiently, with both two-way driveways providing vehicular access from Santa
Anita Avenue and Rolyn Place. Internal circulation has been reviewed by the
City Engineer and found to be adequate to serve the development. Parking is
provided within a three-level garage located above grade, with clear internal
circulation and minimal dead-end aisles. Landscaping is distributed along
frontages, within courtyards, and on roof decks to provide visual relief and
usable open space. The Project’s site plan demonstrates efficient circulation,
parking layout, and landscape integration. Therefore, the site will be adequate
in terms of parking and circulation.
The proposed site layout provides efficient and adequate access, circulation,
parking, and landscaping to support the development. Vehicular access is
provided via two two-way driveways - one from Santa Anita Avenue and one
from Rolyn Place - ensuring convenient ingress and egress. Internal circulation
has been reviewed and deemed sufficient by the City Engineer, with the layout
supporting clear vehicle movement and emergency access.
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Parking is accommodated within a three-level above-grade garage, designed
with logical circulation patterns and minimal dead-end aisles to enhance
functionality. Landscaping is thoughtfully integrated throughout the site,
including along public frontages, within private courtyards, and on rooftop
decks, contributing both to visual relief and the provision of usable open space
for residents.
Overall, the Project demonstrates an efficient and well-organized site layout
that meets the City's standards for access, vehicular circulation, parking, and
landscape design. Therefore, this finding can be made.
5. The proposed development will be in compliance with all of the
applicable criteria identified in Subparagraph 9107.19.040.C.5 for
compliance with the Development Code and all other applicable City
regulations and policies, the General Plan and any appliable specific plan,
the Design Guidelines, policies and standards, and efficient site and
layout design.
Facts to Support This Finding: The proposed development meets all
applicable requirements of the Development Code, General Plan, and relevant
City policies, design guidelines, and objective development standards specific
to the Downtown Mixed Use (DMU) zone. The Project reflects the City's goals
for a higher-density, pedestrian-oriented urban environment near transit,
consistent with the Land Use Element and Downtown vision.
Although the building exceeds the scale of surrounding development, its
design is consistent with the evolving character anticipated for the area. The
Project includes design features such as vertical and horizontal articulation,
varied materials, and meaningful setbacks to visually break down the
building's mass and provide interest at the pedestrian level. Active frontages,
including live/work units and enhanced landscaping along public frontages,
contribute to a more engaging and walkable streetscape. Podium-level open
spaces and rooftop amenities further support the Project's functionality and
livability.
The site layout accommodates efficient vehicular access from both Santa Anita
Avenue and Rolyn Place, with clearly organized internal circulation and
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structured parking. Landscaping is integrated throughout the site to soften
building edges and enhance the pedestrian experience.
The Applicant/Property Owner shall comply with all applicable City
requirements related to disabled access, occupancy limits, building and fire
safety, health code standards, environmental regulations, and 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.
Overall, the Project demonstrates compliance with the objective criteria
outlined in Section 9107.19.040.C.5 and supports the City’s broader planning
goals for a vibrant, mixed-use downtown core. Therefore, this finding can be
made.
Removal of a Healthy Protected Tree
The following findings are required for the approval of the removal of a healthy
protected tree per Development Code Section 9110.01.070.A.2.
1. Removal of a Healthy Protected Tree
The removal of one protected Coast Live Oak (Tree No. 48) is necessary to
accommodate the proposed Project. As documented in the Arborist Report
(Attachment No. 6), this tree is located within the proposed 26 -foot-wide fire
lane along the northern portion of the site. Construction of the fire lane will
require grading and installation of pavement and underground utilities that
would directly impact the tree’s root zone, making preservation infeasible. The
Arborist concluded that the tree would not survive due to the extent of the
necessary excavation and compaction associated with the fire lane
construction.
To mitigate the removal of the protected tree, the Project is conditioned to
provide replacement trees consistent with the Arcadia Development Code,
which requires at least two 36-inch-box Coast Live Oak trees for each protected
tree removed. These replacement trees will be incorporated into the final
landscape plan to help restore canopy coverage and preserve the site’s
environmental and aesthetic value.
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Therefore, removal of the healthy protected tree is warranted to accommodate
essential site and life-safety improvements associated with the proposed
development and remains consistent with the intent of Development Code
Section 9110.01.070.
ENVIRONMENTAL ANALYSIS
The Alexan Arroyo project was initially anticipated to undergo environmental review
under the California Environmental Quality Act (CEQA), including preparation of an
Environmental Impact Report (EIR). However, effective July 1, 2025, Assembly Bill (AB)
130 established a new statutory exemption from CEQA for qualifying infill housing
and mixed-use residential developments. Unlike categorical exemptions, statutory
exemptions are absolute and not subject to exceptions for unusual circumstances.
To qualify for the AB 130 exemption, a Project must meet all of the following
requirements:
• Be a housing development (including mixed-use projects with at least two-
thirds of the floor area dedicated to residential uses);
• Be located on a site of no more than 20 acres within an incorporated city or
urbanized area;
• Be situated on a previously developed site or one surrounded by urban uses;
• Be consistent with applicable zoning and general plan standards; and
• Not located on environmentally sensitive lands or involve the demolition of an
historic structure.
The Alexan Arroyo project satisfies all these criteria. The 3.08 acre site is located
within the City of Arcadia, is currently developed with existing commercial buildings
and surface parking and is entirely surrounded by urban land uses. The proposed
development is a mixed-use residential project with over two-thirds of the total floor
area dedicated to residential use. It is consistent with the applicable zoning and
General Plan land use designation and does not involve the demolition of any historic
resources or encroach on environmentally sensitive lands.
Accordingly, the Project is statutorily exempt from CEQA under AB 130, and no
further environmental review is required for purposes of Planning Commission
consideration.
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Pursuant to AB 130 and Public Resources Code Section 21080.3.1, the City provided
notice to California Native American tribes requesting consultation under AB 52. One
tribe requested consultation, and the City completed the required process. Input
received during consultation has been incorporated into the project’s conditions of
approval.
The Tentative Tract Map qualifies for a Class 32 Categorical Exemption as an urban
infill project under Section 15332 of the CEQA Guidelines. Additionally, pursuant to
Public Resources Code Section 21080(b)(1).
PUBLIC COMMENTS/NOTICE
A public hearing notice for this item was published in the Arcadia Weekly newspaper,
posted on the City’s website, and posted at the City Council Chambers and the
Arcadia Public Library. The notice was also mailed on October 16, 2025, to property
owners and occupants within a 500-foot radius of the project site. Although the City
is only required to mail notices within a 300-foot radius, the Applicant elected to
expand the notification area to 500 feet to promote transparency, broaden
community awareness, and proactively address questions that may arise from the
Planning Commission or surrounding neighborhood. This expanded notice exceeded
the City’s minimum legal requirement and provided additional outreach as courtesy
(refer to Attachment No. 7 for the expanded radius map). As of October 22, 2025, no
additional public comments have been received.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2177
recommending that the City Council find the project is statutorily exempt from the
California Environmental Quality Act (“CEQA”) pursuant to AB 130 and approve Minor
Use Permit No. MUP 23-10, Tentative Tract Map No. TTM 23-04, Site Plan and Design
Review No. ADR 23-12, Certificate of Demolition No. COD 23-32, and Healthy
Protected Tree Permit No. TRH 25-13 for the new Alexan Arroyo mixed-use
development, subject to the conditions of approval listed below.
Planning
1. The Project shall be developed and maintained by the Property
Owner/Applicant in a manner that is consistent with the approved plans for
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Minor Use Permit No. MUP 23-10, Tentative Tract Map No. TTM 23-04, Site Plan
and Design Review No. ADR 23-12, and Certificate of Demolition No. COD 23-
32 and Healthy Protected Tree Permit No. TRH 25-13, subject to the
satisfaction of the Deputy Development Services Director or designee.
Noncompliance with the conditions of approval shall be grounds for
immediate suspension or revocation of any approvals. Minor changes to the
Project, may be approved administratively by the Deputy Development
Services Director at his/her discretion.
2. The final landscape and irrigation plan shall be prepared by a licensed
landscape architect and submitted to Building Services for plan check. The
plan must comply with Water Efficiency Landscape Ordinance and receive
approval from the Planning Division prior to the issuance of any building
permits.
3. The final landscape plan submitted to Building Services for plan check shall
include at least two (2) Coast Live Oak trees, each with a minimum box size of
36 inches. The placement of these trees shall be determined by a licensed
landscape architect and subject to approval by the Deputy Development
Services Director or their designee prior to issuance of a building permit for
the development.
4. The Applicant/Property Owner shall maintain and preserve Tree No. 19, a
protected Coast Live Oak located at the northwest corner of the project site.
The tree shall be protected throughout all construction activities, including
installation of the recommended protective fencing and measures identified
in the arborist report. Any activity that may impact the tree’s roots, trunk, or
canopy shall require prior approval in accordance with the City’s Tree
Ordinance.
5. All proposed mechanical equipment, including but not limited to roof -
mounted equipment, shall be fully screened from public view and not visible
from the public right-of-way in accordance with the requirements in the City’s
Development Code. Screening materials shall be architecturally integrated
with the building design and will be reviewed and approved during building
plan check.
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6. All exterior lighting shall be designed to prevent glare, light trespass, and
spillover onto adjacent properties. Lighting fixtures shall be shielded and
directed downward. Lighting plans shall be subject to review and approval by
the Planning Division during building plan check.
7. All exterior signage shall comply with the City’s Development Code. A separate
sign permit shall be required for any proposed signage.
8. All screen walls, fences, and gates shall be constructed in accordance with the
approved plans and shall comply with the maximum height and design
standards of the Arcadia Development Code. Any modification to materials,
height, or location shall require review and approval by the Planning Division.
9. The Applicant/Property Owner shall comply with all applicable provisions of
the State Density Bonus Law (Government Code Section 65915), including
maintaining the required number, type, and affordability levels of restricted
units for the duration required by law. Prior to the issuance of any building
permits, the Applicant shall enter into a Density Bonus and Affordable Housing
Agreement with the City, which shall be recorded against the property to
ensure long-term compliance.
10. Ongoing maintenance of all buildings, landscaping, open spaces, fences, walls,
and on-site amenities shall be the responsibility of property management in
accordance with the recorded Covenants, Conditions & Restrictions (CC&Rs).
The CC&Rs shall include provisions requiring regular maintenance consistent
with the approved plans and City standards. Failure to maintain the property
as required may result in enforcement action by the City.
11. The Applicant/Property Owner shall install and maintain wayfinding and
directional signage within the site for vehicles and pedestrians, including clear
markings for visitor parking, loading zones, and EV charging spaces, subject to
review during building plan check.
12. Prior to the issuance of a Certificate of Occupancy, the Applicant/Property
Owner shall install clear and visible on-site signage directing visitors to the on-
site parking garage and advising residents and guests of the City’s existing
overnight parking restrictions.
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13. The Applicant/Property Owner shall implement best management practices
(BMPs) for stormwater management during construction and operation,
consistent with City and Regional Water Quality Control Board requirements.
14. The Final Tract Map must be recorded prior to the issuance of any building or
foundation permits for the mixed-use development. The map shall include all
required dedications and easements along Santa Anita Avenue and Rolyn
Place to the satisfaction of the City Engineer.
15. The Applicant/Property Owner shall pay its fair share contribution toward any
infrastructure upgrades required to serve the project, including but not limited
to the sewer line upsizing project on Santa Anita Avenue. The scope of
required improvements and the Applicant's proportional share shall be
determined by the Public Works Services Department during plan check. No
building permits shall be issued until the required contribution has been
determined by Public Works Services Director.
16. The Property Owner/Applicant shall file a Notice of Intent (NOI) with the State
Water Resources Control Board for a General Construction NPDES Permit, due
to the proposed project exceeding one acre of disturbed land. The NOI must
include items such as the preparation of a Stormwater Pollution Prevention
Plan, applicable fees, and other required documentation. The City will not
approve any grading plans until a Waste Discharger Identification number has
been issued by the State.
17. The Applicant/Property Owner shall submit a haul route map and staging plan
to Planning Services for review and approval prior to issuance of a grading
permit.
18. All above ground utilities serving the site shall be removed, including all utility
poles along property boundaries, and all new utility services shall be placed
underground.
19. At the time of plan submittal to Building Services for plan check, the final site
plan shall show the location of the backflow prevention device and any
transformer. Appropriate screening may be required, depending on the
location of these utilities.
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20. Prior to issuance of a building permit, the Applicant/Property Owner shall
coordinate with Metro and take all necessary measures to ensure the
construction shall not disrupt the operation and maintenance activities of the
Metro A line or the structural and systems integrity of Metro’s light rail
infrastructure.
Building
21. The Project shall comply with the latest adopted edition of the following codes
as applicable:
a. California Building Code
b. California Electrical Code
c. California Mechanical Code
d. California Plumbing Code
e. California Energy Code.
f. California Fire Code
g. California Green Building Standards Code
Fire Department
22. Prior to issuance of a Certificate of Occupancy by the Building Division, the
building shall have the following fire and life safety systems fully installed,
tested, and approved. Each system shall require a separate permit from the
Fire Department and is subject to review and approval by the Fire Marshal:
a. Automatic fire sprinkler system
b. Fire alarm system
c. Emergency responder radio coverage system
d. Two-way communication system
23. Prior to issuance of a Certificate of Occupancy by the Building Division, Class I
standpipes shall be installed within all stairwells and shall extend to the roof
level, subject to review and approval by the Fire Department in accordance
with applicable fire and building codes.
24. New public and private fire hydrants shall be installed as shown on the
approved site plan that is submitted to the Building Division for plan-check. All
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hydrant locations and specifications shall comply with applicable fire code
requirements. Final placement and installation details shall be verified during
plan check and prior to issuance of a Certificate of Occupancy by the Building
Division. The hydrants shall be located at:
a. Three (3) public hydrants on Rolyn Place
b. One (1) public hydrant on Santa Anita Avenue
c. Two (2) private hydrants on the north access road
25. All exit stairwells that do not discharge directly to the exterior shall be provided
with a protected exterior access route leading to an access road at grade, in
compliance with applicable fire and building code requirements. Final design
shall be subject to review and approval by the Fire Department during plan
check.
26. Knox boxes shall be installed at the main building entrance and at all exterior
stairwell entrances. Knox switches shall be provided for any automatic
vehicular gates.
27. Standby power shall be provided for a minimum of one elevator in each
elevator bank.
28. A minimum of one (1) Emergency Medical Services (EMS) elevator shall be
provided at each elevator bank, in compliance with applicable Fire Codes.
29. A minimum fire flow of 2,000 gallons per minute (gpm) at 20 pounds per
square inch (psi) residual pressure shall be provided, in accordance with
applicable fire code standards. Verification of fire flow capacity shall be
required prior to issuance of building permits.
30. Prior to issuance of a Certificate of Occupancy by the Building Division, the
Applicant/Property Owner shall pay a fair-share contribution toward the City’s
traffic mitigation system for all areas impacted by the Project. The amount and
scope of the contribution shall be based on the findings of an approved traffic
study.
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Engineering
31. A. Prior to recordation of the Final Map, the Applicant/Property Owner shall
enter into an Offsite Improvement Agreement with the City and provide the
required cost estimate and improvement bonds, subject to the City Engineer’s
approval or
B. Prior to Certificate of Occupancy by the Building Division, the
Applicant/Property Owner shall remove and replace existing curb and gutter
and sidewalk along the property frontages on Santa Anita Avenue and Rolyn
Place, subject to the City Engineer approval
32. Prior to recordation of the Final Tract Map, the Applicant/Property Owner shall
also dedicate the necessary right-of-way along Santa Anita Avenue to establish
a consistent ten-foot (10’) width from the north to the south property line.
Additionally, a five-foot (5’) dedication shall be provided along the Rolyn Place
to achieve a ten-foot (10’) right-of-way width from the north to the south
property line, as approved by the City Engineer. These dedications shall be
depicted on the Final Tract Map prior to approval by the City Council.
33. Prior to Certificate of Occupancy by the Building Division, the path of travel
around the tree on Rolyn Place shall be removed and reconstructed to ensure
ADA compliance and safe pedestrian circulation. Existing Easement on Rolyn
Place for public sidewalk purposes shall be reconfigured to include the path of
travel around the tree and may be depicted on the Final Tract Map prior to
approval by the City Council. Alternatively, the easement may be shown per
separate documents (Legal Description and Plat Map) submitted to the City
Engineer for review and approval.
34. Prior to Certificate of Occupancy by the Building Division, all existing driveway
approaches shall be removed and reconstructed per City Standard 801-1. Each
approach shall include ADA compliant sidewalk access and transitions. In
addition, a two (2’) foot wide easement shall be provided at each driveway
approach for public sidewalk purposes and may be depicted on the Final Tract
Map prior to approval by the City Council. Alternatively, the easements may
be shown per separate documents (Legal Description and Plat Map) submitted
to the City Engineer for review and approval
Alexan Arroyo
October 28, 2025
Page 35 of 43
35. The Applicant/Property Owner shall prepare a Low Impact Development (LID)
Plan in compliance with the Los Angeles County Department of Public Works
2014 LID Standard Manual. All selected LID measures shall be incorporated
into the grading and drainage plans, subject to review and approval by the City
Engineer prior to issuance of any grading or building permits.
36. At the time of building plan-check submittal, the Project shall include a
Stormwater Pollution Prevention Plan (SWPPP) prepared in accordance with
all applicable City and regional requirements. A copy of the SWPPP, including
the Waste Discharge Identification Number (WDID#), shall be submitted to the
City’s Engineering Division prior to building permit issuance.
37. At the time of building plan-check submittal, a grading and drainage plan,
erosion control plan, and hydrology report shall be submitted for review and
approval to the City’s Engineering Division. The plans and report shall
demonstrate compliance with all applicable City grading, drainage and
stormwater management standards.
38. At the time of building plan-check submittal, a soils and geotechnical report
shall be prepared and submitted for review and approval by the City’s
Engineering Division. Approval of the report is required prior to the start of
any construction to ensure safe and stable site development.
39. The Applicant shall be responsible for repairing all asphalt street frontages
from property line to property line for any damage caused by development
activities, including but not limited to trench cuts and construction traffic, per
the direction of the City Engineer.
Public Works Services
40. The development shall connect to the existing 30-inch welded steel water main
with 51 psi static pressure located on the east side of Santa Anita Avenue, and
the existing 8-inch cast iron water main with 51 psi static pressure located on
Rolyn Place. Both mains may be used to serve domestic water and/or fire
protection needs. Due to the static pressure and the proposed building height,
the need for a booster pump system shall be evaluated during building plan
check. If required, the booster system shall be designed and installed to the
satisfaction of the City Engineer and Fire Department.
Alexan Arroyo
October 28, 2025
Page 36 of 43
41. At the time of building plan-check submittal, the Applicant/Property Owner
shall provide water demand calculations, prepared by a licensed Civil or
Mechanical Engineer, demonstrating the maximum domestic and fire flow
demands to verify the appropriate water service size for the Project.
42. The Applicant/Property Owner shall provide separate water services and
meters for each individual structure, including dedicated water services for
residential, commercial, and irrigation uses as applicable.
43. Domestic water service for residential developments shall be provided by
common master meter equipped with an approved reduced pressure
backflow device for meter services protection.
44. A separate landscape meter is required for landscape irrigation in common
areas. The backflow preventer shall be Reduce Pressure Backflow Assembly as
approved by the Public Works Services Department prior to issuance of a
building permit.
45. Fire protection requirements shall be stipulated by the Arcadia Fire
Department and shall be confirmed to Arcadia Standard Plan. A separate fire
service with Double Check Detector Assembly (DCDA) shall be installed for fire
service required.
46. A Water Meter Permit Application shall be submitted to the Public Works
Services Department prior to final plan check approval.
47. The Applicant/Property Owner shall provide new water services installations.
Installation shall be according to the specifications of the Public Works Services
Department, Engineering Section. Abandonment of the existing water
services, if necessary shall be by the Applicant/Property Owner, according to
the Public Works Services Department, Engineering Section specification.
48. Trash/recycling bins shall be configured to provide easy access for trash
collection services. There should be 1 foot clearance around the trash
bins/recycling bins and all bins/carts shall meet the specifications of the Public
Works Services Department. At a minimum, trash enclosure areas should
accommodate three containers: a 3-yard bin for trash, 3-yard bin for recycling,
Alexan Arroyo
October 28, 2025
Page 37 of 43
and 69/96 gallon sized carts for organics recycling. The roof clearance for the
trash enclosure must be at least 10 feet high.
Cultural Resources
49. The Applicant/Property Owner shall retain a Native American Monitor from or
approved by the Gabrieleño Band of Mission Indians – Kizh Nation, prior to
commencement of any ground-disturbing activities (i.e., both on-site and any
off-site locations that are included in the Project description/definition and/or
required in connection with the Project, such as public improvement work).
“Ground-disturbing activity” shall include, but is not limited to, demolition,
pavement removal, potholing, auguring, grubbing, tree removal, boring,
grading, excavation, drilling, and trenching.
A copy of the monitoring agreement executed with Gabrieleño Band of
Mission Indians – Kizh Nation shall be submitted to the City’s Planning Division
prior to commencement of any ground-disturbing activity, or the issuance of
any permit necessary to commence a ground-disturbing activity.
50. The Gabrieleño Band of Mission Indians – Kizh Nation shall conduct
monitoring during ground-disturbing activities and complete daily monitoring
logs. These logs will document relevant construction activities, locations of
disturbance, soil types, cultural materials, and any other information of
significance to the Tribe. The logs will specifically identify and describe any
discovered Tribal Cultural Resources (TCRs), including Native American
cultural and historical artifacts, remains, places of significance, as well as any
ancestral human remains and associated burial goods. Copies of the
monitoring logs will be made available to the Applicant/Property Owner or the
City upon written request to the Tribe.
51. On-site tribal monitoring shall conclude upon the later of the following: (1)
written confirmation from the Applicant/Property Owner or the City to the Kizh
Nation that all ground-disturbing activities and related phases at the Project
site are complete; or (2) written notification from the Gabrieleño Band of
Mission Indians - Kizh Nation to the Applicant/Property Owner or the City
confirming that no future planned construction activities or development
phases at the Project site have the potential to impact Kizh Tribal Cultural
Resources (TCRs).
Alexan Arroyo
October 28, 2025
Page 38 of 43
52. Upon discovery of any Tribal Cultural Resources (TCRs), all construction
activities within at least a 50-foot radius of the find shall cease immediately
and shall not resume until the Gabrieleño Band of Mission Indians – Kizh
Nation monitor and/or Kizh’s archaeologist has fully assessed the resource.
The Tribe shall recover and retain all discovered TCRs in the manner and for
the purposes it deems appropriate, including educational, cultural, and
historic uses, at its sole discretion.
53. In the event human remains or associated funerary objects are encountered
during any ground-disturbing activities:
a. Native American human remains are defined in PRC 5097.98 (d)(1) as an
inhumation or cremation, and in any state of decomposition or skeletal
completeness. Funerary objects, also referred to as grave goods under
Public Resources Code Section 5097.98, shall be treated according to
the same statute.
b. If Native American human remains and/or grave goods are discovered
or recognized on the Project site, then all ground-disturbing in the
vicinity of the discovery shall cease immediately. Pursuant to Health and
Safety Code Section 7050.5, the discovery shall be reported to the Los
Angeles County Coroner. No further work shall occur in that area until
the Coroner has made a determination regarding the nature of the
remains. If the Coroner determines or has reason to believe the remains
are those of a Native American, the Coroner shall contact the Native
American Heritage Commission (NAHC) within 24 hours, and the
procedures outlined in PRC § 5097.98 shall be followed.
c. All human remains and grave or burial goods shall be treated alike in
accordance with California Public Resources Code section 5097.98(d)(1)
and (2).
d. Construction activities may resume in other areas of the Project site at
a minimum of 200 feet away from the discovery if, in the sole discretion
of the Gabrieleño Band of Mission Indians – Kizh Nation, it is determined
that resuming such activities at that distance is appropriate. The Kizh
Alexan Arroyo
October 28, 2025
Page 39 of 43
Nation shall provide any measures it deems necessary to the
Applicant/Property Owner and the City prior to resumption of work.
e. Preservation in place (i.e., avoidance) is the preferred method of
treatment for discovered human remains and/or burial goods. Any
historic archaeological material that is not Native American in origin
(non-TCR) shall be curated at a public, non-profit institution with a
research interest in the materials (e.g. Natural History Museum of Los
Angeles County or the Fowler Museum) provided such an institution
agrees to accept the material. If no institution accepts the
archaeological material, it shall be offered to a local school or historical
society in the area for educational purposes.
f. Any discovery of human remains/burial goods shall be kept confidential
to prevent further disturbance.
54. If, in accordance with Public Resources Code § 5097.98 and all applicable
regulatory procedures, the Gabrieleño Band of Mission Indians – Kizh Nation
is identified by the Native American Heritage Commission (NAHC) as the Most
Likely Descendant (MLD) for any discovered Native American human remains
or associated funerary objects on the Project site, the following requirements
shall apply:
a. If the Gabrieleño Band of Mission Indians – Kizh Nation is identified as
the Most Likely Descendant (MLD), the Tribe’s Koo-nas-gna Burial Policy
shall be implemented. For the Tribe, the term "human remains"
encompasses more than skeletal material and includes associated
cultural and ceremonial elements. Tribal traditions may include, but are
not limited to, preparation of the soil for burial, the inclusion of funerary
objects, and the ceremonial burning of remains. All treatment of human
remains and associated items shall be carried out in accordance with
the Tribe’s customs and practices, and in consultation with the MLD.
b. If the discovery of human remains includes four or more burials, the
discovery location shall be treated as a cemetery, and a separate
treatment plan shall be created.
Alexan Arroyo
October 28, 2025
Page 40 of 43
c. The prepared soil and cremation soils are to be treated in the same
manner as bone fragments that remain intact. Associated funerary
objects are objects that, as part of the death rite or ceremony of a
culture, are reasonably believed to have been placed with individual
human remains either at the time of death or later; other items made
exclusively for burial purposes or to contain human remains can also
be considered as associated funerary objects. Cremations will either be
removed in bulk or by means as necessary to ensure complete recovery
of all sacred materials.
d. If discovered human remains cannot be fully documented and
recovered on the same day, the remains shall be respectfully covered
with muslin cloth and protected with a steel plate capable of being
moved by heavy equipment, placed over the excavation area. If a steel
plate is not available, a 24-hour security guard shall be posted to protect
the site outside of working hours. The Gabrieleño Band of Mission
Indians – Kizh Nation, as the Most Likely Descendant (MLD), shall make
every effort to recommend Project design modifications to allow the
remains to be preserved in situ. If project diversion is not feasible, and
upon consultation with the MLD, removal of the remains may proceed
in accordance with applicable laws and Tribal protocols.
e. In the event preservation in place is not feasible despite good faith
efforts by the Applicant/Property Owner, no ground-disturbing activities
shall resume until the property owner, in consultation with the Most
Likely Descendant (MLD), has arranged for a designated reburial
location within the Project site footprint. This location shall be used for
the respectful reinterment of any human remains and/or ceremonial
objects, consistent with the cultural protocols of the Gabrieleño Band of
Mission Indians – Kizh Nation.
f. If human remains or associated funerary objects are discovered, each
occurrence shall be respectfully stored in opaque cloth bags. All human
remains, funerary objects, sacred objects, and objects of cultural
patrimony shall be relocated to a secure on-site container, if feasible.
These items shall be reburied within six (6) months of recovery, at a
location on the Project site mutually agreed upon by the Tribe and the
Applicant/Property Owner. The reburial site shall be protected in
Alexan Arroyo
October 28, 2025
Page 41 of 43
perpetuity and not subject to future disturbance. No public disclosure
or publicity regarding the discovery or nature of these cultural materials
shall occur.
g. In the event data recovery is necessary, the Gabrieleño Band of Mission
Indians – Kizh Nation shall work in close coordination with a qualified
archaeologist to ensure all excavation activities are conducted carefully,
ethically, and respectfully. If the Tribe approves data recovery, all
associated documentation, at a minimum including detailed descriptive
notes and sketches shall be reviewed and approved in advance by the
Tribe. Upon completion of any approved data recovery, a final report
shall be submitted to both the Tribe and the Native American Heritage
Commission (NAHC). The Tribe does not authorize any scientific study
or the use of invasive and/or destructive diagnostics on human remains
under any circumstances.
General Conditions
55. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment,
environmental regulation compliance, and parking and site design shall be
complied with to the satisfaction of the Building Official, City Engineer, Deputy
Development Services Director, Fire Marshal, and Public Works Services
Director. Any changes to the existing facility may be subject to having fully
detailed plans submitted for plan check review and approval by the
aforementioned City officials and employees and may subject to separate
building permits.
56. 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 MUP 23-10, TTM 23-04, ADR 23-12, COD 23-32 and
TRH 25-13 (“Project”) on the Project site, and which may arise from the direct
Alexan Arroyo
October 28, 2025
Page 42 of 43
or indirect operations of the Applicant or those of the Applicant’s contractors,
agents, tenants, employees or any other persons acting on Applicant’s behalf,
which relate to the development and/or construction of the Project. This
indemnity provision applies to all damages and claims, actions, or proceedings
for damages, as described above, regardless of whether the City prepared,
supplied, or approved the plans, specifications, or other documents for the
Project.
In the event of any legal action challenging the validity, applicability, or
interpretation of any provision of this approval, or any other supporting
document relating to the Project, the City will promptly notify the Applicant of
the claim, action, or proceedings and will fully cooperate in the defense of the
matter. Once notified, 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 def ense 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/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 that the Applicant reasonably
approves. The parties hereby agree to cooperate in defending such action. The
City will not voluntarily assist in any such third-party challenge(s) or take any
position adverse to the Applicant in connection with such third-party
challenge(s). In consideration for approval of the Project, this condition shall
remain in effect if the entitlement(s) related to this Project is rescinded or
revoked, at the request of the Applicant or not.
57. Approval of MUP 23-10, TTM 23-04, ADR 23-12, COD 23-32 and TRH 25-13 shall
not be in effect unless the Applicant and Property Owner have executed and
filed the Acceptance Form with the City on or before 30 calendar days after the
Alexan Arroyo
October 28, 2025
Page 43 of 43
Planning Commission has adopted the Resolution. The executed Acceptance
Form submitted to the Development Services Department is to indicate
awareness and acceptance of the conditions of approval.
If any Planning Commissioner or other interested party has any questions or
comments regarding this matter prior to the October 28, 2025, hearing, please
contact Senior Planner, Melissa Chipres, at (626) 574-5447, or by email at
mchipres@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Deputy Development Services Director
Attachment No. 1: Resolution No. 2177
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Project
Site
Attachment No. 3: Tentative Tract Map
Attachment No. 4: Architectural Plans and Renderings
Attachment No. 5: Parking Analysis, dated November 2024
Attachment No. 6: Arborist Report, dated September 2024
Attachment No. 7: Expanded Radius Map
Attachment No. 3
Attachment No. 3
Aerial Photo with Zoning Information &
Photos of the Subject Site
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.):
DMU
Number of Units:
C 1.0
Property Characteristics
1963
3,764
0
Property Owner
Site Address:420 ROLYN PL
Parcel Number: 5775-022-028
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 22-Oct-2025
Page 1 of 1
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.):
DMU
Number of Units:
C 1.0
Property Characteristics
1963
2,918
0
Property Owner
Site Address:414 ROLYN PL
Parcel Number: 5775-022-029
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 22-Oct-2025
Page 1 of 1
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.):
DMU
Number of Units:
C 1.0
Property Characteristics
1972
8,880
10
Property Owner
Site Address:333 N SANTA ANITA AVE
Parcel Number: 5775-022-046
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 22-Oct-2025
Page 1 of 1
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
Number of Units:
Property Characteristics
1964
15,000
0
Property Owner
Site Address:400 ROLYN PL
Parcel Number: 5775-022-047
Zoning:
General Plan:
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:
Residential Flex Overlay:
Special Height Overlay:
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 22-Oct-2025
Page 1 of 1
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
Number of Units:
Property Characteristics
1986
11,866
1
Property Owner
Site Address:325 N SANTA ANITA AVE
Parcel Number: 5775-022-048
Zoning:
General Plan:
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:
Residential Flex Overlay:
Special Height Overlay:
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 22-Oct-2025
Page 1 of 1
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
Number of Units:
Property Characteristics
1986
4,000
0
Property Owner
Site Address:325 N SANTA ANITA AVE
Parcel Number: 5775-022-049
Zoning:
General Plan:
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:
Residential Flex Overlay:
Special Height Overlay:
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 22-Oct-2025
Page 1 of 1
Attachment No. 4
Attachment No. 4
Letters Received in 2025 NOP and
Previous 2024 NOP Comments
VIA EMAIL
October 24, 2025
Domenico Tallerico, Chair
Vincent Tsoi, Vice Chair
David Arvizu, Commissioner
Angela Hui,Commissioner
Marilynne Wilander, Commissioner
Planning Commission
City of Arcadia
240 W. Huntington Drive
Arcadia, California 91007
planning@ArcadiaCA.gov
Lis Flores, Deputy Development Services
Director
Planning Department
City of Arcadia
240 W. Huntington Drive
Arcadia, California 91007
lflores@ArcadiaCA.gov
Re: Required Use of Skilled and Trained Labor and Prevailing Wages under AB
130 for the Alexan Arroyo Mixed-Use Development (TTM No. 23-04)
Dear Chair Tallerico, Vice Chair Tsoi, Honorable Commissioners, and Ms. Flores:
I am writing on behalf of Supporters Alliance for Environmental Responsibility
(“SAFER”) and its members living or working in the City of Arcadia (“City”) regarding the
Alexan Arroyo Mixed-Use Development (TTM No. 23-04) (“Project”), proposed by Arcadia
Apartments LLC(“Applicant”). The Project involves the construction of a new mixed-use
development with 359 rental residential units in two buildings one at seven stories, and the other
at eight with a height of 90’-8” located along the west side of North Santa Anita Avenue and east
side of Rolyn Place north of West Saint Joseph Street and south of the Metro A Line rail in the
City of Arcadia . The Project is scheduled to be heard at the Planning Commission’s Meeting on
October 28, 2025, at 7:00 pm.
Through the recently enacted Assembly Bill 130 (“AB 130”), the Applicant has sought to
exempt the Project from environmental review under the California Environmental Quality Act
(“CEQA”). AB 130 establishes a new statutory exemption from CEQA for qualifying infill
housing projects. (See AB 130 § 59; Pub. Res. Code § 21080.66 [“PRC”].) As discussed below,
AB 130 specifies construction labor standards for certain types of projects, including buildings
taller than 85 feet, such as the proposed Project here. Therefore, under AB 130, SAFER
respectfully requests that the City require the Applicant to: (1) employ a skilled and trained
construction workforce; and (2) pay its construction workforce prevailing wages.
DISCUSSION
AB 130 states that the labor standards of Government Code § 65913.4(a)(8) [“Gov.
Letter Re: Required Use of Skilled and Trained Labor and Prevailing Wages under AB 130
Alexan Arroyo Mixed- Use Development (TTM No. 23-04)
October 24, 2025
Page 2 of 3
Code”] apply to buildings over 85 feet in height for any housing development project that
otherwise qualifies for a CEQA exemption under AB 130. (PRC § 21080.66(d)(2); AB 130 §
59(d)(2).) Here, the Project will be 26-stories and over 309 feet, thereby triggering the labor
standards of Gov. Code § 65913.4(a)(8).
I. The Applicant must employ a skilled and trained construction workforce to build
the Project.
Gov. Code § 65913.4(a)(8)(F)(i) states, inter alia, that the developer for any project over
85 feet tall shall enter construction contracts with prime contractors only if the contract contains
an enforceable commitment that the prime contractor and subcontractors at every tier will use a
skilled and trained workforce, as defined in Public Contract Code § 2601(d), to perform work on
the project that falls within an apprenticeable occupation, as defined in PCC § 2601(a), in the
building and construction trades. (Gov. Code § 65913.4(a)(8)(F)(i)(I).)
Public Contract Code § 2601(d) [“PCC”] defines a “skilled and trained workforce” as a
workforce that meets the following conditions, among others:
(1) All workers performing work in an apprenticeable occupation in the building and
construction trades are either skilled journeypersons or apprentices registered in an
apprenticeship program approved by the chief.
(2)(A) For work performed on or after January 1, 2017, at least 30 percent of the skilled
journeypersons employed to perform work on the contract or project by every contractor
and each of its subcontractors at every tier are graduates of an apprenticeship program for
the applicable occupation. This requirement shall not apply to work performed in the
occupation of teamster. . . .
(2)(D) For work performed on or after January 1, 2020, at least 60 percent of the skilled
journeypersons employed to perform work on the contract or project by every contractor
and each of its subcontractors at every tier are graduates of an apprenticeship program for
the applicable occupation, except that the requirements of subparagraph (A) shall
continue to apply to work performed in the following occupations: acoustical installer,
bricklayer, carpenter, cement mason, drywall installer or lather, marble mason, finisher,
or setter, modular furniture or systems installer, operating engineer, pile driver, plasterer,
roofer or waterproofer, stone mason, surveyor, teamster, terrazzo worker or finisher, and
tile layer, setter, or finisher.
(PCC § § 2601(d).) PCC § 2601(a) defines an “apprenticeable occupation” as an
occupation for which the Chief of the Division of Apprenticeship Standards of the Department of
Industrial Relations had approved an apprenticeship program pursuant to California Labor Code
§ 3075 [“CLC”] before 2014.
Here, because the Project building will be 8-stories, exceeding 85 feet tall, the Applicant
Letter Re: Required Use of Skilled and Trained Labor and Prevailing Wages under AB 130
Alexan Arroyo Mixed- Use Development (TTM No. 23-04)
October 24, 2025
Page 3 of 3
must use a skilled and trained workforce at every tier to perform work on the Project that falls
within an apprenticeable occupation in the building and construction trades.
II. The Applicant must pay its construction workforce prevailing wages for the Project.
For any development that is not entirely a public work, Gov. Code § 65913.4(a)(8)(A)
requires,inter alia, that all construction workers employed in the execution of the subject project
be paid at least the general prevailing rate of per diem wages for the type of work and geographic
area, as determined by the Director of Industrial Relations under CLC §§ 1733 and 1733.9.
However, apprentices registered in programs approved by the Chief of the Division of
Apprenticeship Standards may be paid at least the applicable apprentice prevailing rate. (Gov.
Code § 65913.4(a)(8)(A)(i).) Additionally, the development proponent shall ensure that the
prevailing wage requirement is included in all contracts for the performance of the work and
shall also provide notice of all contracts for the performance of the work to the Department of
Industrial Relations for the portions of the development that are not a public work. (Gov. Code §
65913.4(a)(8)(A)(ii).)
Here, because the Project is not a wholly public work and will be over 85 feet tall, the
Applicant must pay all its construction workers prevailing wages.
CONCLUSION
For the reasons set forth above, the City must require the Applicant to use a skilled and
trained construction workforce and pay its construction workforce prevailing wages, in
compliance with the labor standards set forth in AB 130. Thank you for your consideration.
Sincerely,
Richard Drury
LOZEAU DRURY LLP
Oct 28, 2025
City of Arcadia
240 W Huntington Drive
Arcadia, CA 91007
Re: Proposed Housing Development Project at 325 Santa Anita Ave
By email: planning@ArcadiaCA.gov
Cc: lfores@ArcadiaCA.gov; CityClerk@ArcadiaCA.gov; rarellano@ArcadiaCA.gov;
domlazz@ArcadiaCA.gov;
Dear Arcadia Planning Commission,
The California Housing Defense Fund (“CalHDF”) submits this letter to remind the City of its
obligation to abide by all relevant state laws when evaluating the proposed 359-unit housing
development project at 325 Santa Anita Ave, which includes 35 very low-income units. These
laws include the Housing Accountability Act (“HAA”), the Density Bonus Law (“DBL”), AB 130,
and California Environmental Quality Act (“CEQA”) guidelines.
The HAA provides the project legal protections. It requires approval of zoning and general
plan compliant housing development projects unless DZindings can be made regarding
speciDZic, objective, written health and safety hazards. (Gov. Code, § 65589.5, subds. (d), (j).) The
HAA also bars cities from imposing conditions on the approval of such projects that would
render the project infeasible (id. at subd. (d)) or reduce the project’s density (id. at subd. (j))
unless, again, such written DZindings are made. As a development with at least two-thirds of
its area devoted to residential uses, the project falls within the HAA’s ambit, and it complies
with local zoning code and the City’s general plan. Increased density, concessions, and
waivers that a project is entitled to under the DBL (Gov. Code, § 65915) do not render the
project noncompliant with the zoning code or general plan, for purposes of the HAA (Gov.
Code, § 65589.5, subd. (j)(3)). The HAA’s protections therefore apply, and the City may not
reject the project except based on health and safety standards, as outlined above.
Furthermore, if the City rejects the project or impairs its feasibility, it must conduct “a
thorough analysis of the economic, social, and environmental eǸects of the action.” (Id. at
subd. (b).)
2201 Broadway, PH1, Oakland, CA 94612
www.calhdf.org
CalHDF also writes to emphasize that the DBL oǸers the proposed development certain
protections. The City must respect these protections. In addition to granting the increase in
residential units allowed by the DBL, the City must not deny the project the proposed waivers
and concessions with respect to building height and studio designation. If the City wishes to
deny requested waivers, Government Code section 65915, subdivision (e)(1) requires DZindings
that the waivers would have a speciDZic, adverse impact upon health or safety, and for which
there is no feasible method to satisfactorily mitigate or avoid the speciDZic adverse impact. If
the City wishes to deny requested concessions, Government Code section 65915, subdivision
(d)(1) requires DZindings that the concessions would not result in identiDZiable and actual cost
reductions, that the concessions would have a speciDZic, adverse impact on public health or
safety, or that the concessions are contrary to state or federal law. The City, if it makes any
such DZindings, bears the burden of proof. (Gov. Code, § 65915, subd. (d)(4).) Of note, the DBL
speciDZically allows for a reduction in required accessory parking in addition to the allowable
waivers and concessions. (Id. at subd. (p).) Additionally, the California Court of Appeal has
ruled that when an applicant has requested one or more waivers and/or concessions
pursuant to the DBL, the City “may not apply any development standard that would
physically preclude construction of that project as designed, even if the building includes
‘amenities’ beyond the bare minimum of building components.” (Bankers Hill 150 v. City of
San Diego (2022) 74 Cal.App.5th 755, 775.)
Furthermore, the project is exempt from state environmental review under the Class 32
CEQA categorical exemption (In-Fill Development Projects) pursuant to section 15332 of the
CEQA Guidelines, as the project is consistent with the applicable general plan designation
and all applicable general plan policies as well as the applicable zoning designation and
regulations; the proposed development occurs within city limits on a project site of no more
than DZive acres substantially surrounded by urban uses; the project site has no value as
habitat for endangered, rare, or threatened species; approval of the project would not result
in any signiDZicant eǸects relating to trafDZic, noise, air quality, or water quality; and the site
can be adequately served by all required utilities and public services. Furthermore, the
project is eligible for a statutory exemption from CEQA pursuant to AB 130 (Pub. Res. Code, §
21080.66), which was signed into law on June 30, 2025 and eǸective immediately (Assembly
Bill No. 130, 2025-2026 Regular Session, Sec. 74, available here). Caselaw from the California
Court of Appeal afDZirms that local governments err, and may be sued, when they improperly
refuse to grant a project a CEQA exemption or streamlined CEQA review to which it is
entitled. (Hilltop Group, Inc. v. County of San Diego (2024) 99 Cal.App.5th 890, 911.)
As you are well aware, California remains in the throes of a statewide crisis-level housing
shortage. New housing such as this is a public beneDZit: by providing aǸordable housing, it
will mitigate the state’s homelessness crisis; it will increase the city’s tax base; it will bring
new customers to local businesses; and it will reduce displacement of existing residents by
reducing competition for existing housing. It will also help cut down on
transportation-related greenhouse gas emissions by providing housing in denser, more
2 of 3
urbanareas,asopposedtofarther-flungregionsinthestate(andoutofstate).Whilenoone
project will solvethestatewidehousingcrisis, theproposeddevelopmentisastepinthe
rightdirection.CalHDFurgestheCitytoapproveit,consistentwithitsobligationsunder
statelaw.
CalHDF is a 501(c)(3) non-proDZitcorporationwhosemissionincludesadvocatingfor
increasedaccesstohousingforCaliforniansatallincomelevels,includinglow-income
households. YoumaylearnmoreaboutCalHDFat www.calhdf.org.
Sincerely,
DylanCasey
CalHDFExecutiveDirector
James M. Lloyd
CalHDFDirectorofPlanningandInvestigations
3of3
Attachment No. 4
Attachment No. 4
Previous 2024 NOP Comments
VIA EMAIL
August 28, 2024
Fiona Graham, Planning Services Manager
Planning and Zoning Division
Development Services Department
City of Arcadia
240 W. Huntington Drive
P.O. Box 60021
Arcadia, CA 91007
fgraham@ArcadiaCA.gov
Lisa Flores, Deputy Development Services Director
Development Services Department
City of Arcadia
240 W. Huntington Drive
P.O. Box 60021
Arcadia, CA 91007
Lflores@ArcadiaCA.gov
Linda Rodriguez, City Clerk
City Clerk’s Office
City of Arcadia
240 W. Huntington Drive
P.O. Box 60021
Arcadia, CA 91007
lrodriguez@ArcadiaCA.gov
Re: CEQA and Land Use Notice Request for the Alexan Arroyo Mixed-Use Development
Project (SCH 2024080685, Minor Use Permit No. 23-10, Tentative Tract Map (84296)
No. 23-04, Certificate of Demolition No. 23-32, and Site Plan & Design Review No. 23-
12 with Density Bonus)
Dear Ms. Graham, Ms. Flores, and Ms. Rodriguez,
I am writing on behalf of Supporters Alliance for Environmental Responsibility (“SAFER”) regarding the
project known as the Alexan Arroyo Mixed-Use Development Project (SCH 2024080685, Minor Use Permit
No. 23-10, Tentative Tract Map (84296) No. 23-04, Certificate of Demolition No. 23-32, and Site Plan &
Design Review No. 23-12 with Density Bonus), including all actions referring or related to the proposed
development of a new 7-story to 8-story mixed-use development consisting of 359 dwelling units, including
315 market-rate dwelling units, 35 affordable, very-low-income dwelling units, and 9 live/work units, as well
as a 3-level above ground parking garage, and residential amenities such as a co-working space, and a fitness
center, lounge, and bicycle storage room, located at 325 North Santa Anita Avenue in Arcadia (“Project”).
We hereby request that the City of Arcadia (“City”) send by electronic mail, if possible, or U.S. Mail to our
firm at the address below notice of any and all actions or hearings related to activities undertaken, authorized,
approved, permitted, licensed, or certified by the City and any of its subdivisions, and/or supported, in whole
or in part, through contracts, grants, subsidies, loans or other forms of assistance from the City, including, but
not limited to the following:
x Notice of any public hearing in connection with the Project as required by California Planning and
Zoning Law pursuant to Government Code Section 65091.
August 28, 2024
CEQA and Land Use Notice Request for the Alexan Arroyo Mixed-Use Development Project
(SCH 2024080685, Minor Use Permit No. 23-10, Tentative Tract Map (84296) No. 23-04, Certificate of
Demolition No. 23-32, and Site Plan & Design Review No. 23-12 with Density Bonus)
Page 2 of 3
x Any and all notices prepared for the Project pursuant to the California Environmental Quality Act
(“CEQA”), including, but not limited to:
Notices of any public hearing held pursuant to CEQA.
Notices of determination that an Environmental Impact Report (“EIR”) is required for the
Project, prepared pursuant to Public Resources Code Section 21080.4.
Notices of any scoping meeting held pursuant to Public Resources Code Section 21083.9.
Notices of preparation of an EIR or a negative declaration for the Project, prepared pursuant
to Public Resources Code Section 21092.
Notices of availability of an EIR or a negative declaration for the Project, prepared pursuant
to Public Resources Code Section 21152 and Section 15087 of Title 14 of the California
Code of Regulations.
Notices of approval and/or determination to carry out the Project, prepared pursuant to
Public Resources Code Section 21152 or any other provision of law.
Notices of any addenda prepared to a previously certified or approved EIR.
Notices of approval or certification of any EIR or negative declaration, prepared pursuant to
Public Resources Code Section 21152 or any other provision of law.
Notices of determination that the Project is exempt from CEQA, prepared pursuant to Public
Resources Code section 21152 or any other provision of law.
Notice of any Final EIR prepared pursuant to CEQA.
Notice of determination, prepared pursuant to Public Resources Code Section 21108 or
Section 21152.
Please note that we are requesting notices of CEQA actions and notices of any public hearings to be held
under any provision of Title 7 of the California Government Code governing California Planning and Zoning
Law. This request is filed pursuant to Public Resources Code Sections 21092.2 and 21167(f), and
Government Code Section 65092, which requires agencies to mail such notices to any person who has filed
a written request for them with the clerk of the agency’s governing body.
Please send notice by electronic mail, if possible, or U.S. Mail to:
Richard Drury
Chase Preciado
Madeline Dawson
Layne Fajeau
Lozeau Drury LLP
1939 Harrison Street, Suite 150
Oakland, CA 94612
richard@lozeaudrury.com
chase@lozeaudrury.com
madeline@lozeaudrury.com
layne@lozeaudrury.com
Please call if you have any questions. Thank you for your attention to this matter.
August 28, 2024
CEQA and Land Use Notice Request for the Alexan Arroyo Mixed-Use Development Project
(SCH 2024080685, Minor Use Permit No. 23-10, Tentative Tract Map (84296) No. 23-04, Certificate of
Demolition No. 23-32, and Site Plan & Design Review No. 23-12 with Density Bonus)
Page 3 of 3
Sincerely,
Chase Preciado
Lozeau | Drury LLP
“Provide a safe and reliable transportation network that serves all people and respects the environment”
S T A T E O F C A L I F O R N I A ------- C A L I F O R N I A S T A T E T R A N S P O R T A T I O N A G E N C Y G A V I N N E W S O M , G o v e r n o r
DEPARTMENT OF TRANSPORTATION
DISTRICT 7
100 S. MAIN STREET, MS 16
LOS ANGELES, CA 90012
PHONE (213) 269-1124
FAX (213) 897-1337
TTY 711
www.dot.ca.gov
Making Conservation
a California Way of Life
September 16, 2024
Lisa Flores
Deputy Development Service Director
City of Arcadia Planning Division
P.O. Box 60021
Arcadia, CA 91066
RE: Alexan Arroyo Mixed-Use Development
SCH # 2024080685
Vic. LA-210/PM R31.9
GTS # LA-2024-04608-NOP
Dear Lisa Flores:
Thank you for including the California Department of Transportation (Caltrans) in the
environmental review process for the above-referenced NOP. The Project would
construct a new mixed-use development with density bonus consisting of 359 dwelling
units of which 9 would be live/work units, as well as associated residential amenities and
an aboveground parking garage. The new seven- to eight-story building would have a
maximum height of approximately 90 feet 8 inches and include five levels of residential
dwelling units on top of three levels of aboveground parking garage. The existing
buildings and surface parking lots on the Project site would be demolished to
accommodate the Project.
The mission of Caltrans is to provide a safe and reliable transportation network that serves
all people and respects the environment. Senate Bill 743 (2013) has codified into CEQA
law and mandated that CEQA review of transportation impacts of proposed development
be modified by using Vehicle Miles Traveled (VMT) as the primary metric in identifying
transportation impacts for all future development projects. You may reference the
Governor’s Office of Planning and Research (OPR) for more information:
https://opr.ca.gov/ceqa/#guidelines-updates
As a reminder, VMT is the standard transportation analysis metric in CEQA for land use
projects after July 1, 2020, which is the statewide implementation date.
Caltrans is aware of the challenges that the region faces in identifying viable solutions to
alleviating congestion on State and Local facilities. With limited room to expand vehicular
Lisa Flores, Deputy Development Service Director
September 16, 2024
Page 2 of 3
“Provide a safe and reliable transportation network that serves all people and respects the environment”
capacity, this development should incorporate multi-modal and complete streets
transportation elements that will actively promote alternatives to car use and better
manage existing parking assets. Prioritizing and allocating space to efficient modes of
travel such as bicycling and public transit can allow streets to transport more people in a
fixed amount of right-of-way.
Caltrans supports the implementation of complete streets and pedestrian safety
measures such as road diets and other traffic calming measures. Please note the Federal
Highway Administration (FHWA) recognizes the road diet treatment as a proven safety
countermeasure, and the cost of a road diet can be significantly reduced if implemented
in tandem with routine street resurfacing. Overall, the environmental report should ensure
all modes are served well by planning and development activities. This includes reducing
single occupancy vehicle trips, ensuring safety, reducing vehicle miles traveled,
supporting accessibility, and reducing greenhouse gas emissions.
We encourage the Lead Agency to evaluate the potential of Transportation Demand
Management (TDM) strategies and Intelligent Transportation System (ITS) applications
in order to better manage the transportation network, as well as transit service and bicycle
or pedestrian connectivity improvements. For additional TDM options, please refer to the
Federal Highway Administration’s Integrating Demand Management into the
Transportation Planning Process: A Desk Reference (Chapter 8). This reference is
available online at:
http://ops.fhwa.dot.gov/publications/fhwahop12035/fhwahop12035.pdf
Also, Caltrans has published the VMT-focused Transportation Impact Study Guide
(TISG), dated May 20, 2020 and the Caltrans Interim Land Development and
Intergovernmental Review (LD-IGR) Safety Review Practitioners Guidance, prepared in
On December 18, 2020. You can review those document at the following link:
https://dot.ca.gov/-/media/dot-media/programs/transportation-planning/documents/sb-743/2020-
05-20-approved-vmt-focused-tisg-a11y.pdf
https://dot.ca.gov/-/media/dot-media/programs/transportation-planning/documents/sb-743/2020-
12-22-updated-interim-ldigr-safety-review-guidance-a11y.pdf
The Transportation section of the Draft Environmental Impact Report (DEIR) should
include a VMT analysis. Caltrans recommends including an analysis, using actual signal
timing, for current and projected conditions at impacted off-ramps on Freeway 210 and N
Santa Anita Ave. This ensures off-ramp vehicles don’t back up onto the mainline, creating
Lisa Flores, Deputy Development Service Director
September 16, 2024
Page 3 of 3
“Provide a safe and reliable transportation network that serves all people and respects the environment”
a speed differential safety concern. Traffic consultants may coordinate with Caltrans on
study locations.
If the project is expected to generate pedestrian and bicyclist activity, it should include
complete street elements such as ADA curb ramps, Accessible Pedestrian Signals (APS),
sidewalks, bike lanes, and high-visibility crosswalks for enhanced safety and accessibility.
Should significant transportation impacts be anticipated, mitigation measures should
focus on TDM and Transportation System Management (TSM) strategies to reduce
personal vehicle trips and encourage alternate modes of transportation.
Additionally, a Transportation Impact Study should assess construction-related impacts
on freeways and local intersections. Appropriate signage should indicate construction
traffic access or single-lane conditions during truck movements, as needed. Temporary
traffic control measures, such as flaggers, should be implemented to maintain safe
conditions in construction zones.
Caltrans encourages lead agencies to prepare traffic safety impact analysis for this
development in the California Environmental Quality Act (CEQA) review process using
Caltrans guidelines above on the State facilities so that, through partnerships and
collaboration, California can reach zero fatalities and serious injuries by 2050.
If you have any questions, please feel free to contact Mr. Alan Lin the project coordinator
at (213) 269-1124 and refer to GTS # LA-2024-04608AL-NOP.
Sincerely,
Anthony Higgins
Acting LDR/CEQA Branch Chief
Cc: State Clearinghouse
Sincerely,
Anthony HHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHiggins
TO: Lisa Flores, Deputy Development Services Director
FROM: Raymond Wong and Karen H.S. Wong
DATE: September 6, 2024
RE: The Alexan Arroyo Mixed-Use Development Project EIR
We following up on the Scoping Meeting on August 29th, 2024 and are
notifying you regarding our concerns about the Alexan Arroyo Mixed-Use
Development Project (the Project) at 325 North Santa Anita Avenue in
Arcadia. We are concerned about how the Project will have an impact on
the value of our property, on our scenic view of the San Gabriel Mountains,
on our peace, tranquility, and security of our neighborhood, impact on our
schools, and impact on the traffic,
We have been living in our house for almost 35 years; moved in as
newlyweds and raised a family in our house. We invested in the house with
many times remodeling to make it our forever home, to be able to entertain
family and friends in our home and in our backyard.
We oppose the size and scale of the Project because the location which is
so close to our home and the homes of our neighbors. We live in the
Gardens part of Arcadia, at 320 San Miguel Drive. We are already
”blocked in” our neighborhood with Metro line bordering to the north; Santa
Anita Race Track, and a new multi-storied apartment complex plan in the
location of the previous Peppers Restaurant was located, bordering east of
the Gardens; both the Indigo Hotel Project (123 W. Huntington Drive),
currently in construction, and Le Méridien Pasadena Arcadia hotel (130 W.
Huntington Drive), completed, are in the area south of the Gardens or right
across the street south of the Gardens; and now right east of the Gardens
area where this Project is proposed.
PLAN
We are concerned about the impact of the height (78-90 feet high),
numbers of units (359 units, 35 are affordable, very-low income dwellings &
9 live/work units), the lack of sufficient number of parking (454 parking
spaces for 359 units = 1.26 per unit, assuming 1 driver per unit OR 454
parking spots for 427 “bedrooms” or 1.06 per “bedroom”, assuming only 1
driver per “bedroom”), the increase to traffic which is already bad during
rush hours for work and school, and the increase to the school system that
is close to capacity, and continually adding more students with the increase
of all the new residential development.
We are concerned about the noise, dust, pollution, and traffic during
demolition and construction, which we are already having to deal with the
overdue upgrade/overhaul of New Castle Park in the Northside of the
Gardens area, and the Indigo Hotel…
We are concerned that there are already 6 or 7 other major residential or
residential/commercial combination projects currently in progress in
Arcadia which already impacts the pollution, traffic, and schools:
1. Alexan Mixed-Use Project located at 150 N. Santa Anita; 7 storied;
319 dwelling units for rent (26 affordable housing units); 576 parking
spots.
2. The Ivy Arcadia Project (Assisted Living Care Facility) located at 1150
W. Colorado; 3 storied; 100 units for “rent”; 70 parking spots.
3. The Huntington Village Mixed-Use Project located at 618 Michellinda
Avenue/1101-1155 W. Huntington Drive; 2-4 storied; 263 for-sale
residential units (237 market-rate units and 26 affordable housing
units); commercial units; 828 parking spots.
4. The Derby Mixed-Unit Project located at 233 & 301 E. Huntington
Drive; 6-storied; 214 dwelling units (9 affordable units for seniors);
restaurant/cafe; 412 parking spot: 239 residential parking and 173
commercial/valet parking spots.
5. The Huntington Plaza Multi-Use Project located at 117-129 East
Huntington Drive and 124, 126, 136 E. Wheeler Avenue; 2 building;
139 Residential Condo Units; 55 public parking spots.
6. The Hotel at Huntington Center (Hotel Development Indigo Hotel)
located at 123 W. Huntington Drive; 165 hotel guestrooms,
restaurant/bar, spa, cafe, medical offices; 478 parking spots.
It's funny, I use to refer to our area as the “stepchild” area of Arcadia as our
kids are growing up because our local public school boundaries went back
and forth from Highland Oaks Elementary School/Foothills Middle School to
Holly Avenue Elementary School/First Avenue Middle School; some local
sports leagues would go from Hugo Reid Park to Eisenhower Park, but
looking at all the large “occupancy” projects, may it be residential
(apartments) or commercial (hotels), the only area that is by existing
residents is the “stepchild” area, where you do have some long time, loyal
residents…
We hope that you would reconsider the scope of this Alexan Arroyo
Mixed-Use Development Project for the betterment of the community of the
Gardens area, and the community of Arcadia as a whole. Thank you for
this opportunity to communicate our concerns to you.
From:spparise1@gmail.com
To:Lisa Flores
Subject:Attn: Alexan Arroyo Mixed-Use Development Project EIR
Date:Wednesday, September 11, 2024 8:08:42 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from
this sender spparise1 @ gmail.com
CAUTION: This email originated from outside your organization. Exercise caution when
opening attachments or clicking links, especially from unknown senders.
Re: Notice of Preparation (NOP)
My name is Stephen Parise, I am a more than fifty year resident of Arcadia. I reside in my
family home at 414 San Miguel Dr. in Arcadia. The back yard of my residence is
approximately 150 feet from the project Alexan Arroyo Mixed-Use Development (Project). I
have serious concerns regarding the impact this Project will have on the value of my property
and my peace and tranquility. I and my family enjoy spending a lot of time in my back yard
and the thought of having a seven or eight story building looking down upon us is disturbing.
The granting of a height concession to 90 feet 6 inches represents a more than 50% increase to
the existing height restriction is too large. It would have a significantly negative impact on the
residential properties closest to the Project and to the neighborhood west of the Project.
I am also specifically concerned about the noise, dust and pollution during demolition and
construction; the density of the units; the lack of sufficient parking; and the potential traffic.
It was told to me during the Scoping Meeting that without the concession on the height
restriction the builder would not proceed with the Project. In the interest of clarity and
reduction of anxiety for the affected residents the issue of a height restriction concession and
the damage done should be carefully studied in the Environmental Impact Report.
Sincerely,
Stephen P. Parise
ŝŝ͘
ŝŝŝ͘
ϭ͘
x
DOC 7317782.D15
September 11, 2024
Ref. DOC 7298060
VIA EMAIL lflores@arcadiaca.gov
Ms. Lisa Flores, Deputy Development Service Director
City of Arcadia Planning Division
240 West Huntington Drive
P.O. Box 60021
Arcadia, CA 91066
Dear Ms. Flores:
NOP Response to Alexan Arroyo Mixed-Use Development Project
The Los Angeles County Sanitation Districts (Districts) received a Notice of Preparation (NOP) of a Draft
Environmental Impact Report (DEIR) for the subject project located in the City of Arcadia on August 16, 2024.
The proposed project is located within the jurisdictional boundaries of District No. 15. We offer the following
comments regarding sewerage service:
1. The wastewater flow originating from the proposed project will discharge to a local sewer line, which is
not maintained by the Districts, for conveyance to the Districts’ Arcadia-Sierra Madre Trunk Sewer, Section
2 & 5, located in East Camino Real Avenue at South 1st Avenue. The Districts’ 15-inch diameter trunk
sewer has a capacity of 3.5 million gallons per day (mgd) and conveyed a peak flow of 0.8 mgd when last
measured in 2020.
2. The expected increase in average wastewater flow from the project, described in the NOP as 359 dwelling
units, is 64,500 gallons per day, after all structures on the project site are demolished. A copy of the
Districts’ average wastewater generation factors can be found on our website at Table 1, Loadings for Each
Class of Land Use.
3. The wastewater generated by the proposed project will be treated at the San Jose Creek Water Reclamation
Plant (WRP) located adjacent to the City of Industry, which has a capacity of 100 mgd and currently
processes an average recycled flow of 60.0 mgd. All biosolids and wastewater flows that exceed the
capacity of the San Jose Creek WRP are diverted to and treated at the A.K. Warren Water Resource Facility
(formerly known as the Joint Water Pollution Control Plant) in the City of Carson.
4. The Districts are empowered by the California Health and Safety Code to charge a fee to connect facilities
(directly or indirectly) to the Districts’ Sewerage System or to increase the strength or quantity of
wastewater discharged from connected facilities. This connection fee is used by the Districts for its capital
facilities. Payment of a connection fee may be required before this project is permitted to discharge to the
Districts’ Sewerage System. For more information and a copy of the Connection Fee Information Sheet,
go to www.lacsd.org, under Services, then Wastewater (Sewage) and select Rates & Fees. In determining
the impact to the Sewerage System and applicable connection fees, the Districts will determine the user
category (e.g. Condominium, Single Family Home, etc.) that best represents the actual or anticipated use
of the parcel(s) or facilities on the parcel(s) in the development. For more specific information regarding
Ms. Lisa Flores 2 September 11, 2024
DOC 7317782.D15
the connection fee application procedure and fees, please contact the Districts’ Wastewater Fee Public
Counter at (562) 908-4288, extension 2727.
5. In order for the Districts to conform to the requirements of the Federal Clean Air Act (CAA), the capacities
of the Districts’ wastewater treatment facilities are based on the regional growth forecast adopted by the
Southern California Association of Governments (SCAG). Specific policies included in the development
of the SCAG regional growth forecast are incorporated into clean air plans, which are prepared by the South
Coast and Antelope Valley Air Quality Management Districts in order to improve air quality in the South
Coast and Mojave Desert Air Basins as mandated by the CAA. All expansions of Districts’ facilities must
be sized and service phased in a manner that will be consistent with the SCAG regional growth forecast for
the counties of Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. The available
capacity of the Districts’ treatment facilities will, therefore, be limited to levels associated with the approved
growth identified by SCAG. As such, this letter does not constitute a guarantee of wastewater service but
is to advise the developer that the Districts intend to provide this service up to the levels that are legally
permitted and to inform the developer of the currently existing capacity and any proposed expansion of the
Districts’ facilities.
If you have any questions, please contact the undersigned at (562) 908-4288, extension 2742, or
phorsley@lacsd.org.
Very truly yours,
Patricia Horsley
Environmental Planner
Facilities Planning Department
PLH:plh
cc: S. Wang
D. Hatch
A. Howard
Attachment No. 5
Attachment No. 5
Tentative Tract Map
NOTES:
CONTACT INFORMATION
OWNER . . . . . . . . . . . . . . . . MAPLE MULTI-FAMILY LAND CA, LLC
325 N. SANTA ANITA AVE.
ARCADIA, CA 91006
SUBDIVIDER . . . . . . . . . . . . ARCADIA APARTMENTS, LLC
ATTN: TODD PHILLIPS
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
SURVEYOR/ENGINEER. . . . . PSOMAS
ATTN: DAVID MARTIN
27220 TURNBERRY LANE, SUITE 190
VALENCIA, CA 91355
(661) 705-4439
EXISTING CONDITIONS:
PROJECT ADDRESS. . . . . . . 325 N SANTA ANITA AVE,
ARCADIA, CA 91006
APN: . . . . . . . . . . . . . . . . . . . . 5775-022-028
5775-022-029
5775-022-046
5775-022-047
5775-022-048
5775-022-049
FLOOD ZONE: . . . . . . . . . . . . SUBJECT PROPERTY LIES WITHIN FLOOD ZONE "X" ( AREAS DETERMINED TO BE OUTSIDE THE 0.2%
ANNUAL CHANCE FLOODPLAIN) AND ZONE "D" (AREA IN WHICH FLOOD HAZARDS ARE
UNDETERMINED, BUT POSSIBLE) AS SHOWN ON FLOOD INSURANCE RATE MAP COMMUNITY PANEL
NO. 06037C1400F, DATED 9-26-2008, AS PUBLISHED BY FEDERAL EMERGENCY MANAGEMENT
AGENCY, AND IS NOT IN A FLOOD HAZARD ZONE.
WETLAND . . . . . . . . . . . . . . . THE SUBJECT PROPERTY IS NOT IN A DESIGNATED WETLAND AREA PER THE U.S. FISH AND
WILDLIFE SERVICE, NATIONAL WETLAND INVENTORY.
EASEMENTS. . . . . . . . . . . . . . THERE ARE PUBLIC EASEMENTS ON THE PROPERTY.
AREA: . . . . . . . . . . . . . . . . . . . BASED UPON RECORD BEARINGS AND DISTANCES AS SHOWN HEREON, THE AREA IS:
135,641 SQ. FT. = 3.114 ACRES
PARKING . . . . . . . . . . . . . . . . . BASED UPON PARKING STRUCTURE STRIPING. THE PARKING SUMMARY IS:
STANDARD SPACES . . . . . 134
HANDICAPPED SPACES . . . 7
TOTAL . . . . . . . . . . . . .141
TREES. . . . . . . . . . . . . . . . . . THERE ARE NO PROTECTED TREES ON THE SUBJECT PROPERTY
STREET DESIGNATION. . . . . SANTA ANITA AVE - PRIMARY ARTERIAL
ROLYN PLACE - LOCAL ROAD
PLANNING AND ZONING INFORMATION:
SPECIFIC PLAN AREA . . . . . . ARROYO PACIFIC
EXISTING ZONING: . . . . . . . . .(SP-AP) SPECIFIC PLAN ARROYO PACIFIC
(C-M) COMMERCIAL MANUFACTURING
PROPOSED ZONING. . . . . . . . DOWNTOWN MIXED USE (DMU)
PROPOSED CONDITIONS:
THE PROJECT: . . . . . . . . . . . . THE PROJECT CONSISTS OF FIVE(5) PARCELS BEING MERGED INTO ONE (1) LOT. LOT 1 WILL
CONSIST OF ONE (1) PROPOSED MULTI-STORY BUILDING FOR RESIDENTIAL USE AND PARKING
EXISTING STRUCTURES: . . . ALL EXISTING STRUCTURES ARE TO BE DEMOLISHED
PROPOSED UTILITIES: . . . . . SEWERAGE FOR THE PROPOSED MULTI-STORY BUILDING TO BE SERVED BY THE CITY OF ARCADIA
SEWER SYSTEM IN SANTA ANITA AVENUE AND ROLYN PLACE. DRAINAGE PROVIDED BY THE CITY
OF ARCADIA SYSTEMS ALONG SANTA ANITA AVENUE.
LOT BREAKDOWN . . . . . . . . . LOT 1 WILL CONSIST OF ONE MULTI-STORY BUILDING FOR RESIDENTIAL AND PARKING USE.
AREA . . . . . . . . . . . . . . . . . . . . NET AREA AFTER DEDICATION REQUIREMENTS ARE MET:
134,269 SQ. FT. = 3.082 ACRES
SHEET INDEX:
SHEET . . . . . . . . . . . . . . 1 - COVER AND NOTES
2 - EXISTING CONDITIONS
3 - PROPOSED BOUNDARIES
4 - CONCEPTUAL DEMOLITION PLAN
5 - CONCEPTUAL EROSION & SEDIMENT CONTROL PLAN
6 - CONCEPTUAL GRADING PLAN
6TENTATIVE TRACT MAP NO. 084296
REV DATE DESCRIPTION BY APP'D
SHEET
PROJECT NO.
MAPLE MULTI-FAMILY LAND CA, LLC
1MAP050200
LIBENCHMARK:
ELEVATION ADJUSTMENT
DAVID MARTIN CE 74143 DATE
DRAWN BY :
DESIGNED BY :
CHECKED BY :DM
DATE :
OF
SCALE :
325 N SANTA ANITA AVE
ARCADIA, CA 91006
PROJECT AREA
. . . . . . . TRAFFIC SIGNAL W/STREET LIGHT
. . . . . . . . DIRECTION OF WATER DRAINAGE FLOW
. . . . . . . . FIRE DEPARTMENT CONNECTION
. . . . . . . . CURB LINE ( 1"=10', 1"=8', 1"=16')
. . . . . . . . CONTOUR LINE (APPROXIMATE)
. . . . . . . . BUILDING FOOT PRINT LINE
. . . . . . . . CURB LINE ( FROM 1"=20' ON TO 1"=200')
. . . . COMMUNICATION/POWER/UTILITY POLE AND CONDUIT
. . . . . . . . PROPERTY / BOUNDARY LINE
. . . . . . . . DECIDUOUS TREE IN WELL W/TRUNK DIAMETER
. . . . . . . . CHAINLINK (CHLK) FENCE LINE
. . . . . . . . BARBWIRE FENCE LINE
. . . . . . . . YARD LIGHT
. . . . . . . . DOWNSPOUT
. . . . . . . . AREA DRAIN
. . . . . . . . FIRE HYDRANT
. . . . . . . . POST INDICATOR VALVE
. . . . . . . . OVERHANG LINE
. . . . . . . . CATCH BASIN W/ACCESS HOLE
. . . . . . . . SIGN (ALL KINDS)
. . . . . . . . EDGE OF ASPHALT PAVING
. . . . . . . . GUARD RAIL
. . . . . . . . CONCRETE PAVING
. . . . . . . TRAFFIC SIGNAL W/ARM
. . . . . . . . RETAINING (RET) / SCREEN WALL (AS NOTED)
. . . . . . . STREET LIGHT W/ARM
. . . . . . . . PLANTER
. . . . . . . . GUARD POST
. . . . . . . . APPROACH
. . AIR/GAS/IRRIGATION/PETROLEUM/UNKNOWN/WATER VALVE
. . . . . ELECTRICAL/GAS/UNKNOWN/WATER METER
. . . . . . . . PARKING METER
1"
APPR
AV/GV/IV/PV/UV/WV
PL
GP
S
EM/GM/UM/WM
PM
PIV
DS
FDC
CPC/PPC/UPC
CB
AD
. . . . . . . . FLOW LINE
. . . . . . . . STREET R/W LINE
. . . . . . . . CENTER LINE
. . . . . . . . EASEMENT LINE (W=WIDTH)
. . . . . . . . LOT LINE / PARCEL LINE
LEGEND
AD
DRWY . . . . . . . . DRIVEWAY
. . . . . . . . CLEAN OUTCO
. . . . . . . . LOCATION OF BUILDING HEIGHT MEASUREMENTS
. . . . . . . . TRAFFIC SIGNAL
. . . . . . . . WOODEN (WDN) FENCE LINE
. . . . . . . . WROUGHT IRON (WI) FENCE LINE
. . . . . COMMUNICATION/ELECTRICAL/FIBER OPTIC VAULTC/E/FO VLT
. . . . . GAS/IRRIGATION/UNKNOWN/WATER VAULTG/I/U/W VLT
. . . . . COMMUNICATION/ELECTRICAL/GAS RISERC/E/G RISR
. . . . . PETROLEUM/UNKNOWN/WATER RISERP/U/W RISR
. . SEWER/STORMDRAIN/UNKNOWN/WATER MANHOLESMH/SDMH/UMH/WMH
. . . COMMUNICATION/ELECTRICAL/FIBER OPTIC/GAS MANHOLECMH/EMH/FMH/GMH
. . . . . . COMMUNICATION/POWER/UTILITY POLECP/PP/UP
CONC
. . . . . . . . ASPHALT PAVINGASPH
BFP . . . . . . . . BACKFLOW PREVENTER
COMMUNICATION/ELECTRICAL/IRRIGATION/TRAFFIC SIGNAL PANELC/E/I/TS PNL . . . .
COMMUNICATION/ELECTRICAL/UNKNOWN/TRAFFIC SIGNAL CABINETC/E/U/TS CAB . . . .
. . . . COMMUNICATION/ELECTRICAL/FIBER OPTIC PULL BOXCPB/EPB/FOPB
SLPB/TSPB/UPB . . . . STREET LIGHT/TRAFFIC/UNKNOWN PULL BOX
R/R . . . . . . . . RAILROAD
G/I/U BOX . . . . . GAS/IRRIGATION/UNKNOWN BOX
A/C/E/F STRU . . . . . AIR/COMMUNICATION/ELECTRICAL/FIRE STRUCTURE
G/I/P/SS STRU . . . . GAS/IRRIGATION/PETROLEUM/SANITARY SEWER STRUCTURE
SD/SL/U/W STRU . . . . STORM DRAIN/STREET LIGHT/UNKNOWN/WATER STRUCTURE
A/C/E PMRK . . . . . . AIR/COMMUNICATION/ELECTRICAL PAINT MARK
G/P/SS PMRK . . . . . GAS/IRRIGATION/SANITARY SEWER PAINT MARK
SD/U/W PMRK . . . . . STORM DRAIN/UNKNOWN/WATER PAINT MARK
OVHG . . . . . . . . OVERHANG
COMP/HC/STD . . . . . COMPACT/HANDYCAP/STANDARD PARKING STALL
UNDR . . . . . . . . UNDERGROUND
TRANS . . . . . . . . TRANSFORMER
. . . . . . . . DRAIN INLETDI
ISH . . . . . . . . IRRIGATION SPRINKLER HEAD
SEC/TRAF CAM . . . . . SECURITY/TRAFFIC CAMERA
. . . . . . . . FIRE DEPARTMENT CONNECTION
. . . . . . . . STREET LIGHT
. . . . . . . STREET LIGHT W/ARM ON POWER POLE
. . . . . . . . GARDEN LIGHT
. . . . . . . . PARKING LIGHT
. . . . . . . . GUY POLE
. . . . . . . . GUY ANCHOR
. . . . . . . PEDESTRIAN TRAFFIC SIGNALPED TS
. . . . . . . . PEDESTRIAN CROSSING PUSH BUTTON
. . . . . . . . PALM TREE W/TRUNK DIAMETER
. . . . . . . . EVERGREEN TREE W/TRUNK DIAMETER
1"
1"
C/L . . . . . . . . STREET CENTERLINE/CONTROL LINE
P/L . . . . . . . . PROPERTY LINE
. . . . . . . . EDGE OF GUTTER ELEVATION
. . . . . . . . EDGE OF CONCRETE ELEVATION
. . . . . . . . EDGE OF PAVEMENT ELEVATION
. . . . . . . . FLOW LINE ELEVATION
. . . . . . . . BACK OF WALK ELEVATION
EP
FL
BW
EG
EC
. . . . . . . . TOPOGRAPHIC SPOT ELEVATION, NO LEADER123.4
. . . . . . . . PIPE INVERT ELEVATIONINV
. . . . . . . . MANHOLE RIM ELEVATIONRIM
. . . . . . . . TOP OF BERM ELEVATION TB
. . . . . . . . TOP OF CURB ELEVATIONTC
. . . . . . . . TOP OF FOOTING ELEVATIONTF
. . . . . . . . TOP OF GRATE ELEVATIONTG
. . . . . . . . TOP OF WALL ELEVATIONTW
. . . . . . . . ADJACENT PROPERTY OWNER
. . . . . . . NORTH/EAST/SOUTH/WEST LOCATION OF IMPROVEMENT
. . . . . . . . RECORD LOT / PARCEL NUMBER
W/ RESPECT TO REFERENCE NORTH AND PROPERTY LINE.
. . . . . . . . RECORD DIMENSION OR BEARING IF DIFFERENT THAN MEASURED
. . . . . . . . IMPROVEMENT EDGE
. . . . . . . . IMPROVEMENT END
. . . . . . . . IMPROVEMENT FACE/F
N/E/S/W
/E
/Ed
(100.00')
2
NOT TO SCALE
VICINITY MAP
COVER AND NOTES
UTILITY PROVIDERS
UTILITY SERVICE BY
POWER SOUTHERN CALIFORNIA EDISON (SCE)
GAS SOCAL GAS
TELECOMMUNICATIONS
AT&T
VERIZON
TIME WARNER CABLE
SPECTRUM
CHAMPION BROADBAND
WATER CITY OF ARCADIA
WASTEWATER
CITY OF ARCADIA
LOS ANGELES COUNTY SANITATION DISTRICT
SOLID WASTE DISPOSAL WASTE MANAGEMENT
LOS ANGELES COUNTY SANITATION DISTRICT
EFFECT OF . . . . . . . . . TAXES, ASSESSMENTS AND LIENS
1 2 3 4 32 33
EFFECT OF . . . . . . . . .AN EASEMENT FOR STORM DRAIN AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED DECEMBER 27, 1932 IN
BOOK 11895, PAGE 365, O.R.. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
5
EFFECT OF . . . . . . . . COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS IN THE DOCUMENT RECORDED JUNE 13, 1944 IN BOOK
21044, PAGE 42, O.R. NOT PLOTTABLE.
6
EFFECT OF . . . . . . . . .AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MAY 17, 1946 IN BOOK
23214, PAGE 168, O.R.. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
7
EFFECT OF . . . . . . . . AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MAY 17, 1946 IN
BOOK 23226, PAGE 101, O.R.. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
8
EFFECT OF . . . . . . . . .AN EASEMENT FOR POLES AND CONDUITS AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED DECEMBER 4,
1951 AS INSTRUMENT NO. 3156 IN BOOK 37773, PAGE 68, O.R.. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
9
EFFECT OF . . . . . . . . AN EASEMENT FOR POLES AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED DECEMBER 20, 1951 AS
INSTRUMENT NO. 2473 IN BOOK 37895, PAGE 265, O.R.. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
10
EFFECT OF . . . . . . . . AN EASEMENT FOR WIRES AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MARCH 19, 1959 IN BOOK D404,
PAGE 244, O.R. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
11
EFFECT OF . . . . . . . AN EASEMENT FOR WATER MAIN AND INCIDENTAL PURPOSES AS SHOWN ON TRACT NO, 24181 RECORDED MARCH 29,
1959 IN BOOK 643, PAGE 43, O.R. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
12
EFFECT OF . . . . . . . . AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED JUNE 12, 1959 AS
INSTRUMENT NO. 3431, O.R. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
13
EFFECT OF . . . . . . . . AN EASEMENT FOR POLE LINES AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED JUNE 12, 1959 IN BOOK
D500, PAGE 748, O.R. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
14
EFFECT OF . . . . . . . . AN EASEMENT FOR POLE LINES AND CONDUITS AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED
SEPTEMBER 19, 1961 IN BOOK D1360, PAGE 52, O.R. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
15
EFFECT OF . . . . . . . . . AN EASEMENT FOR PUBLIC UTILITIES ND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED SEPTEMBER 19, 1961
AS INSTRUMENT NO. 4113, O.R. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
16
COMMENTS:
BOUNDARY LINES. . . . . WERE ESTABLISHED FROM RECOVERED CITY, COUNTY AND/OR PRIVATE
SURVEY MONUMENTS WHOSE CHARACTER AND SOURCE ARE SO NOTED ON
THE SURVEY.
THE BOUNDARY OF THE SITE ADJOINING RIGHTS OF WAY WERE BASED UPON
COUNTY OF LOS ANGELES ASSESSOR'S MAP AND OTHER PUBLIC RECORDS,
LEGAL DESCRIPTION . . . THE LEGAL DESCRIPTION SHOWN HEREON IS PER THE TITLE COMMITMENT
NOTED BELOW, AND WAS USED TO PLOT THE PROPERTY BOUNDARIES SHOWN
HEREON. SAID LEGAL DESCRIPTION CONTAINS NO GAPS, GORES OR OVERLAPS
RELATED TO THE SUBJECT PARCEL.
EASEMENTS . . . . . . . . PLOTTABLE EASEMENTS ARE SHOWN FROM THE TITLE COMPANY SUPPLIED
TITLE REPORT AS NOTED BELOW. NON-PLOTTABLE ONES ARE NOTED ON THE
SURVEY AS HAVING "EFFECT OF". BECAUSE OUR SERVICE IS LIMITED TO
REPORTING ON EASEMENT LOCATIONS WE STRONGLY RECOMMEND LEGAL
COUNSEL BE RETAINED TO REPORT ON TITLE PAPERS IN THEIR ENTIRETY.
TITLE REPORT . . . . . . . FIRST AMERICAN TITLE INSURANCE COMPANY ORDER NCS-1131124-SD , DATED
MAY 11, 2022.
- INDICATES TITLE COMMITMENT EXCEPTION NO.
AREA. . . . . . . . . . . .
EFFECT OF . . . . . . . . . AN EASEMENT FOR POLE LINES, CONDUITS AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED SEPTEMBER
19, 1961 AS INSTRUMENT NO. 4114, O.R. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
17
EFFECT OF . . . . . . . . . AN EASEMENT FOR SURFACE WATER DRAINAGE INCLUDING THE RIGHT TO LAY A PIPELINE FOR THE PURPOSE OF
CARRYING SAID SURFACE WATER AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED NOVEMBER 9, 1972 AS
INSTRUMENT NO. 2955, O.R. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
18
EFFECT OF . . . . . . . . . THE FACT THAT THE LAND LIES WITHIN THE BOUNDARIES OF THE CENTRAL REDEVELOPMENT PROJECT AREA, AS
DISCLOSED BY THE DOCUMENT RECORDED DECEMBER 28, 1973 AS INSTRUMENT NO. 4927, O.R. NOT PLOTTABLE.
19
EFFECT OF . . . . . . . . . THE FACT THAT THE LAND LIES WITHIN THE BOUNDARIES OF THE ARCADIA REDEVELOPMENT PROJECT AREA, AS
DISCLOSED BY THE DOCUMENT RECORDED DECEMBER 28, 1973 AS INSTRUMENT NO. 4927, O.R. NOT PLOTTABLE.
20
EFFECT OF . . . . . . . . . COVENANT AND AGREEMENT TO DEVELOP AND HOLD PROPERTY AS ONE PARCEL RECORDED DECEMBER 12, 1984 AS
INSTRUMENT NO. 84-1457302, O.R. NOT PLOTTABLE.
21
EFFECT OF . . . . . . . . . COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS IN THE DOCUMENT RECORDED MARCH 4, 1987 AS
INSTRUMENT NO. 87-327968, O.R. NOT PLOTTABLE.
22
EFFECT OF . . . . . . . . . AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED DECEMBER 12, 2001
AS INSTRUMENT NO. 2001-2380258, O.R. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
23
EFFECT OF . . . . . . . . . NOTICE OF PENDENCY OF ACTION RECORDED DECEMBER 13, 2010 AS INSTRUMENT NO. 20101837949, O.R. NOT
PLOTTABLE.
24
EFFECT OF . . . . . . . . . A DEED OF TRUST TO SECURE AN ORIGINAL INDEBTEDNESS RECORDED MARCH 5, 2012 AS INSTRUMENT NO.
2012-342644, O.R. NOT PLOTTABLE
25
EFFECT OF . . . . . . . . . THE TERMS, PROVISIONS AND EASEMENTS CONTAINED IN THE DOCUMENT ENTITLED "GRANT AND DECLARATION OF
EASEMENTS, CONDITIONS, COVENANTS AND RESTRICTIONS" RECORDED FEBRUARY 6, 2017 AS INSTRUMENT NO.
2017-152006, O.R. NOT PLOTTED. EASEMENT BLANKET IN NATURE.
26
EFFECT OF . . . . . . . . . THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "THIRD PARTY LENDER AGREEMENT"
RECORDED APRIL 17, 2013 AS INSTRUMENT NO. 20130566529, O.R. NOT PLOTTABLE.
27
EFFECT OF . . . . . . . . . MEMORANDUM OF OPTION RECORDED JUNE 10, 2019 AS INSTRUMENT NO. 20190543581, O.R. NOT PLOTTABLE.
28
EFFECT OF . . . . . . . . . AN EASEMENT FOR PUBLIC WALKWAY PURPOSES AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED
FEBRUARY 1, 2018 AS INSTRUMENT NO. 20180109948, O.R. PLOTTED. SEE EASEMENT EXHIBIT MAP ON SHEET 2.
29
EFFECT OF . . . . . . . . . A DEED OF TRUST TO SECURE AN ORIGINAL INDEBTEDNESS RECORDED OCTOBER 11, 2019 AS INSTRUMENT NO.
20191084461, O.R. NOT PLOTTABLE
30
EFFECT OF . . . . . . . . . A DEED OF TRUST TO SECURE AN ORIGINAL INDEBTEDNESS RECORDED OCTOBER 8, 2021 AS INSTRUMENT NO.
20211528446, O.R. NOT PLOTTABLE
31
EFFECT OF . . . . . . . . . WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS.
34
EFFECT OF . . . . . . . . . RIGHTS OF PARTIES IN POSSESSION.
35
LEGAL DESCRIPTION:
PARCEL 1:
THE NORTHEASTERLY 10 FEET OF LOT 11 AND ALL OF LOTS 12 AND 13 AND THE NORTHERLY 10 FEET OF LOT 14 OF TRACT NO.
24181, IN THE CITY OF ARCADIA, IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 643
PAGES 43 AND 44 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 2:
THAT PORTION OF LOT 2 OF TRACT NO. 949, IN THE C ITY OF ARCADIA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER
MAP RECORDED IN BOOK 17, PAGE 13 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS
FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF LOT 2; THENCE SOUTH 1° 03' 43" EAST ALONG THE EAST LINE OF LOT 2, 60.00 FEET;
THENCE SOUT H 88° 56' 17" WEST 264.22 FEET; THENCE NORTH 1° 03' 43" WEST 269.72 FEET TO THE INTERSECTION WITH THE
NORTHEASTERLY LINE OF SAID LOT; THENCE SOUTH 52° 37' 18" EAST ALONG THE NORTHEASTERLY LINE OF SAID LOT, 337.34
FEET TO THE POINT OF BEGINNING.
EXCEPTING THEREFROM THAT PORTION OF SAID LAND AS DESCRIBED IN THE GRANT DEED RECORDED ON JUNE 17, 2013 AS
INSTRUMENT NO. 2013-897268, OF OFFICIAL RECORDS.
PARCEL 2A:
AN EASEMENT FOR PIPELINE AND SURFACE WATER DRAINAGE OVER THE NORTHERLY 3 FEET OF LOT 2 OF TRACT NO. 24181, IN
THE CITY OF ARCADIA, COUNTY OF LO S ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 643, PAGES 43 AND
44 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPT THEREFROM THE EASTERLY 91.22 FEET.
PARCEL 3A:
PARCEL 1 OF PARCEL MAP NO. 17515, IN THE CITY OF ARCADIA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
FILED IN BOOK 193 PAGES 64 AND 65, OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPTING THEREFROM THAT PORTION OF SAID LAND AS DESCRIBED IN THE GRANT DEED RECORDED O N OCTOBER 28, 2013
AS INSTRUMENT NO. 2013-1532988, OF OFFICIAL RECORDS.
EXCEPTING THEREFROM THAT PORTION OF SAID LAND AS DESCRIBED IN THE GRANT DEED RECORDED ON FEBRUARY 01, 2018
AS INSTRUMENT NO. 2018-109947, OF OFFICIAL RECORDS.
PARCEL 3B:
LOTS 14, 15, 16 AND 17 OF TRACT NO. 24181, IN THE CITY OF ARCADIA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER
MAP RECORDED IN BOOK 643, PAGE(S) 43 AND 44 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPT THE NORTHERLY 10.00 FEET, MEASURED AT RIGHT ANGLES, OF SAID LOT 14.
EXCEPTING THEREFROM THAT PORTION OF SAID LAND AS DESCRIBED IN THE GRANT DEED RECORDED ON FEBRUARY 01, 2018
AS INSTRUMENT NO. 2018-109947, OF OFFICIAL RECORDS.
APN: 5775-022-028 (AFFECTS PORTION OF PARCEL 1)
5775-022-029 (AFFECTS PORTION OF PARCEL 1)
5775-022-046 (AFFECTS PARCEL 2)
5775-022-047 (AFFECTS PARCEL 3B)
5775-022-048 (AFFECTS PORTION OF PARCEL 3A) AND
5775-022-049 (AFFECTS PORTION OF PARCEL 3A)
CONTROL NOTES:
HORIZONTAL CONTROL :
THE COORDINATES AND BEARINGS SHOWN HEREON ARE BASED UPON THE CALIFORNIA COORDINATE SYSTEM OF 1983, CCS83,
ZONE V, (2017.50) IN ACCORDANCE WITH THE CALIFORNIA PUBLIC RESOURCES CODE SECTIONS 8801-8819; SAID COORDINATES
AND BEARINGS ARE BASED LOCALLY UPON FIELD-OBSERVED TIES TO THE FOLLOWING CALIFORNIA SPATIAL REFERENCE
NETWORK, OR EQUIVALENT STATIONS:
LONG 34-06-42.842832 118-00-12.291218 74.287 CTS /CORS
CIT1 34-08-12.155188 118-07-38.240812 1584.4096 CTS /CORS
WNRA 34-02-35.659883 118-03-33.341627 40.1134 CTS /CORS
GVRS 34-02-50.81245 118-06-46.431683 154.4969 CTS /CORS
VERTICAL CONTROL :
VERTICAL VALUES SHOWN HEREON ARE BASED UPON NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88) UTILIZING COUNTY
OF LOS ANGELES BENCHMARKS LISTED BELOW:
BENCHMARK NUMBER : HG4574
DESCRIPTION: DPW BM TAG IN S END C.B. 20FT N/O BCR @ NE COR FOOTHILL BLVD & SANTA ANITA AVENUE.
ELEVATION : 547.002 FEET
QUAD YEAR : 2013
BENCHMARK NUMBER : 1G5421
DESCRIPTION: LACO BM TAG IN N CB FOOTHILL BLVD & 32.8FT E/O C/L PROD NORTH VIEW AVENUE.
ELEVATION : 547.750 FEET
QUAD YEAR : 2013
EASEMENTS
AVID MARTIN
09/18/23 09/18/23
EXISTING ZONING: . . . . . . . . .(SP-AP) SPECIFIC PLAN ARROYO PACIFIC
(C-M) COMMERCIAL MANUFACTURING
PROPOSED
SPECIFIC PLSPECSSPECIFIC PLSPECIFPECIFICPECIFICPPECECCIFIC PLCIFIFFIIC PLCCPLAN AREA . .AN AREAAANNNAREANAREAAREAAAREAREAREREREEEAA . . . . ARARAARARARRROYO PACIFIROYO PROYO PACIFROYO PACIFRROYO PACIRROOOYOOYO PACIFYO PACYO PACIFPAPAACIFIACIFIICCCCCCCC
ZONING. . . . . . . .DOWNTOWN MIXED USE (DMU)D
TENTATIVE TRACT MAP NO. 084296
REV DATE DESCRIPTION BY APP'D
SHEET
PROJECT NO.
MAPLE MULTI-FAMILY LAND CA, LLC
1MAP050200
LIBENCHMARK:
ELEVATION ADJUSTMENT
DAVID MARTIN CE 74143 DATE
DRAWN BY :
DESIGNED BY :
CHECKED BY :DM
DATE :
OF
SCALE :
325 N SANTA ANITA AVE
ARCADIA, CA 91006
6
EXISTING CONDITIONS
AVID MARTIN
09/18/23 09/18/23
PARCEL 1
PARCEL MAP NO. 17515, BK. 19 - 64/65
LOT 1
134,269 SF
(3.082 Ac)
7
23
13
29
13
95
10
1115
1314
17
18
16
13
11
12
8
PL
R/W
EXIST. R/W
TO BE
VACATED PROP. 2' DEDICATION
FOR SIDEWALK
PROP. 9' DEDICATION
FOR SIDEWALK &
UTILITIES
EXIST. R/W TO
BE VACATED
PROP. R/W TO
PROVIDE 10'
PARKWAY
R/W
PROP.
DEDICATION
VARIES
R/W
PL
EXIST. R/W TO
BE VACATED
6
PROPOSED BOUNDARIES
TENTATIVE TRACT MAP NO. 084296
REV DATE DESCRIPTION BY APP'D
SHEET
PROJECT NO.
MAPLE MULTI-FAMILY LAND CA, LLC
1MAP050200
LIBENCHMARK:
ELEVATION ADJUSTMENT
DAVID MARTIN CE 74143 DATE
DRAWN BY :
DESIGNED BY :
CHECKED BY :DM
DATE :
OF
SCALE :
325 N SANTA ANITA AVE
ARCADIA, CA 91006
SUMMARY OF EXISTING
EASEMENTS
EASEMENT TO REMAIN
______ ______ ______ ______
EASEMENT TO BE QUITCLAIMED
______ ______ ______ ______
NO. WIDTH
SHORT DESCRIPTION
(SEE SHEET 1 FOR FULL DESC.)
510'STORM DRAIN
710'PUBLIC UTILITIES
910'POLES AND CONDUITS
10 10'POLES AND CONDUITS
11 6'WIRES
12 5'WATERMAIN
13 6'PUBLIC UTILITIES
14 6'SOUTHERN CALIFORNIA EDISON
15 3'PACIFIC BELL FOR PUBLIC UTILITY
16 3'PUBLIC UTILITIES
17 3'POLES AND CONDUITS
18 3'LA CHARLE C. LAWHON FOR DRAINAGE
23 6'PUBLIC UTILITIES
29 7'PUBLIC WALKWAY
#
#
LEGEND:
RIGHT-OF-WAY (R/W) LINE
EXISTING RIGHT-OF-WAY/PROPERTY BOUNDARY LINE
PROPOSED DEDICATION/NEW R/W LINE
R/W LINE TO BE VACATED
PROPERTY BOUNDARY LINE (PL)
EXISTING EASEMENT LINE
EXISTING EASEMENT LINE TO BE QUITCLAIMED
AVID MARTIN
09/18/23 09/18/23
2
2
2
2
2
2
2
2
2
2
2
2
2
2 22
2
2
2
2
2
2
1
1
2
2 2
2
1
1
1
1
2
2
2
2 2
2
1
2
2
2
22
2
2
2
1
2
2
2
2
2
2
2
2
2
2
2
2
2
2 2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
1
2
2
2
2
2
1
1 1
1
1
2
2
2
2
2
2
2
22
1
1
1
2
2
1
1
1
1
2
1
2
2
2
1
1
1
1
2
2
2
2
2
2
2
1
1 2
2 2
1
2
2
2 TYP
2
2
2
2
2
1
2
2
2 1
1
1
22
1
1
1
2
2
1
1
1
1
11 1 11
1
2
2
1
2
1
2
2
2
2
2
2
2
1
2
2
R/W
R/W
R/W
R/W
R/W
R/W
PL
3
3
1
2
2
1
1
1
1
1
1
2
R/W
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2 2
2
2
2
2
2
1
1
2
2
2
2
2
2
2
22
2 22
1
1
2
1
1
1
12
2
2
1
1
2
2
2
2
2
2
2
2
2
2
2
2
1
1
1
2
PARCEL 1
PARCEL MAP NO. 17515, BK. 19 - 64/65
PL
3
3
1
2
2
1
1
1
2
2
2
TENTATIVE TRACT MAP NO. 084296
REV DATE DESCRIPTION BY APP'D
SHEET
PROJECT NO.
MAPLE MULTI-FAMILY LAND CA, LLC
1MAP050200
LIBENCHMARK:
ELEVATION ADJUSTMENT
DAVID MARTIN CE 74143 DATE
DRAWN BY :
DESIGNED BY :
CHECKED BY :DM
DATE :
OF
SCALE :
325 N SANTA ANITA AVE
ARCADIA, CA 91006
6
CONCEPTUAL DEMOLITION PLAN
DEMOLITION NOTES:
PROTECT IN PLACE EXISTING
REMOVE EXISTING
ABANDON IN PLACE
REMOVE AND RELOCATE EXISTING
CUT AND CAP
1
2
3
4
5
SEE ABOVE RIGHT
SEE BELOW LEFT
LEGEND:
R/W BOUNDARY
SAWCUT LINE
REMOVE UTILITY LINE
REMOVE TREE
AVID MARTIN
09/18/23 09/18/23
LO
A
D
I
N
G
L
O
A
D
I
N
G
PARCEL 1
PARCEL MAP NO. 17515, BK. 19 - 64/65
PROPOSED MULTI-STORY
RESIDENTIAL BUILDING
PL
SE-1
SE-10
SE-7
SE-7
SE-7
SE-7
SE-7
SE-1
WM-9
WM-1
WM-8
WM-5
TC-1
TC-3SE-1
SE-10
SE-10
SE-10
SE-10
SE-10
SE-10
SE-10 SE-1
6
CONCEPTUAL EROSION & SEDIMENT CONTROL PLAN
TENTATIVE TRACT MAP NO. 084296
REV DATE DESCRIPTION BY APP'D
SHEET
PROJECT NO.
MAPLE MULTI-FAMILY LAND CA, LLC
1MAP050200
LIBENCHMARK:
ELEVATION ADJUSTMENT
DAVID MARTIN CE 74143 DATE
DRAWN BY :
DESIGNED BY :
CHECKED BY :DM
DATE :
OF
SCALE :
325 N SANTA ANITA AVE
ARCADIA, CA 91006
SILT FENCE
(TEMPORARY CONSTRUCTION FENCE)
GRAVEL BAG BERM
STREET SWEEPING AND VACUUMING
STORM DRAIN INLET PROTECTION
STABILIZED CONSTRUCTION ENTRANCE/EXIT
ENTRANCE/OUTLET TIRE WASH
MATERIAL DELIVERY AND STORAGE
MATERIAL USE
SOLID WASTE MANAGEMENT
CONCRETE WASTE MANAGEMENT
SANITARY SEPTIC WASTE MANAGEMENT
SE-1
SE-6
SE-7
TC-1
WM-1
WM-2
TC-3
WM-5
WM-8
WM-9
SE-10
AVID MARTIN
09/18/23 09/18/23
LO
A
D
I
N
G
L
O
A
D
I
N
G
UP DN.
STAIR (1)
PARCEL 1
PARCEL MAP NO. 17515, BK. 19 - 64/65
PROPOSED MULTI-STORY
RESIDENTIAL BUILDING
PL
FF
505.33
FF 504
FF 501.50
FF 504
FF 505.25
FF 503.5
FF 501.50
FF 505.25
FF 505.50
FF 506.25
FF
503.25
R/W
PROP. 2' DEDICATION
FOR SIDEWALK
EXIST. R/W TO
BE VACATED
PROP. R/W
R/W
REPLACE
DRIVEWAY
DRIVEWAYS
TO BE CLOSED
DRIVEWAY TO
BE CLOSED
DRIVEWAY TO
BE CLOSED
PROPOSED
DRIVEWAY
DRIVEWAY TO
BE CLOSED
REPLACE
DRIVEWAY
DRIVEWAY RAMP TO
GROUND LEVEL
PARKING
DRIVEWAY RAMP TO
GROUND LEVEL
PARKING
REPLACE
DRIVEWAY
EXIST. OAK
TREE
R/W
PL
6
CONCEPTUAL GRADING PLAN
TENTATIVE TRACT MAP NO. 084296
REV DATE DESCRIPTION BY APP'D
SHEET
PROJECT NO.
MAPLE MULTI-FAMILY LAND CA, LLC
1MAP050200
LIBENCHMARK:
ELEVATION ADJUSTMENT
DAVID MARTIN CE 74143 DATE
DRAWN BY :
DESIGNED BY :
CHECKED BY :DM
DATE :
OF
SCALE :
325 N SANTA ANITA AVE
ARCADIA, CA 91006
LEGEND:
NEW SIDEWALK
AVID MARTIN
09/18/23 09/18/23
Attachment No. 6
Attachment No. 6
Architectural Plans and Renderings
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
A0.00
TITLE
SHEET
VICINITY PLAN
ZONING
ALEXAN ARROYO
MULTI-FAMILY HOUSING PROJECT
325 N. SANTA ANITA AVE.
ARCADIA CA 91006
A PROJECT FOR:
ARCADIA APARTMENTS, LLC
ENTITLEMENT RESUBMITTAL
NO LOADING SPACES ARE REQUIRED AND NONE WILL BE PROVIDED
ARCADIA DEVELOPMENT CODE GENERALLY REQUIRES 1.5 SPACES PER UNIT
AND 1 GUEST SPACES FOR EVERY 3 UNITS. (AMC, § 9103.07.050, TABLE 3-3.)
HOWEVER, DENSITY BONUS LAW PROVIDES THAT A CITY SHALL NOT REQUIRE
A VEHICULAR PARKING RATIO, INCLUSIVE OF PARKING FOR PERSONS WITH A
DISABILITY AND GUESTS, THAT EXCEEDS 1 SPACE FOR ZERO TO 1 BEDROOMS,
1.5 SPACES FOR TWO TO THREE BEDROOMS, AND 2.5 SPACES FOR FOUR
OR MORE BEDROOMS FOR A DEVELOPMENT THAT INCLUDES AT LEAST 5%
VERY LOW INCOME UNITS. (GOV CODE, § 65915, SUBD. (P)(1). ACCORDINGLY,
GIVEN THE PROJECT’S PROVISION OF AFFORDABLE HOUSING, FOR 359 UNITS,
THE REQUIRED RESIDENTIAL PARKING IS 393 SPACES. IN ADDITION TO THE
393 REQUIRED SPACES, THE APPLICANT WILL PROVIDE AN ADDITIONAL 53
SPACES FOR A TOTAL OF 446 SPACES. OF THOSE 446 RESIDENTIAL PARKING
SPACES, STATE AND LOCAL CODES REQUIRE THAT 9 BE ACCESSIBLE SPACES
(CAL. BUILD. CODE, § § 11B-208.2, 11B-208.2.4) AND 183 BE ELECTRICAL
VEHICLE SPACES (CAL. GREEN BUILD. CODE, § 4.106.4.2).
NOTE*:
NOTE**:
NET SITE AREA = 135,640 SF
PROPERTY LINE
0'-0" MIN. - 10'-0"MAX. SB0'-0" MIN. - 10'-0"MAX. SB
SITE
HUNTINGTON DR.
SANTA CLARA ST.
COLORADO BLVD.
PER AMC 9102.05.040.E.2, PRIVATE BALCONIES WILL NOT BE LESS THAN 30
INCHES IN WIDTH OR DEPTH.
NOTE:
N O T F O R
CO
NS
T
R
U
C
TION
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
R
E
E
T
,
S
U
I
T
E
1
4
0
CA
R
L
S
B
A
D
,
C
A
9
2
0
0
8
ENTITLEMENT SUBMITTAL / /23
A0.05
SURVEY
FOR REFERENCE ONLY
7/25/2022
N O T F O R
CO
NS
T
R
U
C
TION
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
R
E
E
T
,
S
U
I
T
E
1
4
0
CA
R
L
S
B
A
D
,
C
A
9
2
0
0
8
ENTITLEMENT SUBMITTAL / /23
A0.06
SURVEY
FOR REFERENCE ONLY
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING+501.50'
T.O. ROOF SHEATHING+588.75'
LEVEL 02
+512.50'
LEVEL 03+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07+565.75'
MAX. FIRE DEP. HT.
+576.83'
+505.65'
MAX. BLDG. HT. (ZONING)
+592.75'
LEVEL 08
+575.83'
RESIDENTIAL UNIT
26'-0" FIRE LANE
30'-4"
RESIDENTIAL UNIT
RESIDENTIAL UNIT
RESIDENTIAL UNIT
RESIDENTIAL UNIT
PARKING
PARKING
PARKING
METRO
BUILDING BEYOND
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+588.75'
LEVEL 02
+512.50'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
MAX. FIRE DEP. HT.
+576.83'
+505.65'
MAX. BLDG. HT. (ZONING)
+592.75'
LEVEL 08
+575.83'
RESIDENTIAL UNIT
26'-0" FIRE LANE
30'-4"
RESIDENTIAL UNIT
RESIDENTIAL UNIT
RESIDENTIAL UNIT
RESIDENTIAL UNIT
PARKING
PARKING
PARKING
METRO
BUILDING BEYOND
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
1" = 20'-0"
1FIRE DEPT. ACCESS PLAN
T
5 LEVELS TYPE IIIA
OVER 3 LEVELS TYPE IA
PROPERTY LINE
FIRE HOSE TRAVEL DISTANCE = 150'-0" FIRE HOSE TRAVEL DISTANCE = 150'-0"
1/8" = 1'-0"
2LADDER DIAGRAM
LINE OF BUILDING ABOVE
R=25'-0"
R=45'-0"
FIRE TRUCK PATH
AERIAL LADDER TRUCK
FIRE HOSE PULL
FIRE DEPT.
ACCESS PLAN
A0.25
PROPOSED FIRE HYDRANT
GRAPHIC LEGEND
0'-0"MIN.-10'-0"MAX.
BLDG.STREET SETBACK (DMU)
0'-0" MIN. - 10'-0" MAX.
BLDG. STREET SETBACK (DMU)
14'-1"
DEDICATION FOR 10'-0"
R.O.W. FROM EDGE OF CURB
ADDITIONAL 2'-0"
EASEMENT AT DRIVEWAY
FOR 12'-0" R.O.W.
3'-7"
ADDITIONAL 2'-0"
EASEMENT AT DRIVEWAY
FOR 12'-0" R.O.W.
7'-2"
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
1" = 20'-0"
1SITE PLAN
SITE
PLAN
A0.50
T
T
T
EXISTING
1 STORY
COMMERCIAL
BUILDING
EXISTING
1 STORY
COMMERCIAL
BUILDING
EXISTING
1 STORY
COMMERCIAL
BUILDING
EXISTING
2 STORY
COMMERCIAL
BUILDING
EXISTING
2 STORY
COMMERCIAL
BUILDING
EXISTING
2 STORY
COMMERCIAL
BUILDING
EXISTING
1 STORY
COMMERCIAL
BUILDING
EXISTING
1 STORY
COMMERCIAL
BUILDING
EXISTING
1 STORY
COMMERCIAL
BUILDING
5 LEVELS TYPE IIIA
OVER 3 LEVELS TYPE IA
PROPERTY LINE
EXISTING EASEMENT
FOR PUBLIC WALKWAY
TO BE MAINTAINED
UTILITY TO BE
RELOCATED,
LOCATION TBD
GRAPHIC LEGEND
1. PER AMC 9102.05.040.E.2, PRIVATE BALCONIES WILL NOT BE
LESS THAN 30 INCHES IN WIDTH OR DEPTH.
NOTES
22'-1"116'-1"58'-5"34'-11"24'-3"15'-1"
18'-0"25'-0"18'-0"25'-0"18'-0"18'-0"18'-0"25'-0"
18'-0"
11'-6"9'-0"
TYP.
18'-0"25'-0"18'-0"
11'-6"11'-6"
11'-6"11'-6"11'-6"
246'-10"
15'-4"
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
1/16" = 1'-0"
1LEVEL 01 FLOOR PLAN
LEVEL 01
FLOOR PLAN
A1.01
ECVS
ECVS
ECVS
ECVS
ECVS
ECVS
ECVS EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
ECVS
EV CAPABLE VAN
VAN
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
LW1
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
A04.01
1
A04.01
2LW1
LW1
LW1
LW1
LW1
LW1
EV READY
EV READY
EV CAPABLE
UTILITY
EV READY
10
6
10
2
24
12
18
14
17
9
11
7
2
CONCRETE WHEEL
STOPS, TYP.
VEHICLE
TURNING
RADIUS, TYP.
OUTLINE OF
BUILDING ABOVE
PROPERTY LINE
LW1
LW1
LEASING
CENTER
BREAK
ROOM
PARCEL
ROOM
LOUNGEMAIL ROOM
ELECTRICAL
ROOM
CO-WORKING
FITNESS
CONFERENCE
ROOM
LOBBY
OFFICE
OFFICE
ELEVATOR
CTRL. ROOM
FUTURE
RESIDENT
FUTURE
RESIDENT
FUTURE
RESIDENT
FUTURE
RESIDENT
FUTURE
RESIDENT
FUTURE
RESIDENT
FUTURE
RESIDENT
MAIL /
LOADING
BIKE
PARKING (72)
BULK
TRASH
EERC / DAS
ROOM
ELECTRICAL
ROOM
PET
SPA
A3.01
1
A3.01
2
A3.02
1
A3.02
2
BOOSTER
PUMP ROOM
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 3
STAIR #2
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 7 ACCESS
STAIR #1
STAIR #4
STAIR #6
STAIR #5
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
STAIR #3
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
FIRE PUMP
ROOM
TRASH
ROOM
17'-4" x
29'-6"
TRASH
ROOM
20'-0" x
29'-0"
LOBBY
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
GRAPHIC LEGEND
1. PER AMC 9102.05.040.E.2, PRIVATE BALCONIES WILL NOT BE
LESS THAN 30 INCHES IN WIDTH OR DEPTH.
2. PER CBC11B-250.1, CIRCULATION PATHS CONTIGUOUS TO
VEHICULAR TRAFFIC SHALL BE PHYSICALLY SEPARATED FROM
VEHICULAR TRAFFIC. VEHICULAR TRAFFIC INCLUDES TRAVEL
THROUGH PARKING FACILITIES, INTO AND OUT OF PARKING
SPACES, INTO AND OUT OF ELECTRIC VEHICLE CHARGING
SPACES, AND ALONG ROADWAYS, DRIVEWAYS AND DRIVE
AISLES. PHYSICAL SEPARATION SHALL BE PROVIDED WITH
CIRCULATION PATHS RAISED 4 INCHES (102 MM) MINIMUM
ABOVE THE AREA WHERE VEHICULAR TRAFFIC OCCURS.
3. FIRE LANE TO BE MARKED WITH SIGNAGE.
NOTES
23'-2"
246'-10"
151'-5"23'-1"
26
'
-
4
"
10
'
-
0
"
19
4
'
-
2
"
15'-1"
11
6
'
-
1
1
"
8'-
8
"
21
'
-
4
"
24'-3"
14
'
-
6
"
9'-
8
"
41'-8"
22'-6"
22'-6"
18'-0"
25'-0"
18'-0"
18'-0"25'-0"18'-0"25'-0"18'-0"18'-0"18'-0"25'-0"
27
'
-
5
"
18
'
-
0
"
25
'
-
0
"
18
'
-
0
"
18'-0"25'-0"18'-0"
18'-0"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11'-6"
11'-6"
11'-6"
11'-6"
TYP.9'-0"
TYP.
11
'
-
6
"
11
'
-
6
"
9'-
0
"
TY
P
.
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11'-6"
TYP.
9'-0"
TYP.
11'-6"11'-6"11'-6"
11
'
-
6
"
11'-6"
22
'
-
6
"
22
'
-
6
"
22
'
-
6
"
22
'
-
6
"
22
'
-
6
"
22
'
-
6
"
22
'
-
6
"
25
'
-
7
"
44
'
-
1
1
"
42
'
-
1
0
"
22
'
-
0
"
22
'
-
3
"
5'-
7
"
38
8
'
-
7
"
24
'
-
8
"
12
'
-
1
"
11
'
-
1
"
32
'
-
2
"
34'-11"14'-11"
313'-8"
6'-1"
439'-7"
14'-4"
NOT FOR
CO
N
S
T
R
U
C
T
I
O
N
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
R
E
E
T
,
S
U
I
T
E
1
4
0
CA
R
L
S
B
A
D
,
C
A
9
2
0
0
8
ENTITLEMENT SUBMITTAL / /23
1/16" = 1'-0"
1LEVEL 02 FLOOR PLAN
LEVEL 02
FLOOR PLAN
A1.02
OPEN
TO
BELOW
RA
M
P
15
%
BLE N D
7.5 %
ECVS
ECVS
ECVS
ECVS
ECVS
ECVS
ECVS EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
ECVS
ECVS
ECVS
ECVS
ECVS
EV
C
A
P
A
B
L
E
EV
C
A
P
A
B
L
E
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
LOBBY
LO
B
B
Y
OPEN
TO
BELOW
BL
E
N
D
7.
5
%
EV CAPABLE VAN
VAN
EV
R
E
A
D
Y
A
C
C
E
S
S
I
B
L
E
EV
C
A
P
A
B
L
E
EV
C
A
P
A
B
L
E
EV
C
A
P
A
B
L
E
EV
C
A
P
A
B
L
E
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
OPEN TO
BELOW
GENERATOR
ROOM
LW1
LW1
LW1
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
A04.01
1
A04.01
2LW1
LW1
LW1
LW1
LW1
LW1
EV
R
E
A
D
Y
EV
R
E
A
D
Y
EV
R
E
A
D
Y
EV
R
E
A
D
Y
EV READY
EV READY
EV CAPABLE
ECVS
UTILITY
EV READY
10
6
15
2
24
12
18
14
17
14
14
7
7
CONCRETE WHEEL
STOPS, TYP.
VEHICLE
TURNING
RADIUS, TYP.
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LI
N
E
PR
O
P
E
R
T
Y
L
I
N
E
A3.01
2
A3.02
1
A3.02
2
A3.01
1
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 3
STAIR #2
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 7 ACCESS
STAIR #1
STAIR #4
STAIR #5
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
STAIR #3
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
STAIR #6
UTILITY
ROOM
GRAPHIC LEGEND
NOTES
1. PER AMC 9102.05.040.E.2, PRIVATE BALCONIES WILL NOT BE
LESS THAN 30 INCHES IN WIDTH OR DEPTH.
2. PER CBC11B-250.1, CIRCULATION PATHS CONTIGUOUS TO
VEHICULAR TRAFFIC SHALL BE PHYSICALLY SEPARATED FROM
VEHICULAR TRAFFIC. VEHICULAR TRAFFIC INCLUDES TRAVEL
THROUGH PARKING FACILITIES, INTO AND OUT OF PARKING
SPACES, INTO AND OUT OF ELECTRIC VEHICLE CHARGING
SPACES, AND ALONG ROADWAYS, DRIVEWAYS AND DRIVE
AISLES. PHYSICAL SEPARATION SHALL BE PROVIDED WITH
CIRCULATION PATHS RAISED 4 INCHES (102 MM) MINIMUM
ABOVE THE AREA WHERE VEHICULAR TRAFFIC OCCURS.
25'-0"
18'-0"
18'-0"25'-0"18'-0"
18'-0"25'-0"18'-0"25'-0"18'-0"18'-0"18'-0"25'-0"
25
'
-
0
"
18
'
-
0
"
27
'
-
5
"
18
'
-
0
"
18'-0"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11'-6"
11'-6"
11'-6"
11'-6"
TYP.9'-0"
TYP.
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
11
'
-
6
"
9'-
0
"
TY
P
.
11
'
-
6
"
11'-6"
TYP.
9'-0"
TYP.
11'-6"11'-6"11'-6"11'-6"
11
'
-
6
"
23'-2"
248'-2"
151'-5"23'-1"
24
'
-
9
"
17
'
-
6
"
19
2
'
-
1
0
"
13
'
-
8
"
36
'
-
3
"
19
'
-
1
0
"
24'-3"
14
'
-
6
"
5'-
6
"
22
'
-
6
"
22
'
-
6
"
22
'
-
6
"
22
'
-
6
"
22
'
-
6
"
22
'
-
6
"
22
'
-
6
"
23
'
-
2
"
47
'
-
1
0
"
22
'
-
6
"
24
'
-
6
"
36
'
-
1
1
"
5'-
7
"
38
8
'
-
7
"
25
'
-
8
"
12
'
-
1
"
11
'
-
1
"
17
'
-
2
"
36'-3"13'-9"
6'-1"
441'-5"
14'-4"
16
'
-
7
"
34
'
-
1
1
"
24
'
-
1
"
16
'
-
6
"
313'-8"
28'-9"
34'-6"
17'-8"
23'-4"
17'-3"
NOT FOR
CO
N
S
T
R
U
C
T
I
O
N
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
R
E
E
T
,
S
U
I
T
E
1
4
0
CA
R
L
S
B
A
D
,
C
A
9
2
0
0
8
ENTITLEMENT SUBMITTAL / /23
1/16" = 1'-0"
1LEVEL 03 FLOOR PLAN
LEVEL 03
FLOOR PLAN
A1.03
RA
M
P
15
%
B4
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV READY VAN
A3
B4
B4
B4
B4
B4
B4
B4
POOL
EQUIP.
ROOM
POOL
ABOVE
SPA
ABOVE
BL
E
N
D
7.
5
%
EV
R
E
A
D
Y
A
C
C
E
S
S
I
B
L
E
B2
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV CAPABLE
EV
C
A
P
A
B
L
E
EV
C
A
P
A
B
L
E
EV
C
A
P
A
B
L
E
EV
R
E
A
D
Y
EV
R
E
A
D
Y
EV
R
E
A
D
Y
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
B2B2
C3
C2
BATTERY
STORAGE
ROOM
SPEAKEASY
876 SF
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
EV READY
A04.01
1
A04.01
2
EV
R
E
A
D
Y
EV
R
E
A
D
Y
EV
R
E
A
D
Y
EV
R
E
A
D
Y
UTILITY
EV READY
EV READY
EV READY
EV READY
10
6
13
2
3
12
18
12
17
13
14
5
7
15
3
CONCRETE WHEEL
STOPS, TYP.
VEHICLE
TURNING
RADIUS, TYP.
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 3
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LI
N
E
PR
O
P
E
R
T
Y
L
I
N
E
B4
A3.01
2
A3.02
1
A3.02
2
STAIR #3
STAIR #2
A3.01
1
MA
I
N
T
E
N
A
N
C
E
MPOE ROOM
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 7 ACCESS
STAIR #1
STAIR #4
STAIR #5
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
STAIR #3
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
STAIR #6
C1
A2
A2
B1
A1
B2
A2
A2
B2
NOTES
1. PER AMC 9102.05.040.E.2, PRIVATE BALCONIES WILL NOT BE
LESS THAN 30 INCHES IN WIDTH OR DEPTH.
2. PER CBC11B-250.1, CIRCULATION PATHS CONTIGUOUS TO
VEHICULAR TRAFFIC SHALL BE PHYSICALLY SEPARATED FROM
VEHICULAR TRAFFIC. VEHICULAR TRAFFIC INCLUDES TRAVEL
THROUGH PARKING FACILITIES, INTO AND OUT OF PARKING
SPACES, INTO AND OUT OF ELECTRIC VEHICLE CHARGING
SPACES, AND ALONG ROADWAYS, DRIVEWAYS AND DRIVE
AISLES. PHYSICAL SEPARATION SHALL BE PROVIDED WITH
CIRCULATION PATHS RAISED 4 INCHES (102 MM) MINIMUM
ABOVE THE AREA WHERE VEHICULAR TRAFFIC OCCURS.
GRAPHIC LEGEND
17'-3"
248'-2"
24'-6"24'-3"26'-10"13'-9"10'-4"24'-6"24'-6"17'-3"24'-6"24'-6"24'-6"23'-10"5'-8"
17'-3"
24'-6"24'-6"
49'-0"
24'-6"
7'-3"
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
LEVEL 04
FLOOR PLAN
A1.04
POOL
ROOM
584 SF
POOL
SPA
COURTYARD 2
6,753 SF
COURTYARD 1
11,479 SF
COURTYARD 3
2,236 SF
1/16" = 1'-0"
1LEVEL 04 FLOOR PLAN
AMENITY
ROOM
700 SF
C3
A04.01
1
A04.01
2
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 7 ACCESS
PROPERTY LINE
A3.01
2
A3.02
1
A3.02
2
STAIR #1
STAIR #4
STAIR #5
A3.03
1
A3.04
1
A3.04
2
A3.03
2
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
A3.01
1
UTILITY
STAIR #3
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
STAIR #6
PROPERTY LINE
B1
A1
B1
A1
B1
A1
B1
A1
B1
B1
C2
B3
B3
B3
B3
B2
B3
B3
C2
C2
B2B2
B1
A1
A1
B1
A1
C1
B3
B2
C2
C2
B1
B3
B3
B2 B2B3
B3 B3
C1
B2
A1
A1
B1
C1
C1
B2B2B2
B2
B2
C1
C1
C1
A2
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
A2
A2
A2
A2 B2B2B2B2A2
A2
A2
1. PER AMC 9102.05.040.E.2, PRIVATE BALCONIES WILL NOT BE
LESS THAN 30 INCHES IN WIDTH OR DEPTH.
NOTES
GRAPHIC LEGEND
N O T F O R
CO
NS
T
R
U
C
TION
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
R
E
E
T
,
S
U
I
T
E
1
4
0
CA
R
L
S
B
A
D
,
C
A
9
2
0
0
8
ENTITLEMENT SUBMITTAL / /23
A1.05
LEVEL 05
FLOOR PLAN
LEVEL 05 FLOOR PLAN
1. PER AMC 9102.05.040.E.2, PRIVATE BALCONIES WILL NOT BE
LESS THAN 30 INCHES IN WIDTH OR DEPTH.
NOTES
A3.011A3.012A3.021A3.022#1#2#3#4#6#5A3.011A3.012A3.021A3.022#1#2#3#4#6#5 #1#2#3#4#5
17'-3"
248'-2"
24'-6"
24
'
-
9
"
17
'
-
6
"
18
7
'
-
5
"
13
'
-
8
"
38
'
-
3
"
17
'
-
1
0
"
24'-3"
20
'
-
7
"
24
'
-
6
"
37
'
-
1
"
5'-
6
"
38
9
'
-
6
"
25
'
-
8
"
12
'
-
1
"
17
'
-
2
"
26'-10"13'-9"10'-4"
34
'
-
1
1
"
24
'
-
1
"
16
'
-
6
"
24'-6"24'-6"17'-3"24'-6"24'-6"24'-6"23'-10"5'-8"
24
'
-
6
"
17'-3"
24'-6"24'-6"
49'-0"
24'-6"
7'-3"
32
'
-
0
"
5'
-
0
"
10
'
-
1
0
"
30
'
-
5
"
16
'
-
6
"
24
'
-
0
"
39
'
-
1
"
16
'
-
6
"
24
'
-
0
"
16
'
-
6
"
24
'
-
0
"
16
'
-
6
"
24
'
-
0
"
25
'
-
8
"
18.1°
34'-11"
17'-3"
69'-5"
3
3'-
1
1
"
3
3
'-
11
"
33'-11"
5'-3"
50'-6"34'-5"
3
3'
-
2
"
15'-11"
22'-8"
38'-7"
15'-11"
22'-8"
38'-7"
5'-3"
50'-6"34'-5"
10'-10"
33'-11"
17'-3"
3
3'
-
2
"
3
3'-
2
"
3
3'-
2
"
3
3'
-
2
"
3
3
'
-
2
"
3
3
'-
2
"
24
'
-
6
"
3
3
'-
2
"
10'-10"
15'-11"
22'-8"
38'-7"
15'-11"
22'-8"
38'-7"
A04.01
1
A04.01
2
1/16" = 1'-0"
1LEVEL 05-06 FLOOR PLAN
C2
C3
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 7 ACCESS
PR
O
P
E
R
T
Y
L
I
N
E
PR
OPERTY LI
N
E
PR
O
P
E
R
T
Y
L
I
N
E
A3.01
2
A3.02
1
A3.02
2
STAIR #1
STAIR #4
STAIR #5
A3.03
1
A3.04
1
A3.04
2
A3.03
2
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
A3.01
1
UTILITY
STAIR #3
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
STAIR #6
B1
A1
B1
A1
B1
A1
B1
A1
B1
B1
C2
B3
B3
B3
B3
B2 B2
B3
B3
C2
B2B2
B3
B1
A1
A1
B3
C2
C2
B1
B3B3
B3
B2B3
B3 B3
A1
A1
B2
UT
I
L
I
T
Y
C2
B2
B2
PROPERTY LINEPROPERTY LINE
B1
A1
B2
B2B2B2
B2
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
A2
A2 A2
A2
A2
C1
C1
C1
C1
C1
C1
C1
C1
C1
B2B2B2B2A2
A2
A2
GRAPHIC LEGEND
LEVEL 06 FLOOR PLAN
1. PER AMC 9102.05.040.E.2, PRIVATE BALCONIES WILL NOT BE
LESS THAN 30 INCHES IN WIDTH OR DEPTH.
NOTES
A3.011A3.012A3.021A3.022#1#2#3#4#6#5 A3.011A3.012A3.021A3.022#1#2#3#4#6#5 #1#2#3#4#5
17'-3"
248'-2"
24'-6"
24
'
-
9
"
17
'
-
6
"
18
7
'
-
5
"
13
'
-
8
"
38
'
-
3
"
17
'
-
1
0
"
24'-3"
20
'
-
7
"
24
'
-
6
"
37
'
-
1
"
5'-
6
"
38
9
'
-
6
"
25
'
-
8
"
12
'
-
1
"
17
'
-
2
"
26'-10"13'-9"10'-4"
34
'
-
1
1
"
24
'
-
1
"
16
'
-
6
"
24'-6"24'-6"17'-3"24'-6"24'-6"24'-6"23'-10"5'-8"
24
'
-
6
"
17'-3"
24'-6"24'-6"
49'-0"
24'-6"
7'-3"
32
'
-
0
"
5'
-
0
"
10
'
-
1
0
"
30
'
-
5
"
16
'
-
6
"
24
'
-
0
"
39
'
-
1
"
16
'
-
6
"
24
'
-
0
"
16
'
-
6
"
24
'
-
0
"
16
'
-
6
"
24
'
-
0
"
25
'
-
8
"
18.1°
34'-11"
17'-3"
69'-5"
3
3'-
1
1
"
3
3
'-
11
"
33'-11"
5'-3"
50'-6"34'-5"
3
3'
-
2
"
15'-11"
22'-8"
38'-7"
15'-11"
22'-8"
38'-7"
5'-3"
50'-6"34'-5"
10'-10"
33'-11"
17'-3"
3
3'
-
2
"
3
3'-
2
"
3
3'-
2
"
3
3'
-
2
"
3
3
'
-
2
"
3
3
'-
2
"
24
'
-
6
"
3
3
'-
2
"
10'-10"
15'-11"
22'-8"
38'-7"
15'-11"
22'-8"
38'-7"
NOT FOR
CO
N
S
T
R
U
C
T
I
O
N
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
R
E
E
T
,
S
U
I
T
E
1
4
0
CA
R
L
S
B
A
D
,
C
A
9
2
0
0
8
ENTITLEMENT SUBMITTAL / /23
A04.01
1
A04.01
2
LEVEL 05
FLOOR PLAN
A1.05 1/16" = 1'-0"
1LEVEL 05-06 FLOOR PLAN
C2
C3
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 7 ACCESS
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LI
N
E
PR
O
P
E
R
T
Y
L
I
N
E
A3.01
2
A3.02
1
A3.02
2
STAIR #1
STAIR #4
STAIR #5
A3.03
1
A3.04
1
A3.04
2
A3.03
2
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
A3.01
1
UTILITY
STAIR #3
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
STAIR #6
B1
A1
B1
A1
B1
A1
B1
A1
B1
B1
C2
B3
B3
B3
B3
B2 B2
B3
B3
C2
B2B2
B3
B1
A1
A1
B3
C2
C2
B1
B3B3
B3
B2B3
B3 B3
A1
A1
B2
UT
I
L
I
T
Y
C2
B2
B2
PROPERTY LINEPROPERTY LINE
B1
A1
B2
B2B2B2
B2
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
A2
A2 A2
A2
A2
C1
C1
C1
C1
C1
C1
C1
C1
C1
B2B2B2B2A2
A2
A2
GRAPHIC LEGEND
LEVEL 06
FLOOR PLAN
A1.06
A3.011A3.012A3.021A3.022#1#2#3#4#6#5 A3.011A3.012A3.021A3.022#1#2#3#4#6#5 #1#2#3#4#5
17'-3"
248'-2"
24'-6"24'-3"26'-10"13'-9"10'-4"24'-6"24'-6"17'-3"24'-6"24'-6"24'-6"23'-10"5'-8"
17'-3"
24'-6"24'-6"
49'-0"
24'-6"
7'-3"
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
1/16" = 1'-0"
1LEVEL 07 FLOOR PLAN
LEVEL 07
FLOOR PLAN
A1.07
ROOF DECK
2,254 SF
AMENITY
ROOM
320 SF
B1
A1
B1
A1
B1
A1
B1
A1
B1
B1
C2
B3
B3
B3
B3
B2 B2
B3
B3
C2
C2
A04.01
1
A04.01
2
PROPERTY LINE
A3.01
2
A3.02
1
A3.02
2
A3.03
1
A3.03
2
A3.04
1
A3.04
2
A3.01
1
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 7 ACCESS
STAIR #1
STAIR #4
STAIR #5
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
STAIR #3
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
STAIR #6
B2B2
B3
B1
A1
A1
B3
C2
C2
B1
B3B3
B3
B2B3
B3 B3
B2
A1
A1
B2
B2
PROPERTY LINE
B1
A1
B2
B2B2B2B2B2B2B2
B2
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
A2
A2 A2
A2
A2 A2
C1
C1
C1
C1
C1
C1
C1
C1
C1
GRAPHIC LEGEND
1. PER AMC 9102.05.040.E.2, PRIVATE BALCONIES WILL NOT BE
LESS THAN 30 INCHES IN WIDTH OR DEPTH.
NOTES
A3.011A3.012A3.021A3.022#1#2#3#4#6#5A3.011A3.012A3.021A3.022#1#2#3#4#6#5#1#2#3#4#5
17'-3"
248'-2"
24'-6"24'-3"26'-10"13'-9"10'-4"24'-6"24'-6"17'-3"24'-6"24'-6"24'-6"23'-10"5'-8"
17'-3"
24'-6"24'-6"
49'-0"
24'-6"
7'-3"
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
1/16" = 1'-0"
1LEVEL 08 FLOOR PLAN
LEVEL 08
FLOOR PLAN
A1.08
ROOF
SKY
LOUNGE
750 SF
ROOF DECK
1,219 SF
A3.01
2
A3.02
1
A3.02
2
A3.03
1
A3.03
2
A3.04
1
A3.04
2
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
STAIR #1
STAIR #4
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
STAIR #3
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
STAIR #6
A04.01
1
A04.01
2
B1
B1
C2
B3
B3
B3
B3
B2
B3
B3
B2B2
B3
B1
A1
A1
B3
B3B3
B3
B2B3
B3 B3
A1
A1
B2
A3.02
1
STAIR SERVING
LEVEL 1 THROUGH
ROOF ACCESS
B3
B1
A1
B3
C2
B3
B3
A2
B2
A2 A2
C2
B2
B2
A2
PROPERTY LINE
B1
A1
B2
B2B2A2 B2
B2
C1
C1
C1
C1
C1
B2B2B2B2A2
GRAPHIC LEGEND
1. PER AMC 9102.05.040.E.2, PRIVATE BALCONIES WILL NOT BE
LESS THAN 30 INCHES IN WIDTH OR DEPTH.
NOTES
N O T F O R
CO
N
S
TRU
C
T
ION
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
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E
E
T
,
S
U
I
T
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1
4
0
CA
R
L
S
B
A
D
,
C
A
9
2
0
0
8
ENTITLEMENT SUBMITTAL / /23
1/16" = 1'-0"
1ROOF PLAN
ROOF
PLAN
A1.09
TOTAL ROOF AREA = 68,519 SF
SOLAR READY ZONE
SOLAR READY ZONE
SOLAR READY ZONE
SOLAR READY ZONE
SOLAR READY ZONE
SOLAR READY ZONE
SOLARREADY
ZONE
SOLAR
READY
ZONE
SOLAR
READY
ZONE
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
OPE
RTY LIN
E
PR
O
P
E
R
T
Y
L
I
N
E
A3.01
2
A3.02
1
A3.02
2
A3.03
1
A3.03
2
A3.04
1
A3.04
2
A3.01
1
A04.01
1
A04.01
2
GRAPHIC LEGEND
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
A3.01
EXTERIOR
ELEVATIONS
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+588.75'
LEVEL 02
+514.00'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
MAX. FIRE DEP. HT.
+576.83'
T.O PARAPET
+592.75'
LEVEL 08
+575.83'
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+588.75'
LEVEL 02
+514.00'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
MAX. FIRE DEP. HT.
+576.83'
T.O PARAPET
+592.75'
LEVEL 08
+575.83'
1/16" = 1'-0"
1NORTH ELEVATION
1/16" = 1'-0"
2EAST ELEVATION
CEMENT PLASTER P-3STANDING SEAM METAL PANELS
DARK BRONZE VINYL WINDOWSMETAL MESH GUARDRAIL
DARK BRONZE STOREFRONT
W/ CLEAR GLAZING
STONE VENEER
FINISH
CEMENT PLASTER P-3
METAL TRELLIS W/ VINES OVER CEMENT PLASTER
FINISH
STANDING SEAM METAL PANELS
STONE VENEER
FINISH
DARK BRONZE VINYL WINDOWS
POTENTIAL MURAL LOCATION, ARTIST
TBD
METAL MESH GUARDRAIL
CEMENT PLASTER P-1
DARK BRONZE STOREFRONT W/ CLEAR
GLAZING
CEMENT PLASTER P-3
METAL TRELLIS W/ VINES OVER
CEMENT PLASTER FINISH
CEMENT PLASTER P-1
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
A3.02
EXTERIOR
ELEVATIONS
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+588.75'
LEVEL 02
+514.00'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
MAX. FIRE DEP. HT.
+576.83'
T.O PARAPET
+592.75'
LEVEL 08
+575.83'
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+588.75'
LEVEL 02
+514.00'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
MAX. FIRE DEP. HT.
+576.83'
T.O PARAPET
+592.75'
LEVEL 08
+575.83'
1/16" = 1'-0"
1SOUTH ELEVATION
1/16" = 1'-0"
2WEST ELEVATION
STANDING SEAM METAL PANELS
DARK BRONZE VINYL WINDOWS
METAL MESH GUARDRAIL
CEMENT PLASTER P-1
METAL PICKET GUARDRAIL
CEMENT PLASTER P-3
METAL TRELLIS W/ VINES OVER
CEMENT PLASTER FINISH
DARK BRONZE STOREFRONT W/ CLEAR
GLAZING
CEMENT PLASTER P-2
CEMENT PLASTER P-3
STANDING SEAM METAL PANELS
CEMENT PLASTER P-3
METAL TRELLIS W/ VINES OVER CEMENT
PLASTER FINISH
DARK BRONZE VINYL WINDOWS
METAL MESH GUARDRAIL
DARK BRONZE STOREFRONT W/ CLEAR
GLAZING
CEMENT PLASTER P-2
CEMENT PLASTER P-1
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
EXTERIOR
ELEVATIONS
A3.03
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+588.75'
LEVEL 02
+514.00'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
MAX. FIRE DEP. HT.
+576.83'
T.O PARAPET
+592.75'
LEVEL 08
+575.83'
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+588.75'
LEVEL 02
+514.00'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
MAX. FIRE DEP. HT.
+576.83'
T.O PARAPET
+592.75'
LEVEL 08
+575.83'
1/16" = 1'-0"
1COURTYARD 1 EAST ELEVATION
1/16" = 1'-0"
2COURTYARD 1 WEST ELEVATION
STANDING SEAM METAL PANELS
DARK BRONZE VINYL WINDOWS
METAL MESH GUARDRAIL
CEMENT PLASTER P-3
CEMENT PLASTER P-1
METAL TRELLIS W/ VINES OVER CEMENT
PLASTER FINISH
STANDING SEAM METAL PANELS
DARK BRONZE VINYL WINDOWS
METAL MESH GUARDRAIL
CEMENT PLASTER P-3
CEMENT PLASTER P-1
POTENTIAL MURAL LOCATION,
ARTIST TBD
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
EXTERIOR
ELEVATIONS
A3.03
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+588.75'
LEVEL 02
+514.00'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
MAX. FIRE DEP. HT.
+576.83'
T.O PARAPET
+592.75'
LEVEL 08
+575.83'
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+588.75'
LEVEL 02
+514.00'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
MAX. FIRE DEP. HT.
+576.83'
T.O PARAPET
+592.75'
LEVEL 08
+575.83'
1/16" = 1'-0"
1COURTYARD 2 EAST ELEVATION
1/16" = 1'-0"
2COURTYARD 2 WEST ELEVATION
LIVING11'-5" x 8'-2"
A3.04
STANDING SEAM METAL PANELS
DARK BRONZE VINYL WINDOWS
METAL MESH GUARDRAIL
CEMENT PLASTER P-3
CEMENT PLASTER P-1
METAL TRELLIS W/ VINES OVER CEMENT
PLASTER FINISH
STANDING SEAM METAL PANELS DARK BRONZE VINYL WINDOWS
METAL MESH GUARDRAIL
CEMENT PLASTER P-1
POTENTIAL MURAL LOCATION,
ARTIST TBD
CEMENT PLASTER P-3
POOL SPA
METRO
LOWEST GRADE FIRE ACCESS
+502.07'
B2 C1
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+588.75'
LEVEL 02
+512.50'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
MAX. FIRE DEP. HT.
+576.83'
+505.65'
C1
C1
C1
C1 POOL ROOM
+531.12' @ SANTA ANITA
+526.83' @ SANTA ANITA
MAX. BLDG. HT.
+592.75'
LEVEL 08
+575.83'
+503.32'
B2
B2
B2
B2
LEASING CENTER
B4
+506.25'
SANTA ANITA AVENUE
ROLYN PLACE
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
LW1
POOL ROOM
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+578.67'
LEVEL 02
+514.00'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
T.O. PARAPET
+582.67'
+505.25'
MAX. BLDG. HT.
+592.75'
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
BUILDING
SECTIONS
A4.01
1/16" = 1'-0"
1SECTION 1
1/16" = 1'-0"
2SECTION 2
26'-0
"
15'-1"
33
'
-
9
"
11'-7"
14'-10"
KITCHEN
15'-5" x 8'-0"
LIVING AREA
18'-3" x 11'-3"
BATHROOM
10'-6" x 7'-7"
LIN
E
N
FFE IS
LAND
30X72
32
'
-
0
"
17'-3"
1 5 '-1 1 "
1
3
'
-
9
"
23'-
10"
16'-6"
24
'
-
4
"
1
9
'
-
1
0
"
BATHROOM
10'-0" x 7'-7"BATHROOM
10'-0" x 7'-2"
BEDROOM
11'-0" x 8'-7"
LIVING
10'-3" x 14'-8"
KITCHEN
16'-2" x 6'-4"
LIVING AREA
15'-9" x 19'-6"
29
'
-
9
"
35'-2"
8'
-
6
"
30
'-2"
13'-11"
BEDROOM
12'-2" x 12'-0"
W.I.C
8'-3" x 5'-7"
BATHROOM
7'-4" x 10'-1"
BALCONY
7'-6" x 13'-6"
LIVING
13'-7" x 11'-0"
LINENKITCHEN
14'-3" x 11'-8"
FFE ISLA
N
D
30X72
32
'
-
0
"
24'-6"
BEDROOM
12'-0" x 10'-9"
LIVING
14'-2" x 12'-6"
KITCHEN
15'-8" x 11'-10"
BATHROOM
7'-4" x 10'-3"
W.I.C
4'-8" x 7'-0"
BALCONY
6'-8" x 10'-6"
LINEN
FF
E
I
S
L
A
N
D
30
X
7
2
23
'
-
9
"
24'-1"
1
3
'
-
1
0
"
1 4 '-2 "
23
'
-
8
"
BALCONY
5'-6" x 8'-4"
BEDROOM
12'-0" x 10'-6"
KITCHEN
15'-9" x 7'-10"
BATHROOM
7'-7" x 10'-0"W.I.C.
10'-7" x 5'-8"
LIVING
13'-8" x 12-3"
FF
E
I
S
L
A
N
D
30
X
7
2
22'-6"
33
'
-
8
"
LIVING
10'-0" x 11'-3"
BALCONY
5'-2" x 13'-0"
BEDROOM
14'-9" x 10'-0"
KITCHEN
15'-9" x 10'-8"
BATHROOM
10'-6" x 7'-6"FF
E
I
S
L
A
N
D
30
X
7
2
N O T F O R
CO
NST
RU
C
T
ION
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
R
E
E
T
,
S
U
I
T
E
1
4
0
CA
R
L
S
B
A
D
,
C
A
9
2
0
0
8
ENTITLEMENT SUBMITTAL / /23
ENLARGED
UNIT PLANS
A6.01 1/4" = 1'-0"
1UNIT A1 (42 UNITS @ 638 SF)2UNIT A2 (40 UNITS @ 538 SF)3UNIT A3 (1 UNIT @ 628 SF)
1/4" = 1'-0" 1/4" = 1'-0"
1/4" = 1'-0"
4UNIT B1 (42 UNITS @ 738 SF)
1/4" = 1'-0"
5UNIT B2 (89 UNITS @ 725 SF)
1/4" = 1'-0"
6UNIT B3 (59 UNITS @ 739 SF)
1/4" = 1'-0"
7UNIT B4 (9 UNITS @ 697 SF)
A6.02
ENLARGED
UNIT PLANS
N O T F O R
CO
NS
T
R
U
C
TION
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
R
E
E
T
,
S
U
I
T
E
1
4
0
CA
R
L
S
B
A
D
,
C
A
9
2
0
0
8
ENTITLEMENT SUBMITTAL / /23
21
'
-
1
0
"
27'-7"
2
2
'
-
2
"
3 3 '-1 1 "
3
4
'
-
6
"
BEDROOM
15-4" x 10'-0"
BEDROOM
10'-0" x 12'-8"
BATHROOM
7'-6" x 10'-3"
BATHROOM
7'-3" x 10'-3"
LIVING AREA
12-0" x 10-5"W.I.C.
7'-7" x 5'-8"
BALCONY
5'-0" x 9'-9"
L
INEN
KITCHEN
16'-11" x 10'-10"
FFE ISL
AND
30X72
W.I.C.
6'-9" x 5'-11"
34'-11"
38
'
-
9
"
LIVING / DINING AREA
12'-1" x 21'-7"
KITCHEN
12'-7" x 15'-9"
BALCONY
6'-8" x 10'-7"
BEDROOM
10'-1" x 12'-4"
BEDROOM
10'-8" x 13'-6"
BATHROOM
7'-4" x 10'-3"
BATHROOM
10'-2" x 8'-10"
W.I.C.
7'-3" x 6'-4"
W.I.C.
8'-3" x 4'-10"
FF
E
I
S
L
A
N
D
30
X
7
2
24
'
-
0
"
34'-11"
1
6
'
-
2
"
3 3 '-1 "
13
'
-
0
"
9'
-
0
"
2'
-
5
"
BEDROOM
12-4" x 10'-9"
BEDROOM
14-11" x 10'-0"
BATHROOM
7'-4" x 10'-9"
BATHROOM
13'-2" x 8'-10"
W.I.C.
8'-0" x 4'-10"
KITCHEN
15'-6" x 12'-6"
FF
E
I
S
L
A
N
D
30
X
7
2
LIVING / DINING AREA
14'-10" x 12'-3"
BALCONY
5'-6" x 9'-3"
27
'
-
8
"
22'-6"
35
'
-
0
"
OPEN
TO
BELOW
DN
UP
BATHROOM
10'-3" x 7'-9"
BATHROOM
7'-1" x 7'-3"
KITCHEN
13'-0" x 12'-10"
WORK SPACE
11'-3" x 16'-4"
LOFT
12'-10" x 13'-6"
W.I.C.
4'-8" x 9'-2"HALLWAY
22'-6"
6'
-
0
"
LINEN
FF
E
I
S
L
A
N
D
30
X
7
2
1/4" = 1'-0"
12UNIT C2 (24 UNITS @ 1137 SF)3UNIT C3 (4 UNITS @ 1296 SF)
1/4" = 1'-0" 1/4" = 1'-0"
1/4" = 1'-0"
UNIT LW1 (9 UNITS @ 1028 SF)
1/4" = 1'-0"
5UNIT LW1-MEZZ 4
UNIT C1 (40 UNITS @ 1151 SF)
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
A7.01
CONCEPTUAL
EXTERIOR
RENDERINGS
VIEW LOOKING NORTHWEST ON SANTA ANITA AVE
VIEW LOOKING WEST FROM THE METRO LINE
N O T F O R
CO
NS
T
R
U
C
TION
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
R
E
E
T
,
S
U
I
T
E
1
4
0
CA
R
L
S
B
A
D
,
C
A
9
2
0
0
8
ENTITLEMENT SUBMITTAL / /23
A7.02
CONCEPTUAL
POOL ROOM
RENDERINGS
VIEW OF COURTYARD 1 AND POOL ROOM LOOKING NORTH
INTERIOR VIEW OF POOL ROOM
N O T F O R
CO
NS
T
R
U
C
TION
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
R
E
E
T
,
S
U
I
T
E
1
4
0
CA
R
L
S
B
A
D
,
C
A
9
2
0
0
8
ENTITLEMENT SUBMITTAL / /23
A7.10
REVISED MASSING: VIEW LOOKING SOUTHEAST ON ROLYN PLACE
PREVIOUSLY PROPOSED MASSING 09/05/2023
HEIGHT REDUCTION:
CONCEPTUAL
RENDERING
COMPARISON
N O T F O R
CO
NS
T
R
U
C
TION
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
R
E
E
T
,
S
U
I
T
E
1
4
0
CA
R
L
S
B
A
D
,
C
A
9
2
0
0
8
ENTITLEMENT SUBMITTAL / /23
VIEW OF LIVE-WORK UNITS ALONG ROLYN PLACE
PREVIOUSLY PROPOSED MASSING 09/05/2023 PREVIOUSLY PROPOSED MASSING 09/05/2023
A7.11
HEIGHT REDUCTION:
CONCEPTUAL
RENDERING
COMPARISONREVISED MASSING: VIEW OF LIVE-WORK UNITS
N O T F O R
CON
S
T
R
U
C
TION
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
R
E
E
T
,
S
U
I
T
E
1
4
0
CA
R
L
S
B
A
D
,
C
A
9
2
0
0
8
ENTITLEMENT SUBMITTAL / /23
A7.12
REVISED AERIAL VIEW
PREVIOUSLY PROPOSED MASSING 09/05/2023
HEIGHT REDUCTION:
CONCEPTUAL
RENDERING
COMPARISONREVISED MASSING: AERIAL VIEW
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
VIEW FROM SAN MIGUEL DRIVE LOOKING EAST
PREVIOUSLY PROPOSED MASSING 09/05/2023
AREA OF HEIGHT REDUCTION
A7.13
REVISED MASSING: VIEW FROM SAN MIGUEL DRIVE LOOKING NORTHEAST
HEIGHT REDUCTION:
CONCEPTUAL
RENDERING
COMPARISON
AREA OF HEIGHT REDUCTION
N O T F O R
CON
S
T
R
U
C
TION
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
R
E
E
T
,
S
U
I
T
E
1
4
0
CA
R
L
S
B
A
D
,
C
A
9
2
0
0
8
ENTITLEMENT SUBMITTAL / /23
VIEW FROM SAN MIGUEL DRIVE LOOKING EAST
PREVIOUSLY PROPOSED MASSING 09/05/2023 : 9AM WINTER SOLSTICE SHADE & SHADOW
A7.14
HEIGHT REDUCTION:
SHADE AND SHADOW
COMPARISONREVISED MASSING: 9AM WINTER SOLSTICE SHADE & SHADOW
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
VIEW FROM SAN MIGUEL DRIVE LOOKING EAST
A7.15
HEIGHT REDUCTION:
LEVEL 08 FLOOR
PLAN COMPARISON
24'-6"34'-6"34'-6"34'-6"34'-6"34'-6"34'-5"10'-4"24'-6"
266'-3"
24'-6"
24'-5"24'-6"
49'-0"
16'-1"4'-5"
B1B1B1
A1
A1
B1B1B1
A1
B1B1B1
A1
B1B1B1
A1
B1B1B1
A1
B3
B3
B2 B2B3
B3
B2 C1
B3
B3
B1B1B1B1B1
A1
B1B1B1B1B1
A1
A1
B1B1B1
A1
C2C2C2C2
B1
B3
B3
B3
B3
C1 C1 C1 C1 C1
B2 B2
C1B2B2
C1
B3
B3
SKY
LOUNGE750SF750SF750 SF750 SF750 SF
C2
B1B1B1B1B1
C2
A04.01
1
A04.01
2
STAIR SERVINGRRTARRVNSRLEVEL 1 THROUGHGHHEVOUGHHT
ROOF ACCESSCEOSSS
STAIR SERVINGSEE
LEVEL 1 THROUGHRROOF ACCESSS
PROPERTY LINEL
A3.02
2
STAIR #1##
STAIR #6
STAIR #4
STAIR #3
STAIR #2
A3.03
1
A3.03
2
A3.043.
1
A3.04
2
STAIR SERVINGSSE
LEVEL 1 THROUGHHHR
LEVEL 8 ACCESSESS
STAIR SERVINGST
LEVEL 1 THROUGHEE
LEVEL 8 ACCESSE
A3.01
1
B4B4B4B4
17'-3"
248'-2"
24'-6"24'-3"26'-10"13'-9"10'-4"24'-6"24'-6"17'-3"24'-6"24'-6"24'-6"23'-10"5'-8"
17'-3"
24'-6"24'-6"
49'-0"
24'-6"
7'-3"
ROOF
SKYSKYSKY
LOUNGE
750SF750SF750 SF750SF
ROOF DECK1,219 SFA3.022
A3.03
1
A3.03
2
A3.04
1
A3.042
STAIR #1
STAIR #4
STAIR SERVINGG
LEVEL 1 THROUGHROOF ACCESS
STAIR SERVINGAA
LEVEL 1 THROUGH
LEVEL 8 ACCESS
STAIR #3
STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
STAIR #6S
A04.011
A04.012
B1B1B1B1
B1B1B1B1
C2C2C2
B3
B3B3B3
B3B3B3B3
B3B3B3B3
B2
B3
B3
B2B2
1
A1
B2B3
B3 B3
A1
A1
B2
STAIR SERVINGSTAIR SERVINGNGNGRR
LEVEL 1 THROUGHLEVEL 1 THROUGHGGGHHTHTHROOF ACCESSROOF ACCESS
B3B3B3B3
B1B1B1B1
A1A1
BBB3B3B3B3
C2
B3B3
B3B3
A2A2A2A2
B2
A2 A2
C2C2C2C2
B2B2B2B2
B2
A2
PROPERTY LINEE
B1B1B1B1
A1A1A1A1A1
B2
B2B2A2B2
B2
C1C1C1C1
C1C1C1
C1C1C1
C1C1C1
C1C1C1
B2B2B2B2A2
REVISED MASSING:
LEVEL 08 FLOOR PLAN
PREVIOUSLY PROPOSED MASSING 09/05/2023:
LEVEL 08 FLOOR PLAN
AREA OF HEIGHT REDUCTION
B1B1B1B1B1B1B1B1B1B1B1B1B1B1B1B1
A1A1
B1B1B1B1B1B1B1B1B1B1B1B1B1B1
A1A1
B1B1B1B1B1B1B1B1B1B1B1B1B1B1B1B1
A1A1
B1B1B1B1B1B1B1B1B1B1B1B1B1B1B1B1
A1A1
B1B1B1B1B1B1B1B1B1B1B1B1B1B1B1B1
A1A1A1A1
B1B1B1B1B1B1B1B1B1B1B1B1B1B1B1B1
A1A1A1A1
B1B1B1B1B1B1B1B1B1B1B1B1B1B1B1B1
A1A1A1A1
C2C2
OPENOPEN BELOWBELOWTO BTO B
STAIR #5STAIR #5
ROOFROOF
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
VIEW FROM SAN MIGUEL DRIVE LOOKING EAST
LEASING CENTER
B4
+506.25'
SANTA ANITA AVENUE
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
LW1
POOL ROOM
+505.25'
LEASING CENTER
B4
+506.25'
SANTA ANITA AVENUE
ROLYN PLACE
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
LW1
POOL ROOM
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+578.67'
LEVEL 02
+512.50'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
T.O. PARAPET
+582.67'
+505.25'
MAX. BLDG. HT.
+592.75'
1/16" = 1'-0"
1SECTION 1
PREVIOUSLY PROPOSED MASSING 09/05/2023
REVISED MASSING
ROLYN PLACE
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+588.75'
LEVEL 02
+512.50'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
MAX. FIRE DEP. HT.
+576.83'
T.O. PARAPET
+592.75'
LEVEL 08
+575.83'
1/16" = 1'-0"
1SECTION 1
LEASING CENTER
B4
+506.25'
SANTA ANITA AVENUE
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
LW1
POOL ROOM
+505.25'
LEASING CENTER
B4
+506.25'
SANTA ANITA AVENUE
ROLYN PLACE
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
LW1
POOL ROOM
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+578.67'
LEVEL 02
+512.50'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
T.O. PARAPET
+582.67'
+505.25'
MAX. BLDG. HT.
+592.75'
1/16" = 1'-0"
1SECTION 1
PREVIOUSLY PROPOSED MASSING 09/05/2023
REVISED MASSING
ROLYN PLACE
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'
T.O. ROOF SHEATHING
+588.75'
LEVEL 02
+512.50'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
MAX. FIRE DEP. HT.
+576.83'
T.O. PARAPET
+592.75'
LEVEL 08
+575.83'
1/16" = 1'-0"
1SECTION 1
LEASING CENTER
B4
+506.25'+506.25'
SANTA ANITA AVENUESANTA ANITA AVENUE
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
LW1
POOL ROOM
+505.25'+505.25'
PREVIOUSLY PROPRPREVIOUSLY PRO
ROLYN PLACEROLYN PLACE
LOWEST GRADE FIRE ACCESSLOWEST GRADE FIRE ACCESS
+502.07'+502.07'
AVG. NATURAL GRADEAVG. NATURAL GRADE
+504.65'+504.65'
LEVEL 01 PARKINGLEVEL 01 PARKING
+501.50'+501.50'EEEEEEE
T.O.T.O.ROOF SHEATHINGROOF SHEATHING
+588.75'+588.75'
LEVEL 02LEVEL 02
+512.50'+512.50'
LEVEL 03LEVEL 03
+523.50'+523.50'
LEVEL 04LEVEL 04
+535.50'+535.50'
LEVEL 05LEVEL 05
+545.58'+545.58'
LEVEL 06LEVEL 06
+555.67'+555.67'
LEVEL 07LEVEL 07
+565.75'+565.75'
MAX. FIRE DEP. HT.MAX. FIRE DEP. HT.
+576.83'+576.83'
T.O.T.O.PARAPETPARAPET
+592.75'+592.75'
LEVEL 08LEVEL 08
+575.83'+575.83'
A7.16
HEIGHT REDUCTION:
BUILDING SECTION
COMPARISON
LEASING CENTER
B4
+506.25'
SANTA ANITA AVENUE
ROLYN PLACE
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
LW1
POOL ROOM
LOWEST GRADE FIRE ACCESS
+502.07'
AVG. NATURAL GRADE
+504.65'
LEVEL 01 PARKING
+501.50'EE
T.O.ROOF SHEATHING
+578.67'
LEVEL 02
+514.00'
LEVEL 03
+523.50'
LEVEL 04
+535.50'
LEVEL 05
+545.58'
LEVEL 06
+555.67'
LEVEL 07
+565.75'
T.O.PARAPET
+582.67'
+505.25'.25+505
MAX. BLDG. HT.
+592.75'
AREA OF HEIGHT REDUCTION
B1 B1
AREA OF HEIGHT REDUCTION
1/16" = 1'-0"
1SECTION 1
REVISED MASSING
N O T F O R
CO
NS
T
R
U
C
TION
ISSUANCE NAME DATE
AL
E
X
A
N
A
R
R
O
Y
O
32
5
N
.
S
A
N
T
A
A
N
I
T
A
A
V
E
.
AR
C
A
D
I
A
,
C
A
9
1
0
0
6
PR
O
J
E
C
T
N
U
M
B
E
R
:
2
1
-
2
5
1
57
9
0
F
L
E
E
T
S
T
R
E
E
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ENTITLEMENT SUBMITTAL / /23
A8.01
MATERIALS
BOARD
CEMENT PLASTER P-1 W/ SAND FINISH
CEMENT PLASTER P-2 W/ SMOOTH FINISH
CEMENT PLASTER P-3 W/ SAND FINISH
METAL MESH GUARDRAIL
METAL PICKET GUARDRAIL
STANDING SEAM METAL PANELS
METAL TRELLIS W/ VINES OVER CEMENT PLASTER FINISH
ARCHITECTURAL FINISHED CONCRETE
STONE VENEER
DARK BRONZE STOREFRONT W/ CLEAR GLAZING
DARK BRONZE VINYL WINDOWS
1.
2.
3.
4.
5.
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12/22/23
The project aims to celebrate the local
ecosystems, namely drawing inspriation
The anatomy of a winding riverbed is
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The Trailhead
The River’s edge
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A01.00
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ENTITLEMENT SUBMITTAL: 03/29/24
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The Trailhead
The River’s edge
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ENTITLEMENT SUBMITTAL: 03/29/24
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ENTITLEMENT SUBMITTAL: 03/29/24
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by warm sedimentary layers and
materials soften seating and shade
wash of varying sizes of sediment,
heights and organically placed
elements start to soften edges and
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A01.00
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A01.00
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Date
ENTITLEMENT SUBMITTAL: 03/29/24
12/22/23
03/29/24
NAMESYMBOL
ABUTILON PALMERI
PALMER'S INDIAN MALLOW
NAMESYMBOL
PLANTING LEGEND: Trees
PLANTING LEGEND: Shrubs & Groundcover
STREET TREE PER CITY'S FINAL APPROVAL:
CERCIS OCCIDENTALIS 'FOREST PANSY'
FOREST PANSY WESTERN REDBUD
CERCIS OCCIDENTALIS 'FOREST PANSY'
FOREST PANSY WESTERN REDBUD
ACACIA ITEAPHYLLA
WILLOW WATTLE
AEONIUM 'ZWARTKOP'
BLACK ROSE AEONIUM
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE
AGAVE OVATIFOLIA
WHALE'S TONGUE AGAVE
BOUTELOUA GRACILIS
BLUE GRAMA
CALYLOPHUS HARTWEGII
HARTWEG EVENING PRIMROSE
VERBENA LILACINA 'DE LA MINA'
CEDROS ISLAND VERBENA
ERIOGONUM GIGANTEUM
ST. CATHERINE'S LACE BUCKWHEAT
ERIOGONUM FASCICULATUM 'BRUCE DICKINSON'
BRUCE DICKINSON BUCKWHEAT
GAURA LINDHEIMERI 'SISKIYOU PINK'
SISKYOU PINK BEE BLOSSOM
HETEROMELES ARBUTIFOLIA
TOYON
HEUCHERA MAXIMA
ISLAND ALUM ROOT
SIZE
24"
BOX 15
49
WATER
REQ.*QTY
5
24"
BOX
24"
BOX
SIZE
50% 15 GAL.
@ 48" OC
35% 5 GAL.
30" OC
15% 1 GAL.
@ 18" OC
QTY
8
LOW
WATER
REQ.*
*WATER REQUIREMENT PLANT FACTOR IS BASED ON WUCOLS DATABASE AND CAN BE FOUND
ONLINE AT: http://ucanr.eduedu/sites/WUCOLS/
GEIJERA PARVIFOLIA
AUSTRALIAN WILLOW
COTINUS COGGYGRIA 'ROYAL PURPLE'
ROYAL PURPLE SMOKETREE
48"
BOX 7
CHITALPA X TASHKENTENSIS
CHITALPA
CHILOPSIS LINEARIS 'BURGUNDY'
BURGUNDY DESERT WILLOW
FRANGULA CALIFORNICA
COFFEEBERRY
MUHLENBERGIA CAPILLARIS 'REGAL MIST'
PINK MUHLY
MUHLENBERGIA DUBIA
PINE MUHLY
MUHLENBERGIA RIGENS
DEER GRASS
SALVIA CHAMAEDRYOIDES
GERMANDER SAGE
SESLERIA AUTUMNALIS
AUTUMN MOOR GRASS
NEPHROLEPIS CORDIFOLIA
SWORD FERN
QUERCUS AGRIFOLIA
COAST LIVE OAK
MED
LOW
LOW
LOW
LOW
VLOW
LOW
LOW
LOW
MED
MED
MED
LOW
LOW
MED
24,459 SF
EXISTING TREE TO REMAIN -2-
48"
BOX 6ARBUTUS UNEDO
STRAWBERRY TREE
48"
BOX 3
24"
BOX 13
48"
BOX 5
LOPHOSTEMON CONFERTUS
BRISBANE BOX
36"
BOX 22
PLATANUS X ACERFOLIA 'BLOODGOOD'
BLOODGOOD PLANETREE
24"
BOX
ACHILLEA MILLEFOLIUM 'PAPRIKA'
PAPRIKA YARROW
PHLOMIS FRUTICOSA
JERUSALEM SAGE
WOODWARDIA FIMBRIATA
GIANT CHAIN FERN MED
LOW
VLOW
VLOW
MED
LOW
LOW
LOW
LEYMUS CONDENSATUS 'CANYON PRINCE'
CANYON PRINCE WILD RYE LOW
LOW
MED
MED
LOW
LOW
LOW
LOW
LOW
LOW
1936"
BOX
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
LEVEL 01
FLOOR PLAN
A01.00
RO
Signature8/31/17
Expiration Date
DS
C
Date
ENTITLEMENT SUBMITTAL: 03/29/24
12/22/23
03/29/24
NAMESYMBOL
ABUTILON PALMERI
PALMER'S INDIAN MALLOW
NAMESYMBOL
PLANTING LEGEND: Trees
PLANTING LEGEND: Shrubs & Groundcover
STREET TREE PER CITY'S FINAL APPROVAL:
CERCIS OCCIDENTALIS 'FOREST PANSY'
FOREST PANSY WESTERN REDBUD
CERCIS OCCIDENTALIS 'FOREST PANSY'
FOREST PANSY WESTERN REDBUD
ACACIA ITEAPHYLLA
WILLOW WATTLE
AEONIUM 'ZWARTKOP'
BLACK ROSE AEONIUM
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE
AGAVE OVATIFOLIA
WHALE'S TONGUE AGAVE
BOUTELOUA GRACILIS
BLUE GRAMA
CALYLOPHUS HARTWEGII
HARTWEG EVENING PRIMROSE
VERBENA LILACINA 'DE LA MINA'
CEDROS ISLAND VERBENA
ERIOGONUM GIGANTEUM
ST. CATHERINE'S LACE BUCKWHEAT
ERIOGONUM FASCICULATUM 'BRUCE DICKINSON'
BRUCE DICKINSON BUCKWHEAT
GAURA LINDHEIMERI 'SISKIYOU PINK'
SISKYOU PINK BEE BLOSSOM
HETEROMELES ARBUTIFOLIA
TOYON
HEUCHERA MAXIMA
ISLAND ALUM ROOT
SIZE
24"
BOX 15
49
WATER
REQ.*QTY
5
24"
BOX
24"
BOX
SIZE
50% 15 GAL.
@ 48" OC
35% 5 GAL.
30" OC
15% 1 GAL.
@ 18" OC
QTY
8
LOW
WATER
REQ.*
*WATER REQUIREMENT PLANT FACTOR IS BASED ON WUCOLS DATABASE AND CAN BE FOUND
ONLINE AT: http://ucanr.eduedu/sites/WUCOLS/
GEIJERA PARVIFOLIA
AUSTRALIAN WILLOW
COTINUS COGGYGRIA 'ROYAL PURPLE'
ROYAL PURPLE SMOKETREE
48"
BOX 7
CHITALPA X TASHKENTENSIS
CHITALPA
CHILOPSIS LINEARIS 'BURGUNDY'
BURGUNDY DESERT WILLOW
FRANGULA CALIFORNICA
COFFEEBERRY
MUHLENBERGIA CAPILLARIS 'REGAL MIST'
PINK MUHLY
MUHLENBERGIA DUBIA
PINE MUHLY
MUHLENBERGIA RIGENS
DEER GRASS
SALVIA CHAMAEDRYOIDES
GERMANDER SAGE
SESLERIA AUTUMNALIS
AUTUMN MOOR GRASS
NEPHROLEPIS CORDIFOLIA
SWORD FERN
QUERCUS AGRIFOLIA
COAST LIVE OAK
MED
LOW
LOW
LOW
LOW
VLOW
LOW
LOW
LOW
MED
MED
MED
LOW
LOW
MED
24,459 SF
EXISTING TREE TO REMAIN -2-
48"
BOX 6ARBUTUS UNEDO
STRAWBERRY TREE
48"
BOX 3
24"
BOX 13
48"
BOX 5
LOPHOSTEMON CONFERTUS
BRISBANE BOX
36"
BOX 22
PLATANUS X ACERFOLIA 'BLOODGOOD'
BLOODGOOD PLANETREE
24"
BOX
ACHILLEA MILLEFOLIUM 'PAPRIKA'
PAPRIKA YARROW
PHLOMIS FRUTICOSA
JERUSALEM SAGE
WOODWARDIA FIMBRIATA
GIANT CHAIN FERN MED
LOW
VLOW
VLOW
MED
LOW
LOW
LOW
LEYMUS CONDENSATUS 'CANYON PRINCE'
CANYON PRINCE WILD RYE LOW
LOW
MED
MED
LOW
LOW
LOW
LOW
LOW
LOW
1936"
BOX
15,088 SF
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
LEVEL 01
FLOOR PLAN
A01.00
RO
Signature8/31/17
Expiration Date
DS
C
Date
ENTITLEMENT SUBMITTAL: 03/29/24
12/22/23
03/29/24
NAMESYMBOL
ABUTILON PALMERI
PALMER'S INDIAN MALLOW
NAMESYMBOL
PLANTING LEGEND: Trees
PLANTING LEGEND: Shrubs & Groundcover
STREET TREE PER CITY'S FINAL APPROVAL:
CERCIS OCCIDENTALIS 'FOREST PANSY'
FOREST PANSY WESTERN REDBUD
CERCIS OCCIDENTALIS 'FOREST PANSY'
FOREST PANSY WESTERN REDBUD
ACACIA ITEAPHYLLA
WILLOW WATTLE
AEONIUM 'ZWARTKOP'
BLACK ROSE AEONIUM
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE
AGAVE OVATIFOLIA
WHALE'S TONGUE AGAVE
BOUTELOUA GRACILIS
BLUE GRAMA
CALYLOPHUS HARTWEGII
HARTWEG EVENING PRIMROSE
VERBENA LILACINA 'DE LA MINA'
CEDROS ISLAND VERBENA
ERIOGONUM GIGANTEUM
ST. CATHERINE'S LACE BUCKWHEAT
ERIOGONUM FASCICULATUM 'BRUCE DICKINSON'
BRUCE DICKINSON BUCKWHEAT
GAURA LINDHEIMERI 'SISKIYOU PINK'
SISKYOU PINK BEE BLOSSOM
HETEROMELES ARBUTIFOLIA
TOYON
HEUCHERA MAXIMA
ISLAND ALUM ROOT
SIZE
24"
BOX 15
49
WATER
REQ.*QTY
5
24"
BOX
24"
BOX
SIZE
50% 15 GAL.
@ 48" OC
35% 5 GAL.
30" OC
15% 1 GAL.
@ 18" OC
QTY
8
LOW
WATER
REQ.*
*WATER REQUIREMENT PLANT FACTOR IS BASED ON WUCOLS DATABASE AND CAN BE FOUND
ONLINE AT: http://ucanr.eduedu/sites/WUCOLS/
GEIJERA PARVIFOLIA
AUSTRALIAN WILLOW
COTINUS COGGYGRIA 'ROYAL PURPLE'
ROYAL PURPLE SMOKETREE
48"
BOX 7
CHITALPA X TASHKENTENSIS
CHITALPA
CHILOPSIS LINEARIS 'BURGUNDY'
BURGUNDY DESERT WILLOW
FRANGULA CALIFORNICA
COFFEEBERRY
MUHLENBERGIA CAPILLARIS 'REGAL MIST'
PINK MUHLY
MUHLENBERGIA DUBIA
PINE MUHLY
MUHLENBERGIA RIGENS
DEER GRASS
SALVIA CHAMAEDRYOIDES
GERMANDER SAGE
SESLERIA AUTUMNALIS
AUTUMN MOOR GRASS
NEPHROLEPIS CORDIFOLIA
SWORD FERN
QUERCUS AGRIFOLIA
COAST LIVE OAK
MED
LOW
LOW
LOW
LOW
VLOW
LOW
LOW
LOW
MED
MED
MED
LOW
LOW
MED
24,459 SF
EXISTING TREE TO REMAIN -2-
48"
BOX 6ARBUTUS UNEDO
STRAWBERRY TREE
48"
BOX 3
24"
BOX 13
48"
BOX 5
LOPHOSTEMON CONFERTUS
BRISBANE BOX
36"
BOX 22
PLATANUS X ACERFOLIA 'BLOODGOOD'
BLOODGOOD PLANETREE
24"
BOX
ACHILLEA MILLEFOLIUM 'PAPRIKA'
PAPRIKA YARROW
PHLOMIS FRUTICOSA
JERUSALEM SAGE
WOODWARDIA FIMBRIATA
GIANT CHAIN FERN MED
LOW
VLOW
VLOW
MED
LOW
LOW
LOW
LEYMUS CONDENSATUS 'CANYON PRINCE'
CANYON PRINCE WILD RYE LOW
LOW
MED
MED
LOW
LOW
LOW
LOW
LOW
LOW
1936"
BOX
8,457 SF
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
LEVEL 01
FLOOR PLAN
A01.00
RO
Signature8/31/17
Expiration Date
DS
C
Date
ENTITLEMENT SUBMITTAL: 03/29/24
12/22/23
03/29/24
NAMESYMBOL
ABUTILON PALMERI
PALMER'S INDIAN MALLOW
NAMESYMBOL
PLANTING LEGEND: Trees
PLANTING LEGEND: Shrubs & Groundcover
STREET TREE PER CITY'S FINAL APPROVAL:
CERCIS OCCIDENTALIS 'FOREST PANSY'
FOREST PANSY WESTERN REDBUD
CERCIS OCCIDENTALIS 'FOREST PANSY'
FOREST PANSY WESTERN REDBUD
ACACIA ITEAPHYLLA
WILLOW WATTLE
AEONIUM 'ZWARTKOP'
BLACK ROSE AEONIUM
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE
AGAVE OVATIFOLIA
WHALE'S TONGUE AGAVE
BOUTELOUA GRACILIS
BLUE GRAMA
CALYLOPHUS HARTWEGII
HARTWEG EVENING PRIMROSE
VERBENA LILACINA 'DE LA MINA'
CEDROS ISLAND VERBENA
ERIOGONUM GIGANTEUM
ST. CATHERINE'S LACE BUCKWHEAT
ERIOGONUM FASCICULATUM 'BRUCE DICKINSON'
BRUCE DICKINSON BUCKWHEAT
GAURA LINDHEIMERI 'SISKIYOU PINK'
SISKYOU PINK BEE BLOSSOM
HETEROMELES ARBUTIFOLIA
TOYON
HEUCHERA MAXIMA
ISLAND ALUM ROOT
SIZE
24"
BOX 15
49
WATER
REQ.*QTY
5
24"
BOX
24"
BOX
SIZE
50% 15 GAL.
@ 48" OC
35% 5 GAL.
30" OC
15% 1 GAL.
@ 18" OC
QTY
8
LOW
WATER
REQ.*
*WATER REQUIREMENT PLANT FACTOR IS BASED ON WUCOLS DATABASE AND CAN BE FOUND
ONLINE AT: http://ucanr.eduedu/sites/WUCOLS/
GEIJERA PARVIFOLIA
AUSTRALIAN WILLOW
COTINUS COGGYGRIA 'ROYAL PURPLE'
ROYAL PURPLE SMOKETREE
48"
BOX 7
CHITALPA X TASHKENTENSIS
CHITALPA
CHILOPSIS LINEARIS 'BURGUNDY'
BURGUNDY DESERT WILLOW
FRANGULA CALIFORNICA
COFFEEBERRY
MUHLENBERGIA CAPILLARIS 'REGAL MIST'
PINK MUHLY
MUHLENBERGIA DUBIA
PINE MUHLY
MUHLENBERGIA RIGENS
DEER GRASS
SALVIA CHAMAEDRYOIDES
GERMANDER SAGE
SESLERIA AUTUMNALIS
AUTUMN MOOR GRASS
NEPHROLEPIS CORDIFOLIA
SWORD FERN
QUERCUS AGRIFOLIA
COAST LIVE OAK
MED
LOW
LOW
LOW
LOW
VLOW
LOW
LOW
LOW
MED
MED
MED
LOW
LOW
MED
24,459 SF
EXISTING TREE TO REMAIN -2-
48"
BOX 6ARBUTUS UNEDO
STRAWBERRY TREE
48"
BOX 3
24"
BOX 13
48"
BOX 5
LOPHOSTEMON CONFERTUS
BRISBANE BOX
36"
BOX 22
PLATANUS X ACERFOLIA 'BLOODGOOD'
BLOODGOOD PLANETREE
24"
BOX
ACHILLEA MILLEFOLIUM 'PAPRIKA'
PAPRIKA YARROW
PHLOMIS FRUTICOSA
JERUSALEM SAGE
WOODWARDIA FIMBRIATA
GIANT CHAIN FERN MED
LOW
VLOW
VLOW
MED
LOW
LOW
LOW
LEYMUS CONDENSATUS 'CANYON PRINCE'
CANYON PRINCE WILD RYE LOW
LOW
MED
MED
LOW
LOW
LOW
LOW
LOW
LOW
1936"
BOX
913 SF
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
LEVEL 01
FLOOR PLAN
A01.00
RO
Signature8/31/17
Expiration Date
DS
C
Date
ENTITLEMENT SUBMITTAL: 03/29/24
12/22/23
03/29/24
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
LEVEL 01
FLOOR PLAN
A01.00
RO
Signature8/31/17
Expiration Date
DS
C
Date
ENTITLEMENT SUBMITTAL: 03/29/24
12/22/23
03/29/24
ISSUANCE NAME DATE
ENTITLEMENT SUBMITTAL / /23
LEVEL 01
FLOOR PLAN
A01.00
RO
Signature8/31/17
Expiration Date
DS
C
Date
ENTITLEMENT SUBMITTAL: 03/29/24
12/22/23
03/29/24
Attachment No. 7
Attachment No. 7
Parking Analysis, dated November 2024
MEMORANDUM
TTo: Lisa Flores, City of Arcadia
FFrom: Lisa Valdez, Senior Transportation Planner
Amanda Meroux, EIT, Assistant Transportation Engineer
SSubject: Alexan Arroyo Parking Analysis
DDate: November 2024
ccc: Kristin Starbird, Dudek Project Manager
AAttachments A: Raw Parking Count Data
B: Parking Count Summary Tables
C: Photos- North side of St. Joseph Street (west of Santa Anita Avenue)
Dudek has prepared the following Parking analysis for the proposed Alexan Arroyo Residential project (proposed
project or project) in the City of Arcadia (City). The project includes 359 multi-family units, of which nine are proposed
as live/work units. The following analysis describes the City’s Development Parking Code requirements with the
State Density Bonus; estimates the project’s potential parking demand based on the Institute of Transportation
Engineers (ITE) parking demand rates; summarizes the results of an on-street parking demand survey conducted
within the vicinity of the site; and provides recommendations to minimize potential impacts to off-site parking.
1 Project Description
The project consists of 359 apartment units and various resident amenities located within five stories to be located
east of Rolyn Place and south of the Metro line railroad tracks. Figure 1, Project Vicinity Map, shows the project
location. Nine live-work units are located on the ground floor of the west facing building street frontage. The
residential units consist of 83 studios, 199 one-bedroom units, 68 two-bedroom units, and 9 live/work units. The
proposed project would dedicate 35 units for affordable housing. Residential amenities would include a fitness gym
and lounge area, courtyards, community rooms, a pool and spa deck, and bicycle parking. As part of the project,
several existing commercial buildings and surface parking will be demolished. The project qualifies for the State
Density Bonus program given its’ provision of affordable housing and proximity to the Metro A Line. However, the
project would provide more parking than required under the State Density Bonus Program, but not more than City
code. The project site plan is shown in Figure 2a. Figure 2b presents the proposed floor plan for the live/work units.
As shown in the figure, the residential square footage portion of the live/work unit equals approximately 82 percent
of the total square footage, and the “work” component equals approximately 18 percent of the total square footage.
MEMORANDUM
SUBJECT: ALEXAN ARROYO PARKING ANALYSIS
11663 2
NOVEMBER 2024
AA c c e s ss a n dd P a r k i n gg
Access to the site will be provided via two gated ingress/egress driveways: one on Santa Anita Avenue at the
southeast corner of the site and another on Rolyn Place at the southwest corner of the site (see Figure 2). A loading
zone is proposed on the east side of the site on Santa Anita Avenue. A fire lane will be provided along the northern
edge of the site, with driveway access provided on Rolyn Place and Santa Anita Avenue.
The Project would include a three-level parking garage for residents and guests. Vehicle access to the parking
garage would be provided from the driveways on Santa Anita Avenue and Rolyn Place. The Project would provide a
total of 454 parking spaces, including standard, accessible standard, and accessible van spaces.
Primary pedestrian access to the Project building would be provided via two ground-level residential lobbies: one
fronting Santa Anita Avenue and another fronting Rolyn Place. The live/work lofts would be directly accessible from
street level, as well as from the building interior via a hallway connecting the ground-floor lobby accessible from
Rolyn Place. Residential entry would also be provided from the parking garage via several stairways and two lobby
elevator shafts.
Off-site improvements would be required within the sidewalk and roadway rights-of-way along Santa Anita Avenue
and Rolyn Place. These improvements would include new sidewalks, modification and/or relocation of existing curb
cuts, utility connections, and new/replacement street trees
MEMORANDUM
SUBJECT: ALEXAN ARROYO PARKING ANALYSIS
11663 3
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Figure 1 Project Location
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Figure 2a Project Site Plan
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Figure 2b Live/Work Unit Floorplan
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2 Parking Requirements
This section presents the parking requirements with the State Density Bonus concessions applied to the project.
2.1 State Density Bonus Program and Assembly Bill 2345
The State Density Bonus Program (Government Code 65915) requires a city or county to provide a developer that
proposes a housing development in the city or county with a density bonus and other incentives or concessions for
the production of lower income housing units, or for the donation of land within the development, if the developer
agrees to, among other things, construct a specified percentage of units for very low income, low-income, or
moderate-income households or qualifying residents. Assembly Bill (AB) 2345, effective January 1, 2021, makes
several changes to the Density Bonus Law. AB 2345 further relaxes parking standards applicable to density bonus
projects. If a project provides at least 20 percent low income or 11 percent very low-income housing and is within
half a mile of a major transit stop, a city may not impose a vehicle parking ratio, inclusive of parking for persons
with a disability and guests, that exceeds 0.5 parking spaces per unit 1. In addition to the project’s proximity to the
Arcadia Metro A Line Station, the project is dedicating 35 units (14 percent) for very low-income housing and
therefore qualifies for the parking incentives under the State Density Bonus program.
2.2 Parking Spaces Required per Code
Table 1 presents the parking requirements by residential unit with the State Density Bonus applied.
Table 1. Required Parking Spaces by Use (With Density Bonus)
UUs e LL a n dd Us e SS i z ee (Un i t s /S F )
MM e t r i c ((w i t hh
DD e n s i t yy B on u s ) SS p a c e ss R e qu i r e d
Residential Studio 83 DU 0.5 spaces per unit 42
1 bedroom apartment 199 DU 0.5 spaces per unit 100
2-bedroom apartment 68 DU 0.5 spaces per unit 34
Live Work 9 units 0.5 spaces per unit 5
1,656 SF1 n/a —
TTotall Units 33599 DDU
SSpacess RRequiredd 1180 sspaces
SSpacess Provided 44544 spaces22
NNotes:SF = Square Feet
1.For the live/work units, City code requires 1 space per unit and 1 space per 1,000 SF of nonresidential floor area. However, the
nonresidential square footage is not included per the State Density Bonus.
2.Guest parking requirements included in the parking rates above per the State Density Bonus.
As shown, the proposed project is required to provide 180 parking spaces with the State Density Bonus SB 1818.
The project is proposing to provide 454 spaces, 275 spaces beyond the requirement.
1 Bill Text - SB-290 Density Bonus Law: qualifications for incentives or concessions: student housing for lower income students:
moderate-income persons and families: local government constraints.
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3 ITE Parking Demand Rates
The ITE Parking Generation Manual 5th Edition was also reviewed to compare the proposed parking supply to the
estimated parking demand using ITE published rates. The Parking Generation Manual contains parking
requirements and rates for various land uses based on empirical data and observations of existing sites. The
Parking Generation Manual distinguishes parking demand among various land uses based on factors such as
density, height, location (e.g., urban, suburban, City core), proximity to transit, seasonal variations, and other
factors. It also provides rates based on weekday, Saturday, and Sunday conditions and provides time of day
distributions. It is a widely used published source for calculating parking demand, particularly when local data is
not available, or unique site conditions are present. Consistent with the ITE land uses selected to estimate the
project trip generation, ITE Parking Generation demand rates for the project are based on the Multifamily Housing
Mid-Rise land use (Land Use Code 221). The ITE parking demand rates and projected maximum parking demand
are shown in Table 2 for the weekday and Saturday conditions.
Table 2. ITE Parking Demand Rates
WW e e k d a yy (Su b u r b a n // U r b a n ) SS a t u r d a yy ((SS u b u r b a n /U r ba n )
Land Use Code Multi-family mid-rise (221)
Size 359 dwelling units
Parking Supply 454 spaces
ITE Parking Demand Rate (spaces per unit)1.12 1.15
Peak Parking Demand 402 413
PProjectt PParkingg Surpluss 552 441
SSource:: ITE. 2019. Parking Generation Manual 5th Edition. February.
As shown in Table 2, based on the ITE rates, the project would have a peak parking demand of 413 spaces on a
Saturday, leaving a surplus of 41 parking spaces.The ITE rate does not account for the potential demand associated
with the live/work units, which may result in a slightly higher demand. However, per City parking code only two
additional spaces would be required for the live/work nonresidential square footage (1 space per 1,000 SF
required). Therefore, even with the nonresidential component of the project, the 454 spaces proposed would meet
the estimated parking demand on-site per ITE rates.
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4 Parking Demand Survey
A parking demand survey was conducted to determine the existing on-street parking demand on Rolyn Place and
St. Joseph Street, which are heavily used for on-street parking by the surrounding businesses. No off-street parking
counts were collected. Figure 3 presents the survey area by on-street segment. The survey area was broken into
three segments to better delineate the parking demand by location.
The following tasks were performed:
Collected 15-minute on-street counts on one weekday, from 6:00 AM to 8:00 PM and one Saturday from
7:00 AM to 2:00 PM.
Collected counts on both sides of Rolyn Place (red and blue line shown on Figure 3) and on both sides of
St. Joseph Street (green line shown on Figure 3).
Determined the approximate number of vehicles that can reasonably park on each segment to identify the
parking occupancy by segment.
Conducted a destination tracking parking count along the east side of Rolyn Place (blue line) to generally
determine how many vehicles who park on Rolyn Place are destined for the buildings that will be
demolished as part of the project (buildings in red shown on Figure 3).
Determined the on-street parking demand by location (blue, red, green lines).
Determined the on-street parking demand for the existing uses to be removed.
The parking supply was calculated assuming an average of 25 feet of curb space per parking space. The entire
survey area has an estimated parking supply of 85 spaces, as shown below:
Rolyn Place- north of St. Joseph Street (blue line, 35 spaces)
Rolyn Place- south of St. Joseph Street (red line, 35 spaces)
St. Joseph Street- west of Santa Anita Avenue (green line, 15 spaces)
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Figure 3 Parking Survey Area
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4.1 Parking Counts
The counts were collected on Thursday, September 12, 2024 from 6:00 AM to 8:00 PM and on Saturday,
September 14, 2024 from 7:00 am to 2:00 PM. The raw parking count data is provided as Attachment A. There are
approximately 15 businesses in the study area, representing a diverse mix of commercial, educational, and other
non-residential uses. The counts were collected to capture the peak hours that the businesses are open on a typical
weekday and weekend day. Per the Arcadia Development Code, parking on the street is currently prohibited
between the hours of 2:30 AM to 5:30 AM daily.
A destination tracking parking count was also conducted along the Rolyn Place, north of St. Joseph Street (blue line)
to generally determine how many vehicles who park on Rolyn Place are destined for the buildings that will be
demolished as part of the project (buildings in red shown on Figure 3).
4.2 Existing Parking Demand
The results of the parking demand survey are presented below by street segment and for the entire parking study
area combined.
RR o l y nn P l a c e -- N o r t hh o ff S t .. J o se p hh S t ree tt (b l u e ))
The existing weekday parking demand for Rolyn Place, north of St. Joseph Street is presented in Table 3 and the
existing Saturday parking demand is presented in Table 4. The results of the destination tracking parking count
conducted along this segment of Rolyn Place is also presented in the tables. This count was used to identify the
on-street parking demand associated with the existing uses to be removed, as well as to determine the potential
net change in on-street parking demand with the existing uses removed.
The peak weekday parking demand occurred at approximately 10:00 AM when 100% of the parking spaces were
occupied (35 spaces). The peak Saturday parking demand occurred at approximately 8:00 AM when 69% of the
parking spaces were occupied (24 spaces, including the existing uses to be removed). As shown in both tables,
there is a relatively low on-street parking demand associated with the existing uses at the project site. It is assumed
that most of the demand is currently being met on-site, with minor spillover onto the street. The parking demand
along this segment of Rolyn Place, which is also closest to the site, is relatively high, particularly in the morning
between 6:00 AM and 10:00 AM.
Table 3. Rolyn Place (North of St. Joseph Street) Weekday Parking Demand
H o u rr
Be g i n
T o t a ll P a r k e dd
V e h i c l e ss
(V P H )1
T r i p ss t oo
t h ee S i t e 2
P a r k i n gg
D e m a n dd (M i n u ss
D e m a n dd f o rr
E x i s tin gg SS i t e )
S p a c e ss
A v a i l a b l e 3
P e r c e n tt
O c c u p i e d
Pa r k i n gg
C a p a c i t yy MMe t?
6:00 AM 33 0 33 2 94%No
7:00 AM 31 0 31 4 89%No
8:00 AM 34 2 32 3 91%No
9:00 AM 34 0 34 1 97%No
10:000 AM 35 0 35 0 100% Yes
11:00 AM 28 4 24 11 69%No
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Table 3. Rolyn Place (North of St. Joseph Street) Weekday Parking Demand
HH o u rr
BBe g i n
TT o t a ll P a r k e dd
VV e h i c l e ss
(V P H )1
T r i p ss t oo
t h ee S i t e 2
P a r k i n gg
D e m a n dd (M i n u ss
D e m a n dd f o rr
E x i s tin gg SS i t e )
S p a c e ss
A v a i l a b l e 3
P e r c e n tt
O c c u p i e d
Pa r k i n gg
C a p a c i t yy MMe t?
12:00 PM 26 0 26 9 74%No
1:00 PM 26 0 26 9 74%No
2:00 PM 30 1 29 6 83%No
3:00 PM 31 1 30 5 86%No
4:00 PM 28 5 23 12 66%No
5:00 PM 19 4 15 20 43%No
6:00 PM 23 3 20 15 57%No
7:00 PM 19 1 18 17 51%No
Source:: Attachment A and B
Notes:VPH = vehicles per hour; Peak demand in bbold.
1 Counts collected on Thursday, September 12, 2024
2 Tracking parking count conducted to identify the on-street parking demand associated with the existing uses on-site to
be removed.
3 Parking supply is estimated to be 35 spaces and is based on an average of 25 feet per space. Spaces available do not include
demand for existing site.
Table 4. Rolyn Place (North of St. Joseph Street) Saturday Parking Demand
H o u rr
Be g i n
T o t a ll P a r k e dd
V e h i c l e ss
(V P H )1
T r i p ss t oo
t h ee S i t e 2
P a r k i n gg
D e m a n dd (M i n u ss
D e m a n dd f o rr
E x i s tin gg SS i t e ))
S p a c e ss
A v a i l a b l e 3
P e r c e n tt
O c c u p i e d
Pa r k i n gg
C a p a c i t yy MMe t?
7:00 AM 22 6 16 19 46%No
8:000 AM 28 4 24 11 69% No
9:00 AM 22 2 20 15 57%No
10:00 AM 20 2 18 17 51%No
11:00 AM 21 0 21 14 60%No
12:00 PM 16 0 16 19 46%No
1:00 PM 7 0 7 28 20%No
Source:: Attachment A and B
Notes:VPH = vehicles per hour; Peak demand in bbold.
1 Counts collected on Saturday, September 14, 2024
2 Tracking parking count conducted to identify the on-street parking demand associated with the existing uses on-site to
be removed.
3 Parking supply is estimated to be 35 spaces and is based on an average of 25 feet per space. Spaces available do not include
demand for existing site.
R o l y nn P l a c e -- S out hh o ff S t .. J o se p hh S t r e e tt (r e d ))
The existing weekday parking demand for Rolyn Place, south of St. Joseph Street is presented in Table 5 and the
existing Saturday parking demand is presented in Table 6. The peak weekday parking demand occurred at
approximately 7:00 PM when 69% of the parking spaces were occupied (24 spaces). The peak weekend parking
demand occurred at approximately 11:00 AM when 57% of the parking spaces were occupied (20 spaces).
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Table 5. Rolyn Place (south of St. Joseph St.) Weekday Parking Demand
HH o u rr B e g i n
TT o t a ll P a r k e dd
VV e h i c l e ss (V P H )11
S p a c e ss
A v a i l a b l e 2
P e r c e n tt
O c c u p i e d
Pa r k i n gg C a p a c i t yy
M e t ??
6:00 AM 9 26 26%No
7:00 AM 17 18 49%No
8:00 AM 21 14 60%No
9:00 AM 24 11 69%No
10:00 AM 24 11 69%No
11:00 AM 26 9 74%No
12:00 PM 24 11 69%No
1:00 PM 21 14 60%No
2:00 PM 19 16 54%No
3:00 PM 20 15 57%No
4:00 PM 21 14 60%No
5:00 PM 21 14 60%No
6:00 PM 22 13 63%No
7:000 PM 244 11 69%% No
Source:: Attachment A and B
Notes:VPH = vehicles per hour; Peak demand in bbold.
1 Counts collected on Thursday, September 12, 2024
2 Parking supply is estimated to be 35 spaces and is based on an average of 25 feet per space.
Table 6. Rolyn Place (south of St. Joseph St.) Saturday Parking Demand
H o u rr B e g i n
T o t a ll P a r k e dd
V e h i c l e ss (V P H )1
S p a c e ss
A v a i l a b le 2
P e r c e n tt
O c c u p i e d
Pa r k i n gg C a p a c i t yy
M e t ??
7:00 AM 0 35 0%No
8:00 AM 14 21 40%No
9:00 AM 14 21 40%No
10:00 AM 17 18 49%No
11:000 AM 200 15 57%% No
12:00 PM 16 19 46%No
1:00 PM 12 23 34%No
Source:: Attachment A and B
Notes:VPH = vehicles per hour; Peak demand in bbold.
1 Counts collected on Saturday, September 14, 2024
2 Parking supply is estimated to be 35 spaces and is based on an average of 25 feet per space.
S t .. Jo s e p hh S t r e e t -- W es tt o ff S a n t aa A n i t aa A ve n u ee (g r e e n ))
The existing weekday parking demand for St. Joseph Street, west of West Santa Anita Avenue is presented in Table
7 and the existing Saturday parking demand is presented in Table 8. During the parking survey, counters observed
between one and five vehicles parked along a portion of the sidewalk along the north side of St. Joseph Street.
Photos are provided as Attachment C. The vehicles appeared to be part of the vehicle fleet associated with the
existing business at this location. The number of illegally parked cars observed are noted in the tables below. In
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addition, there were several instances where there were more parked cars than the estimated supply of 15 spaces.
The supply is based on an average of 25 feet per space, however, as shown below, there was more availability for
parking when the vehicles maximized the curb space to the furthest extent possible.
The peak weekday parking demand occurred within six of the 14 hours of parking observations (12:00 PM, 2:00 PM
to 3:00 PM, and 7:00 PM) when 100% of the spaces were occupied (15 spaces). The peak Saturday parking
demand occurred at approximately 11:00 AM when 93% of the parking spaces were occupied (14 spaces). As
shown, this street segment has the highest occupancy rate in the study area.
Table 7. St. Joseph Street (West of Santa Anita Ave.) Weekday Parking Demand
HH o u rr
BBe g i n
TT o ta ll
P a rke dd
V e h ic l e ss
(V PH )1
S p a ce ss
A v a i l a b l e 2
P e r ce n tt
O c c u p i e d
P a r k in gg
C a p a c i t yy
M e t ??
I n c l u d i n gg I l l e g a l l yy P a r k e dd V e h i c le s 3
I l l e g a l l yy
P a r k e dd
V e h i c l e s
S p a c e ss
A v a i l a b l e
P e r c e n tt
O c c u p i e d
6:00 AM 1 14 7%No 5 9 40%
7:00 AM 5 10 33%No 4 6 60%
8:00 AM 7 8 47%No 3 5 67%
9:00 AM 10 5 67%No 2 3 80%
10:00 AM 14 1 93%No 1 0 100%
11:00 AM 14 1 93%No 2 -1 107%
12:000 PM 15 0 100% Yes 2 -22 113%
1:00 PM 14 1 93%No 1 0 100%
2:000 PM 155 0 1000% Yes 1 -11 1007%
3:000 PM 155 0 1000% Yes 1 -11 1007%
4:00 PM 13 2 87%No 1 1 93%
5:00 PM 14 1 93%No 1 0 100%
6:00 PM 14 1 93%No 1 0 100%
7:000 PM 17 -22 1000%++ Yes 1 -33 120%
Source:: Attachment A and B
Notes:VPH = vehicles per hour; Peak demand in bbold.
1 Counts collected on Thursday, September 12, 2024
2 Parking supply is estimated to be 15 spaces and is based on an average of 25 feet per space. However, in some instances more
vehicles were observed to be parked than the estimated supply. The vehicles maximized the street parking beyond the 25 feet
assumed per space. Therefore, a negative number of spaces is noted.
3.Counters observed vehicles parked along a portion of the sidewalk along the north side of St. Joseph Street.
Table 8. St. Joseph Street (West of Santa Anita Ave.) Saturday Parking Demand
H o u rr
Be g i n
T o t a ll
P a r k e dd
V e h i c l e ss
(V P H )1
S p a c e ss
A v a ila ble 2
P e r ce n tt
O c c u pie d
P a r k in gg
C a p a c i t yy
M e t ??
I n c l u d i n gg I l l e g a l l yy Pa r k e dd V e h ic l e s 3
I l l e g a l l yy
P a r k e dd
V e h i c l e s
S p a c e ss
A v a i l a b l e
P e r c e n tt
O c c u p i e d
7:00 AM 2 13 13%No 5 8 47%
8:00 AM 6 9 40%No 4 5 67%
9:00 AM 6 9 40%No 2 7 53%
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Table 8. St. Joseph Street (West of Santa Anita Ave.) Saturday Parking Demand
HH o u rr
BBe g i n
TT o t a ll
PP a r k e dd
VV e h i c l e ss
((V P H )11
SS p a c e ss
AA v a ila ble 22
P e r ce n tt
O c c u pie d
P a r k in gg
C a p a c i t yy
M e t ??
I n c l u d i n gg I l l e g a l l yy Pa r k e dd V e h ic l e s 3
I l l e g a l l yy
P a r k e dd
V e h i c l e s
S p a c e ss
A v a i l a b l e
P e r c e n tt
O c c u p i e d
10:00 AM 11 4 73%No 2 2 87%
11:000 AM 14 1 93% No 3 -22 113%
12:00 PM 12 3 80%No 3 0 100%
1:00 PM 12 3 80%No 4 -1 107%
Source:: Attachment A and B
Notes:VPH = vehicles per hour; Peak demand in bbold.
1 Counts collected on Saturday, September 14, 2024
2 Parking supply is estimated to be 15 spaces and is based on an average of 25 feet per space.
3.Counters observed vehicles parked along a portion of the sidewalk along the north side of St. Joseph Street.
E n t i r ee S u r v e yy A r e aa
The existing weekday parking demand for the entire survey area is presented in Table 9 and the existing Saturday
parking demand is presented in Table 10. The peak weekday parking demand occurred at approximately 10:00 AM
when 86% of the parking spaces were occupied (73 spaces). The peak weekend parking demand occurred at
approximately 11:00 AM when 65% of the parking spaces were occupied (55 spaces). Thus, based on the parking
demand survey, there is sufficient on-street parking in the entire study area to meet the current peak parking
demands. Furthermore, the parking counts below do not account for the parking demand associated with the
existing uses to be removed.
Table 9. Total On-Street Weekday Parking Demand
H o u rr B e g i n T o ta ll P a r k e dd V e h i c l e ss (VP H ) P e r c e n tt O c cu p i e d P a r k i n gg C a p a c i t yy MMe t?
6:00 AM 45 53%No
7:00 AM 56 66%No
8:00 AM 64 75%No
9:00 AM 67 79%No
10:000 AM 733 866% No
11:00 AM 67 79%No
12:00 PM 62 73%No
1:00 PM 61 72%No
2:00 PM 65 76%No
3:00 PM 65 76%No
4:00 PM 60 71%No
5:00 PM 52 61%No
6:00 PM 58 68%No
7:00 PM 60 71%No
Source:: Attachment A and B
Notes:VPH = vehicles per hour; Peak demand in bbold.
1 Counts collected on Thursday, September 12, 2024
2 Parking supply is estimated to be 85 spaces.
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Table 10. Total On-Street Saturday Parking Demand
HH o u rr B e g i n TT o ta ll P a r k e dd V e h i c l e ss (VP H ) PP e r c e n tt O c c u p i e d PP a r k i n gg C a p a c i t yy MMe t??
7:00 AM 29 34%No
8:00 AM 48 56%No
9:00 AM 44 52%No
10:00 AM 48 56%No
111:000 AM 555 665%% NNo
12:00 PM 47 55%No
1:00 PM 34 40%No
SSource:: Attachment A and B
Notes:VPH = vehicles per hour; Peak demand in bbold.
1 Counts collected on Saturday, September 14, 2024
2 Parking supply is estimated to be 85 spaces.
5 Recommendations
Although the project is proposing to provide significantly more parking than is required per the State Density Bonus,
and the ITE parking demand rates also show a potential parking surplus of 41 spaces, the following measure is
recommended to minimize potential on-street parking impacts with implementation of the project:
Provide signage clearly directing visitors to the on-site parking garage.
Furthermore, per the City’s parking code, parking on the street is currently prohibited between the hours of 2:30
AM to 5:30 AM daily, which will prevent residents and guests from parking on the street overnight.
6Summary
Based on the results of the parking demand study presented in this memo, the following summarizes the key
findings of the analysis:
The project consistsof 359 apartment units, including 83studios, 199one-bedroom units, 68 two-bedroom
units, and 9 live/work units. The proposed project would dedicate 35 units for affordable housing and
therefore qualifies for the parking incentives under the State Density Bonus program.
The project is required to provide 180parking spaces with the State Density Bonus. The project is proposing
to provide 454 spaces, 275 spaces beyond what is required.
Based on the ITE parking demand rates, the project would have a peak parking demand of 413 spaces on
a Saturday, leaving a surplus of 41 parking spaces. While the ITE rate does not account for the potential
demand associated with the live/work units, per City parking code, only two additional spaces would be
required for the live/work nonresidential square footage. Therefore, even with the “work” component of the
project, the 454 spaces proposed would meet the estimated parking demand on-site per ITE rates.
The entire study area has an estimated parking supply of 85 spaces. The peak weekday parking demand
occurred at approximately 10:00 AM when 86% of the parking spaces were occupied (73spaces). The peak
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weekend parking demand occurred at approximately 11:00 AM when 65% of the parking spaces were
occupied (55 spaces). Therefore, there is sufficient on-street parking in the study area to meet the current
peak parking demands.
The parking data was further refined by street segment and included Rolyn Place- north of St. Joseph Street
(blue line, 35 spaces); Rolyn Place- south of St. Joseph Street (red line, 35 spaces); and St. Joseph Street-
west of Santa Anita Avenue (green line, 15 spaces).
- Rolyn Place, north of St. Joseph Street, and closest to the project site, has a relatively high parking
demand particularly in the morning between 6:00 AM and 10:00 AM. The parking spaces along this
segment were 100% occupied at 10:00 AM. The peak Saturday parking demand occurred at
approximately 8:00 AM when 69% of the parking spaces were occupied. The parking observations
showed that there is a relatively low on-street parking demand associated with the existing uses at the
project site.
- Rolyn Place, south of St. Joseph Street has the lowest parking occupancy rates of the three areas
observed and had a peak weekday parking demandat approximately 7:00 PM when 69% of the parking
spaces were occupied. The peak weekend parking demand occurred at approximately 11:00 AM when
57% of the parking spaces were occupied.
- St. Joseph Street, west of West Santa Anita Avenue is also heavily parked and was fully occupied within
four of the 14 hours of parking observations (12:00 PM, 2:00 PM to 3:00 PM, and 7:00 PM). The
Saturday peak parking demand occurred at approximately 11:00 AM when 93% of the parking spaces
were occupied.
The following measure is recommended to minimize potential impacts to the on-street parking in the study
area:
- Provide signage clearly directing visitors to the on-site parking garage.
Attachment No. 8
Attachment No. 8
Arborist Report, dated September 2024
Arborist Report
Alexan Arroyo Mixed-Use
Development Project
City of Arcadia, California
SEPTEMBER 2024
Prepared for:
CITY OF ARCADIA
240 West Huntington Drive
Arcadia, California 91066
Ms. Lisa Flores
Prepared by:
225 South Lake Avenue, Suite M210
Pasadena, California 91101
Contact: Christopher J. Kallstrand
ISA-Certified Arborist
Printed on 30% post-consumer recycled material.
11663.07 i
SEPTEMBER 2024
Table of Contents
SECTION PAGE NO.
Acronyms and Abbreviations............................................................................................................................................iii
1 Introduction..........................................................................................................................................................1
1.1 Summary.................................................................................................................................................2
1.2 Assignment.............................................................................................................................................3
1.3 Project Description/Location/Setting ...................................................................................................3
2 Methods................................................................................................................................................................8
2.1 Field Tree Inventory and Evaluation......................................................................................................8
2.2 Tree Impact Analysis..............................................................................................................................8
2.3 Scope of Work Limitations.....................................................................................................................9
3 Findings/Results...............................................................................................................................................10
3.1 Inventory Summary .............................................................................................................................10
3.2 Project-Related Impacts......................................................................................................................11
4 Management Recommendations.....................................................................................................................14
4.1 Recommendations..............................................................................................................................14
4.2 Tree Permits.........................................................................................................................................16
5 Disclosure..........................................................................................................................................................17
6 References ........................................................................................................................................................19
TABLES
1 Summary of Existing Trees...............................................................................................................................10
2 Summary of Tree Impact Determinations .......................................................................................................12
3 Recommendations for Proposed Protected Tree Removals ..........................................................................14
FIGURE
1 Project Location ...................................................................................................................................................6
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APPENDICES
A Tree Locations
B Tree Impacts
C Tree Information Matrix
D Tree Protection Measures
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Acronyms and Abbreviations
AA c r o n y m /A b b r e v i a t i o n DD e f i n i t i o n
City City of Arcadia
DMU Downtown Mixed Use
ISA International Society of Arboriculture
project Alexan Arroyo Mixed-Use Development Project
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1 Introduction
This report summarizes Dudek’s evaluation and analysis of tree resources at the proposed Alexan Arroyo Mixed-
Use DevelopmentProject(project) site.The project site is approximately 3.11 acres,isfully developed with buildings
and surface parking lots, and includes all or portions of Assessor Parcel Numbers 5775-022-028, 5775-022-029,
5775-022-046, 5775-022-047, 5775-022-048, and 5775-022-049 in the City of Arcadia, California (City). Access
to the project site is via Rolyn Place and Santa Anita Avenue. The project site is generally east of North Santa Anita
Avenue, north of West Saint Joseph Street, west of Rolyn Place, and south of Colorado Boulevard (see Figure 1,
Project Location).
The field inventory and assessments of the survey area’s trees were conducted on May 3, 2024. The survey area
included the project site and a 20-foot buffer zone, where off-site City-owned trees could be impacted by project
construction or operation. This report includes a discussion of tree inventory, evaluation, and analysis methods; a
summary of findings; identification of anticipated impacts; and tree protection recommendations consistent with
Section 9110.01 of the Development Code and the tree removal permit process specified therein, as well as
Chapter 8, Comprehensive Tree Management Program, of the City’s Municipal Code governing the planting,
maintenance, removal, and replacement of City-owned trees on public property.
Under Section 9110.01 of the Development Code, the City requires a permit for removal or encroachment upon the
canopy or protected zone of a protected tree, which are defined as:
1. Engelmann oak (Quercus engelmannii) or coast live oak (Quercus agrifolia) with a trunk diameter larger
than four (4) inches measured at a point four and one-half (4½) feet above the root crown, or two (2) or
more trunks measuring three (3) inches each or greater in diameter measured at a point four and one-half
(4½) feet above the root crown.
2. Any other living California native or non-California native oak tree with a trunk diameter larger than twelve
(12) inches measured at a point four and one-half (4½) feet above the root crown, or two (2) or more trunks
measuring ten (10) inches each or greater in diameter measured at a point four and one-half (4½) feet
above the root crown.
3. California, or western, sycamore (Platanus Racemose) with a trunk diameter larger than six (6) inches
measured at a point four and one-half (4½) feet above the root crown, or two (2) or more trunks
measuring four (4) inches each or greater in diameter measured at a point four and one-half (4½) feet
above the root crown.
4. Mature Tree. Any tree, with the exception of the trees listed as Unprotected Trees, that have a trunk
diameter larger than twelve (12) inches measured at a point four and one-half (4½) feet above the root
crown, or two (2) or more trunks measuring ten (10) inches each or greater in diameter measured at a point
of four and one-half (4½) feet above the root crown and the tree is located within a required front, side,
street-side, or rear yard setback.
The project is zoned as Downtown Mixed Use (DMU) and is not abutting a residential zone. Per Development Code
Section 9102.05.030, Development Standards in Downtown Zones, Table 2-11, there are no required setbacks in
the DMU zone. As such, mature trees (excluding protected oak, sycamore, and California native trees as described
above) are not considered protected per Section 9110.01 of the Development Code.
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Furthermore, Chapter 8, Comprehensive Tree Management Program, of the City’s Municipal Code governs the
planting, maintenance, removal, and replacement of City-owned trees on public property. Regarding permits
required, Chapter 8, Section 9806 states: “No person shall plant, remove, cut any portion of or damage any City-
owned tree or shrub on any public property without first obtaining a permit from the Arcadia Public Works
Department. The person receiving the permit shall abide by the standards set forth in the permit, this Chapter and
all other applicable sections of this Code. The permit shall be void and of no further effect thirty (30) days from and
after the date it is issued unless a longer duration is specifically provided for when the permit is issued.” Relevant
terms in the City’s Municipal Code include “protected zone,” which is defined as follows:
A specifically defined area totally encompassing a protected tree within which work activities are
strictly controlled. When depicted on a map, the outermost edge of the protected zone will appear
as an irregular shaped circle that follows the contour of the dripline of the protected tree. In no
case shall the protected zone be less than fifteen (15) feet from the trunk of a protected tree, or
exclude the known root structure in the case of irregularly shaped trees.
The City’s Development Code does not regulate “Unprotected Trees,” which include “any non-oak and non-
sycamore trees located outside a required front, side, street-side, or rear yard setback,” as well as several species
located anywhere on a property, including fruit and nut trees, shamel ash (Fraxinus uhdei), eucalyptus (Eucalyptus
spp.), and tree of heaven (Ailanthus altissima) (Section 9110.01.040, Unprotected Trees).
The analysis of potential tree impacts in this report considers the requirements outlined in the appropriate sections
of the City’s Development Code (Section 9110.01.070, Tree Permit Requirements). The project would involve the
removal of 58 trees, including 1 protected privately owned tree and 1 City tree. Additionally, 1 unregulated private
tree would be encroached. A total of 5 trees would be preserved without encroachments, including 3 City trees, of
which 2 trees qualify as protected trees. Chapter 4 of this report provides recommended replacement measures,
based on City requirements, for anticipated tree removals that would result from the project, as well as best
management practices for trees proposed for preservation. The provided measures are consistent with the
provisions of City’s Development Code.
1.1 Summary
The field survey recorded 64 trees within the survey area, including five regulated trees: one protected private
tree, two City trees, and two City trees that additionally qualify as protected trees. The one protected private tree
is a coast live oak (Quercus agrifolia), the two City trees are a holly oak (Quercus ilex) and a Peruvian pepper
(Schinus molle), and the two City trees that additionally qualify as protected trees are a coast live oak and a holly
oak. All of the City-owned trees are considered regulated. The inventoried tree locations are depicted in
Appendix A, Tree Locations.
Construction of the proposed project is expected to require removal of up to 58 trees, consisting of 2 regulated
trees and 56 un-regulated trees. Of the two regulated removals, one is a city tree and one is a protected tree as
defined by the City’s Development Code (9110.01.030, Protected Trees). Un-regulated trees are not protected by
the City and do not require a permit for removal or encroachment. Additionally, 1 unregulated tree would be
encroached; the remaining 5 trees are proposed to be preserved, consisting of 3 regulated trees (two city trees that
also qualify as protected trees and one city tree that does not qualify as a protected tree) and 2 unregulated trees.
The proposed project tree impacts are depicted in Appendix B, Tree Impacts.
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The City’s Development Code requires planting, at a minimum, two 24-inch box trees for each protected tree
removal. Dudek, therefore, recommends planting, at a minimum, four 24-inch box trees on site to mitigate for the
anticipated removal of regulated tree nos. 28 (a Peruvian pepper with a diameter at 4.5 feet above ground of 16
inches) and 48 (a coast live oak with a diameter at 4.5 feet above ground of 5 inches).. The city may require a
greater quantity and/or greater size requirement to mitigate the removal of the two regulated trees. Should the City
require additional mitigation, Dudek recommends replacing the two impacted trees with ten 24-inch box trees.
Additional details regarding the additional trees can be found in Section 4.1. Species composition of the planted
trees should consist of species native to the area and be appropriate for the site and location.
Chapter 4 of this report provides construction-related tree protection measures and recommendations for long-term
maintenance and care for replacement trees and regulated trees that will be retained on site.
1.2 Assignment
Dudek’s International Society of Arboriculture (ISA) Certified Arborist performed the following tasks:
Assessed and inventoried all trees within the survey area (based on the project site plan) and
documented species, general health, general structural condition, size, and appearance
Mapped the location of protected trees on site and used GPS technology, as necessary, to develop a tree
location exhibit
Prepared a tree information matrix that details the attributes of each regulated tree and identifies
protection status
Analyzed tree attribute data and coordinated with the project design team to promote tree retention on site,
to the maximum extent practicable
Evaluated tree impacts based on the project site plans (dated April 2024)
Prepared this report to document the results of the field survey and impact analyses, as well as to provide
recommendations for tree protection and impact replacement measures in accordance with the provisions
of the City’s Municipal Code.
1.3 Project Description/Location/Setting
The project site contains six buildings, surface parking lots, and minimal landscaping. The project site is adjacent
to the Metro A Line light rail tracks, which bound the site to the north. Further north includes a carwash business
and Colorado Boulevard. North Santa Anita Avenue, Metro A Line tracks, and industrial land uses are located to the
east; the Arcadia Small Animal Hospital, West St. Joseph Street, and commercial uses are located to the south; and
Rolyn Place, commercial land uses, and single-family homes are located to the west.
The City recently rezoned the project site from Commercial Manufacturing (C-M) and Arroyo Pacific Specific Plan to
Downtown Mixed Use (DMU) through the Housing Element Update. The proposed project is understood to be
consistent with the DMU designation; therefore, the proposed project would not require a General Plan Amendment
or a zone change.
The project includes 359 apartment units (315 market rate units, 35 very low-income affordable units, and 9 live-
work units) and associated residential amenities included within eight stories, including five levels of residential
units on top of three levels of aboveground parking garage. The maximum height of the building from the ground to
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the building parapet would be approximately 90 feet. A 26-foot fire lane access road would be constructed on site
between the building and the adjacent Metro A Line tracks.
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Arborist Report for theAlexanArroyo Multi-Family Housing Project
SOURCE: ESRI Imagery 2023, Open Street Map 2023
0200100Feet
Project Site
FIGURE 1
Project Site
Azusa
Baldwin
Park
Bell Gardens
Bellflower Brea
Burbank
Camarillo
Carson
Chino
Claremont
Corona
Duarte
Eastvale
El
Segundo
Fillmore
Fountain
Valley
Glendale Glendora
Hawaiian
GardensHermosa
Beach
Huntington
Beach
Irwindale
La Canada
Flintridge
La
Verne
Lancaster
Los
Angeles
Malibu
Manhattan Beach
Moorpark
Norco
Ontario
Orange
Palmdale
Palos Verdes Estates
Placentia
Rancho
Palos
Verdes
Rancho
Santa
Margarita
San Dimas
San Fernando
Santa
Clarita
Santa Monica
Santa Paula
Seal
Beach
Sierra
Madre
Signal Hill
Simi
Valley
South El
Monte
South Pasadena
Thousand
Oaks
Tustin
Upland
Villa
Park
Westlake
Village
Whittier
Kern County
Ventura
County
101
101
48
57
55
118
241
134
91
138
39
23
73 133
142
107
187
126
17034
213
18
1 71
22
72
90
6627
60
13814
2
10
405
5
210
5
710
605
105
LOS
ANGELES
COUNTY
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2Methods
The following sections describe the methods used by Dudek’s arborists to inventory and evaluate trees in the tree
survey area.
2.1 Field Tree Inventory and Evaluation
Dudek’s ISA-Certified Arborist Sarah Tian (WE-13677A) conducted the tree inventory and evaluation on May 3,
2024, to document tree locations and attribute information for all trees within the survey area. The Arborist
examined trees in the survey area that would be disturbed by the proposed development. Tree attribute data
collected during the field survey included species, trunk diameter, tree height, canopy spread, general health
condition, and structural condition. Trunk diameters were measured using a diameter tape, which provides adjusted
numbers for diameter measurements when wrapping the tape around the circumference of a tree trunk. Diameter
measurements were collected using standard protocol described by the Council of Tree and Landscape Appraisers
in its Guide for Plant Appraisal (ISA 2000).
Trunk diameter measurements were taken at 4.5 feet above the ground along the trunk axis, with a few common
exceptions. In cases where the trunk of a tree split into multiple stems at approximately 4.5 feet above the ground,
the measurement was made at the location that best represented the trunk’s diameter. The Arborists estimated
tree height measurements, and tree canopy diameter measurements were documented by “pacing-off” the
measurement based on the arborist’s knowledge of their stride length or visually estimating the canopy width.
Pursuant to the Guide for Plant Appraisal (ISA 2000), tree health and structure were evaluated on five distinct tree
components: roots, trunk, scaffold branches, small branches, and foliage. Health and structure were graded as
good, good/fair, fair, fair/poor, or poor. Good condition trees exhibit acceptable vigor, healthy foliage, minor (if any)
structural issues, and no apparent maladies. Fair condition trees are typical, with few maladies and moderate
structural issues, and may exhibit less vigor in foliage and new growth. Trees assigned a poor condition rating exhibit
significant health or structural problems or damage.
Tree location mapping was conducted using an Apple iPhone paired with an external Bluetooth antenna (Trimble
R1) for increased mapping accuracy. Dudek used the data collected to create a master tree inventory dataset,
inclusive of all regulated trees, within the tree survey area. Individual tree locations are provided in Appendix A, and
individual tree attributes are provided in Appendix C, Tree Information Matrix.
2.2 Tree Impact Analysis
Following data collection, processing, and analysis, an impact determination was made for each tree based on
proximity to the proposed disturbance area. Impact determinations used in this report are as follows:
Not impacted (tree not affected by project)
Removal (tree to be removed)
Encroachment (project disturbance would occur within the protected zone of the tree)
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A summary of project-related tree impacts is presented in Section 3.2, Project-Related Impacts, and impact
determination status for each tree recorded in the tree survey area is provided in Appendix C.
2.3 Scope of Work Limitations
This report presents tree information as observed in the field. No root crown excavations or investigations, internal
probing, or aerial canopy inspections were performed during the tree assessment. Therefore, the presence or
absence of internal decay or other hidden or inaccessible inferiorities in individual trees could not be confirmed.
Access issues such as fences and gates prevented the arborist from accessing several trees; in these instances,
data were estimated based on satellite imagery and visual estimations from a distance.
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3 Findings/Results
3.1 Inventory Summary
Dudek arborist recorded 64 trees in the survey area, including 5 regulated trees, of which 4 trees are off site and
1 tree is on site. Table 1 provides a summary of the species and protected status of the trees mapped within the
tree survey area.
Table 1. Summary of Existing Trees
CC o m m o nn
NN a m e BB o t a n i c a ll N a m e
TT o t a ll
TT r e e s
PP r o t e c t e dd
TT r e e s
CCity--Ownedd
Trees
P r o t e c t e dd
C i t y -Ow n e dd
T r e e s
N o n --
P r o t e c t e dd
T r e e s
African fern
pine
Afrocarpus
gracilior
7 ———7
Carrotwood Cupaniopsis
anacardioides
1 ———1
Chinese elm Ulmus parvifolia 1 ———1
Chinese
pistache
Pistacia
chinensis
2 ———2
Coast live oak Quercus agrifolia 2 1 —1 —
Cootamundra
wattle
Acacia baileyana 4 ———4
Holly oak Quercus ilex 9 —1 1 7
Hollywood
juniper
Juniperus
chinensis
'Torulosa'
15 ———15
Italian cypress Cupressus
sempervirens
3 ———3
Japanese black
pine
Pinus thunbergii 1 ———1
Lemon
bottlebrush
Callistemon
citrinus
1 ———1
Mexican fan
palm
Washingtonia
robusta
8 ———8
Peruvian
pepper
Schinus molle 1 —1 ——
Shamel ash Fraxinus uhdei 3 ———3
Tree of Heaven Ailanthus
altissima
5 ———5
Weeping fig Ficus benjamina 1 ———1
Total 64 1 2 2 59
Of the 64 total trees in the survey area, 32 (50.00%) trees exhibit good health, 28 (43.75%) trees exhibit fair health,
and 4 (6.25%) trees exhibit poor health. Furthermore, 3 (4.69%) trees exhibit good structure, 60 (93.75%) trees
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exhibit fair structure, and 1 (1.56%) tree exhibits poor structure. Trunk diameters for trees in the survey area range
from 1 inch to 21 inches for single-stemmed trees and from 2 to 35 inches for multi-stemmed trees (total diameter).
Tree heights vary from 4 feet to 35 feet. Tree crown widths range from 4 feet to 35 feet across at their widest point.
Of the five regulated trees in the survey area, three (60.00%) trees exhibit good health, one (20.00%) tree exhibits fair
health, and one (20.00%) tree exhibits poor health. Furthermore, all five (100.00%) trees exhibit fair structure. Trunk
diameters for trees in the survey area range from 5 inches to 21 inches for single-stemmed trees. One tree has two
stems with a total diameter of 32 inches (tree no. 19). Tree heights vary from 20 feet to 35 feet. Tree crown widths
range from 10 feet to 35 feet across at their widest point. Individual tree attributes can be found in Appendix C.
3.2 Project-Related Impacts
There is wide variation in tolerance to construction impacts among tree species, and the response of an individual
tree to impacts also varies with age and condition. Impacts assessed for this project included trees with protected
zones within the proposed disturbance area as defined in the project site plan (dated April 2024). The impact
discussion in this section identifies all impacts anticipated to result to trees based on an evaluation of tree locations
compared with the project site plan. Trees identified for retention and removal are graphically presented in the Tree
Impacts exhibit (Appendix B).
The analysis of affected trees presented below is based on the proposed project footprint. For the purposes of this
report, tree removal is conservatively considered necessary when the trunk is located inside or within 2 feet of the
proposed limits of development. Encroachment is expected when soil and roots are disturbed within the tree-
protected zone (canopy drip line or 15 feet from trunk, whichever is greater). Typically, specific circumstances allow
some regulated trees that are being encroached upon to be preserved in place within or adjacent to the
development area.
Based on grading and development plans for the proposed project, it is estimated that 58 (90.63%) trees will
require removal to accommodate the proposed project. The 58 trees consist of 2 regulated trees (one private oak
tree (tree no. 48), and one city tree (tree no. 28)) and 56 non-regulated trees. One non-regulated tree would be
encroached upon. Five trees, consisting of three regulated trees and two non-regulated trees, would be preserved.
Table 2 summarizes impact determinations for all trees within the tree survey area and Appendix C details the
individual tree attributes for each tree on the project site
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Table 2. Summary of Tree Impact Determinations
SS pe c ie s
BB ota n ica ll
N am e
R e mov al E nc r o achme n t P r ese rv ed
T ota l R e gu la t e d
No n --
R egula ted R e gu la t e d
No n--
R egula t ed Regulated
Non-
Regulated
African fern
pine
Afrocarpus
gracilior
—5 ———2 7
Carrotwood Cupaniopsis
anacardioides
—1 ————1
Chinese elm Ulmus
parvifolia
—1 ————1
Chinese
pistache
Pistacia
chinensis
—2 ————2
Coast live oak Quercus
agrifolia
1 ———1 —2
Cootamundra
wattle
Acacia
baileyana
—4 ————4
Holly oak Quercus ilex —7 ——2 —9
Hollywood
juniper
Juniperus
chinensis
'Torulosa'
—14 —1 ——15
Italian cypress Cupressus
sempervirens
—3 ————3
Japanese black
pine
Pinus
thunbergii
—1 ————1
Lemon
bottlebrush
Callistemon
citrinus
—1 ————1
Mexican fan
palm
Washingtonia
robusta
—8 ————8
Peruvian
pepper
Schinus molle 1 —————1
Shamel ash Fraxinus uhdei —3 ————3
Tree of Heaven Ailanthus
altissima
—5 ————5
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Table 2. Summary of Tree Impact Determinations
SS pe c ie s
BB ota n ica ll
N am e
R e mov al E nc r o achme n t P r ese rv ed
T ota l R e gu la t e d
No n --
R egula ted R e gu la t e d
No n--
R egula t ed Regulated
Non-
Regulated
Weeping fig Ficus
benjamina
—1 ————1
Totall Alll Trees 2 56 — 1 3 2 64
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4 Management Recommendations
4.1 Recommendations
RR em o v a l ss
The City’s Municipal Code replacement requirement for protected tree removals is as follows:
Treee Replacement.For every protected tree that was approved to be removed, it shall be replaced with a
minimum of two (2) new 24-inch box trees. When it is appropriate, the Director may modify, waive, increase,
or reduce the tree replacement requirement.
Based on the proposed site plan, the project would require removal of two regulated trees, one of which is a City
tree (tree no. 28). Consistent with the City’s requirements, the replacements as shown in Table 3 are recommended
for removals associated with the project. However, it should be noted that while the minimum replacement ratio is
recommended in Table 3, the City may require a greater quantity and/or greater size requirement to mitigate the
removal of regulated tree nos. 28 (a Peruvian pepper with a diameter at 4.5 feet above ground of 16 inches) and
48 (a coast live oak with a diameter at 4.5 feet above ground of 5 inches). As such, should the City require additional
mitigation trees, Dudek recommends replacing the overall diameter lost. As shown in Table 3, the combined
diameter total for the two tree removals is 21 inches. As such, based upon the average diameter size of a 24-inch
box tree, which can range from 2- to 2.5- inches, Dudek recommends replacing the two impacted trees with ten 24-
inch box trees. The total diameter replacement achieved by planting ten 24-inch box trees would be approximately
20- to 25- inches, thus adequately replacing the 21 diameter inches removed.
Table 3. Recommendations for Proposed Protected Tree
Removals
S p e c i e s B o t a n i c a ll N a m e
E x p e c t e dd
R e m o v a ll
(n u mb e r )
D i a m e t e rr
I n c h e ss
R e m o v a l
C i t yy M i n i mu mm
R e p l a c e m e n tt
Q u a n t i t y
A l t e r n a t i v ee
R e p l a c e m e n tt
P l a n t i n g ss
(n u m b e r )) a n dd
S i z e
Coast live
oak
Quercus agrifolia 1 5 224-inch box 224-inch box
Peruvian
pepper*
Schinus molle 1 16 224-inch box 824-inch box
Total 2 21 44 24--inchh box 10 24--inchh box
Notes::
* Recommend replacement with California native species and/or drought tolerant non-invasive species.
R el o c a t i o n ss
Relocation potential for trees was determined by the following criteria: trees in good health, with a single stem with
a diameter at standard height of 10 inches or less were deemed as possible relocations. While tree relocation is
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not required by the City’s Development Code, the project applicant may relocate trees following the completion of
construction if desired. The following trees were determined to be potential relocations: nos. 1, 3, 7, 27, 29, 30,
31, 33, 35, 36, 48, and 51. As stated, relocation is not a City requirement, and any on site relocation would be at
the discretion of the applicant. The relocation information, as provided, is included as a baseline for the applicant,
should they choose to incorporate these trees into the post-development landscape. It should be noted that the
feasibility of incorporation into the post-development should be analyzed by the applicant’s landscape architect
and is beyond the scope of this review. Detailed information on each tree, along with its relocation potential, can
be found in Attachment C.
EE n c r o a c h m e n tt i n t oo P r o t e c t e dd Z o nee o ff R e t a i n e dd T r ee ss
The project would encroach upon one non-regulated tree and preserve five trees, including three regulated trees.
Per the City’s Municipal Code, protective measures for protected trees are required to minimize root damage during
development and construction activities. Damage is defined as any action undertaken that goes beyond industry
pruning standards that is done without consultation of a Certified Arborist that causes injury, death, or
disfigurement to a protected tree. Additionally, property owners have the responsibility to maintain, in good
condition, all street trees in adjacent parkways and public rights-of-way.
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Because no regulated trees are proposed for encroachment, Dudek does not anticipate the necessity of protective
measures during development and construction activities. However, if such activities occur near the protected
zones of the three regulated trees proposed to be preserved, the following measures will be required per the City’s
Municipal Code:
1. No building, structure, wall, or impervious paving shall be located within the protected zone of any protected tree.
2. No construction-related activities shall occur within the protected zone of any protected tree, including, but
not limited to, building construction, storage of materials, grade changes, or attachment of wires to or
around tree trunks, stems, or limbs.
3. Each and every protected tree shall be shielded from damage during construction by a 6-foot-high chain-link
fence surrounding the entire dripline. The fence shall be supported by 2-inch galvanized poles driven into
the ground at appropriate distances. Fencing shall be installed prior to the commencement of any
development on the site and remain in place throughout the construction and landscape period.
4. Branches that may be injured by vehicles or that interfere with construction shall be pruned carefully.
5. The root protection zone shall be irrigated with clean potable water to keep the tree in good health and
vigor before, during, and after construction.
6. All work conducted in the ground within the root protection zone of any protected tree shall be completed
with hand tools.
7. Any required trenching shall occur outside of the dripline or protected zone of a protected tree.
8. Cutting of roots should be avoided.
9. “Natural” or pre-construction grade should be maintained in the root protection zone.
In addition to the City-required tree protection measures, Dudek recommends that all of the preserved trees be
protected per the recommendations provided in Appendix D, Tree Protection Measures. Appendix D provides
additional tree protection recommendations to minimize impacts to preserved and encroached trees. These
recommendations should be implemented prior to, during, and following construction. Appendix D includes
measures such as worker training to avoid direct impacts to trees andmonthly inspectionsby an arborist to promote
the long-term health of retained trees. Arborist monitoring during work that encroaches trees’ protected zones is
recommended to minimize root disturbance and determine the best course of action for root pruning, supplemental
irrigation, branch trimming, and/or other potential impactful activities. Refer to Appendix D for detailed
recommendations for trees retained on the project site.
4.2 Tree Permits
The project applicant will need to submit a tree permit application to the City. Evaluations of all protected trees and
street trees proposed for removal, a copy of this report, the final project site plan, and all necessary fees need to
accompany the application. A tree permit is required for removing, topping, trimming, damaging, or encroaching on
the protected zone and/or canopy of any protected tree. A permit is further required for planting, removing, cutting,
or damaging any City-owned tree or shrub on any public property. Following the completion of work, the client’s
Certified Arborist must submit a follow-up report to the City that the work was completed, and the work must be
done to the satisfaction of the City Director.
11663.07 17
SEPTEMBER 2024
5 Disclosure
This arborist report provides conclusions and recommendations based only on a visual examination of the trees
within the tree survey area by ISA Certified Arborists and reasonable reliance on the completeness and accuracy of
the information provided to the arborists. The examination did not include subterranean or internal examination of
the trees.
Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees;
recommend measures to enhance the beauty and health of trees; and attempt to reduce the risk of living near
them. Although trees provide many benefits to those who live near them, they also include inherent risks from
breakage or failure that can be minimized but not eliminated.
Arborists cannot detect every condition that could possibly lead to the failure of a tree. Trees are living organisms
subject to attack by disease, insects, fungi, weather, and other forces of nature, and conditions that lead to failure
are often hidden within trees and below ground. There are some inherent risks with trees that cannot be predicted
with any degree of certainty, even by a skilled and experienced arborist. Arborists cannot predict acts of nature,
including, without limitation, storms of sufficient strength, which can cause an apparently healthy tree to fail.
Additionally, arborists cannot guarantee that a tree will be healthy or safe under all circumstances or for any specific
period. A tree’s condition could change over a short or long period of time due to climatic, cultural, or environmental
conditions. Further, there is no guarantee or certainty that recommendations or efforts to correct unsafe conditions
will prevent future breakage or failure of a tree.
To live or work near trees is to accept some degree of risk. Neither the author of this arborist report nor Dudek
assumes any responsibility for or will be liable for any claims, losses, or damages for damage to any tree, death or
injury to any person, or any loss of or damage to any personal or real property.
ALEXAN ARROYO MIXED-USE DEVELOPMENT PROJECT / ARBORIST REPORT
11663.07 18
SEPTEMBER 2024
INTENTIONALLY LEFT BLANK
11663.07 19
SEPTEMBER 2024
6 References
ISA (International Society of Arboriculture). 2000. Guide for Plant Appraisal.9th ed. Council of Tree and
Landscape Appraisers.
ALEXAN ARROYO MIXED-USE DEVELOPMENT PROJECT / ARBORIST REPORT
11663.07 20
SEPTEMBER 2024
INTENTIONALLY LEFT BLANK
Appendix A
Tree Locations
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Tree Locations - View 1
Arborist Report for theAlexanArroyo Multi-Family Housing Project
SOURCE:AERIAL-BING MAPPING SERVICE 2023
03015Feet
APPENDIXA
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Species
Acacia baileyana, Cootamundra wattle
Afrocarpus gracilior, African fern pine
Ailanthus altissima,TreeofHeaven
Callistemon citrinus, Lemon bottlebrush
Cupaniopsis anacardioides, Carrotwood
Cupressus sempervirens, Italian cypress
Ficus benjamina, Weeping fig
Fraxinus uhdei, Shamel ash
Juniperus chinensis 'Torulosa', Hollywood juniper
Pinus thunbergii, Japanese black pine
Pistacia chinensis, Chinese pistache
Quercus agrifolia, Coast live oak
Quercus ilex, Holly oak
Schinus molle, Peruvian pepper
Ulmus parvifolia, Chinese elm
Washingtonia robusta, Mexican fan palm
Protected Tree
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Tree Locations - View 2
Arborist Report for theAlexanArroyo Multi-Family Housing Project
SOURCE:AERIAL-BING MAPPING SERVICE 2023
03015Feet
APPENDIXA
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Species
Acacia baileyana, Cootamundra wattle
Afrocarpus gracilior, African fern pine
Ailanthus altissima,TreeofHeaven
Callistemon citrinus, Lemon bottlebrush
Cupaniopsis anacardioides, Carrotwood
Cupressus sempervirens, Italian cypress
Ficus benjamina, Weeping fig
Fraxinus uhdei, Shamel ash
Juniperus chinensis 'Torulosa', Hollywood juniper
Pinus thunbergii, Japanese black pine
Pistacia chinensis, Chinese pistache
Quercus agrifolia, Coast live oak
Quercus ilex, Holly oak
Schinus molle, Peruvian pepper
Ulmus parvifolia, Chinese elm
Washingtonia robusta, Mexican fan palm
Protected Tree
Appendix B
Tree Impacts
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Tree Impacts - View 1
Arborist Report for theAlexanArroyo Multi-Family Housing Project
SOURCE:AERIAL-BING MAPPING SERVICE 2023; DEVELOPMENT-PSOMAS 2024
03015Feet
APPENDIX B
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Disposition
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Tree Impacts - View 2
Arborist Report for theAlexanArroyo Multi-Family Housing Project
SOURCE:AERIAL-BING MAPPING SERVICE 2023; DEVELOPMENT-PSOMAS 2024
03015Feet
APPENDIX B
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Disposition
Removal
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Appendix C
Tree Information Matrix
ϭ Ϯ ϯ ϰ ϱ ϲ
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ϯ ĐĂĐŝĂďĂŝůĞLJĂŶĂ ŽŽƚĂŵƵŶĚƌĂǁĂƚƚůĞ ϭ ϱ ϱ ͲͲͲͲͲ ϭϱ ϭϱ 'ŽŽĚ &Ăŝƌ >ĞĂŶ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
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ϲ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ ΖdŽƌƵůŽƐĂΖ ,ŽůůLJǁŽŽĚũƵŶŝƉĞƌ Ϯ ϭϰ ϴϲͲͲͲͲ ϮϬ ϭϮ 'ŽŽĚ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϳ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ ΖdŽƌƵůŽƐĂΖ ,ŽůůLJǁŽŽĚũƵŶŝƉĞƌ ϭ ϵ ϵͲͲͲͲͲ ϮϬ ϭϮ 'ŽŽĚ &Ăŝƌ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϴ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ ΖdŽƌƵůŽƐĂΖ ,ŽůůLJǁŽŽĚũƵŶŝƉĞƌ ϭ ϭϮ ϭϮͲͲͲͲͲ ϮϬ ϭϱ 'ŽŽĚ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϵ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ ΖdŽƌƵůŽƐĂΖ ,ŽůůLJǁŽŽĚũƵŶŝƉĞƌ ϭ ϭϮ ϭϮͲͲͲͲͲ ϮϬ ϭϱ 'ŽŽĚ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϭϬ WŝŶƵƐƚŚƵŶďĞƌŐŝŝ :ĂƉĂŶĞƐĞďůĂĐŬƉŝŶĞ Ϯ ϮϮ ϭϮϭϬͲͲͲͲ ϭϮ Ϯϱ 'ŽŽĚ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϭϭ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ ΖdŽƌƵůŽƐĂΖ ,ŽůůLJǁŽŽĚũƵŶŝƉĞƌ Ϯ ϭϮ ϲϲͲͲͲͲ ϭϳ ϭϱ 'ŽŽĚ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϭϮ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ ΖdŽƌƵůŽƐĂΖ ,ŽůůLJǁŽŽĚũƵŶŝƉĞƌ Ϯ ϭϮ ϴϰͲͲͲͲ ϭϮ ϭϱ 'ŽŽĚ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϭϯ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ ΖdŽƌƵůŽƐĂΖ ,ŽůůLJǁŽŽĚũƵŶŝƉĞƌ ϯ ϭϯ ϲ ϱ Ϯ Ͳ Ͳ Ͳ ϭϱ ϭϱ &Ăŝƌ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϭϰ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ ΖdŽƌƵůŽƐĂΖ ,ŽůůLJǁŽŽĚũƵŶŝƉĞƌ ϯ ϭϬ ϱ ϯ Ϯ Ͳ Ͳ Ͳ ϭϳ ϭϬ &Ăŝƌ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϭϱ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ ΖdŽƌƵůŽƐĂΖ ,ŽůůLJǁŽŽĚũƵŶŝƉĞƌ ϭ ϲ ϲͲͲͲͲͲ ϭϱ ϭϬ &Ăŝƌ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϭϲ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ ΖdŽƌƵůŽƐĂΖ ,ŽůůLJǁŽŽĚũƵŶŝƉĞƌ ϭ ϵ ϵͲͲͲͲͲ ϭϯ ϮϬ &Ăŝƌ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϭϳ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ ΖdŽƌƵůŽƐĂΖ ,ŽůůLJǁŽŽĚũƵŶŝƉĞƌ ϭ ϭϰ ϭϰͲͲͲͲͲ ϭϱ ϮϬ 'ŽŽĚ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϭϴ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ ΖdŽƌƵůŽƐĂΖ ,ŽůůLJǁŽŽĚũƵŶŝƉĞƌ ϭ ϭϰ ϭϰͲͲͲͲͲ Ϯϱ Ϯϱ 'ŽŽĚ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϭϵ YƵĞƌĐƵƐĂŐƌŝĨŽůŝĂ ŽĂƐƚůŝǀĞŽĂŬ Ϯ ϯϮ ϭϵϭϯͲͲͲͲ Ϯϳ ϯϱ 'ŽŽĚ &Ăŝƌ EŽƚĂŐĞƐƚŝŵĂƚĞĚĚĂƚĂ͘KŶŽƚŚĞƌƐŝĚĞŽĨĨĞŶĐĞ͘ EŽ zĞƐ zĞƐ KĨĨͲ^ŝƚĞ WƌĞƐĞƌǀĞ ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
ϮϬ YƵĞƌĐƵƐŝůĞdž ,ŽůůLJŽĂŬ ϭ ϴ ϴͲͲͲͲͲ Ϯϱ ϭϱ WŽŽƌ &Ăŝƌ EŽƚĂŐĞƐƚŝŵĂƚĞĚĚĂƚĂ͘KŶŽƚŚĞƌƐŝĚĞŽĨĨĞŶĐĞ͘ EŽ EŽ zĞƐ KĨĨͲ^ŝƚĞ WƌĞƐĞƌǀĞ ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
Ϯϭ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ DĞdžŝĐĂŶĨĂŶƉĂůŵ ϭ ϭϬ ϭϬͲͲͲͲͲ ϭϬ ϭϬ &Ăŝƌ &Ăŝƌ EŽƚĂŐ͘KƚŚĞƌƐŝĚĞŽĨĨĞŶĐĞ͘ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
ϮϮ ƵƉĂŶŝŽƉƐŝƐĂŶĂĐĂƌĚŝŽŝĚĞƐ ĂƌƌŽƚǁŽŽĚ ϭ Ϯ ϮͲͲͲͲͲ ϭϯ ϭϬ WŽŽƌ &Ăŝƌ dĂŐ^EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
Ϯϯ hůŵƵƐƉĂƌǀŝĨŽůŝĂ ŚŝŶĞƐĞĞůŵ ϭ ϭ ϭͲͲͲͲͲ ϴ ϭϮ WŽŽƌ &Ăŝƌ dĂŐ^EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
Ϯϰ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ DĞdžŝĐĂŶĨĂŶƉĂůŵ ϭ ϰ ϰͲͲͲͲͲ ϱ ϱ &Ăŝƌ &Ăŝƌ EŽƚĂŐ͘KƚŚĞƌƐŝĚĞŽĨĨĞŶĐĞ͘ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
Ϯϱ ŝůĂŶƚŚƵƐĂůƚŝƐƐŝŵĂ dƌĞĞŽĨ,ĞĂǀĞŶ ϯ ϯϬ ϭϬ ϭϬ ϭϬ Ͳ Ͳ Ͳ ϮϬ ϮϬ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘ĐĐĞƐƐŝƐƐƵĞ͕ǀĞƌLJůŝŵŝƚĞĚǀŝƐŝďŝůŝƚLJ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
Ϯϲ ĂůůŝƐƚĞŵŽŶĐŝƚƌŝŶƵƐ >ĞŵŽŶďŽƚƚůĞďƌƵƐŚ Ϯ Ϯ ϭϭͲͲͲͲ ϱ ϱ &Ăŝƌ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
Ϯϳ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ ΖdŽƌƵůŽƐĂΖ ,ŽůůLJǁŽŽĚũƵŶŝƉĞƌ ϭ ϵ ϵͲͲͲͲͲ ϭϮ ϭϱ 'ŽŽĚ &Ăŝƌ zĞƐ EŽ EŽ KĨĨͲ^ŝƚĞ ŶĐƌŽĂĐŚĞĚ ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
Ϯϴ ^ĐŚŝŶƵƐŵŽůůĞ WĞƌƵǀŝĂŶƉĞƉƉĞƌ ϭ ϭϲ ϭϲͲͲͲͲͲ Ϯϱ Ϯϱ 'ŽŽĚ &Ăŝƌ EŽ EŽ zĞƐ KĨĨͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
Ϯϵ YƵĞƌĐƵƐŝůĞdž ,ŽůůLJŽĂŬ ϭ ϯ ϯͲͲͲͲͲ ϭϭ ϵ 'ŽŽĚ 'ŽŽĚ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϯϬ YƵĞƌĐƵƐŝůĞdž ,ŽůůLJŽĂŬ ϭ ϱ ϱͲͲͲͲͲ ϭϳ ϭϮ 'ŽŽĚ 'ŽŽĚ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϯϭ YƵĞƌĐƵƐŝůĞdž ,ŽůůLJŽĂŬ ϭ ϱ ϱͲͲͲͲͲ ϭϬ ϭϮ 'ŽŽĚ &Ăŝƌ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϯϮ YƵĞƌĐƵƐŝůĞdž ,ŽůůLJŽĂŬ ϭ ϱ ϱͲͲͲͲͲ ϭϮ ϭϱ &Ăŝƌ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϯϯ ĐĂĐŝĂďĂŝůĞLJĂŶĂ ŽŽƚĂŵƵŶĚƌĂǁĂƚƚůĞ ϭ ϰ ϰ ͲͲͲͲͲ ϭϮ ϭϭ 'ŽŽĚ &Ăŝƌ >ĞĂŶ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϯϰ YƵĞƌĐƵƐŝůĞdž ,ŽůůLJŽĂŬ ϭ ϯ ϯͲͲͲͲͲ ϭϭ ϭϬ &Ăŝƌ &Ăŝƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϯϱ YƵĞƌĐƵƐŝůĞdž ,ŽůůLJŽĂŬ ϭ ϯ ϯͲͲͲͲͲ ϵ ϴ 'ŽŽĚ &Ăŝƌ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϯϲ YƵĞƌĐƵƐŝůĞdž ,ŽůůLJŽĂŬ ϭ ϱ ϱͲͲͲͲͲ ϭϱ ϭϲ 'ŽŽĚ &Ăŝƌ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϯϳ YƵĞƌĐƵƐŝůĞdž ,ŽůůLJŽĂŬ ϭ Ϯϭ ϮϭͲͲͲͲͲ ϯϱ Ϯϱ &Ăŝƌ &Ăŝƌ WƌĞǀŝŽƵƐƉƌƵŶŝŶŐǁŽƵŶĚ͘tĂƚĞƌƐƉƌŽƵƚƐ͘ EŽ zĞƐ zĞƐ KĨĨͲ^ŝƚĞ WƌĞƐĞƌǀĞ ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϯϴ ƵƉƌĞƐƐƵƐƐĞŵƉĞƌǀŝƌĞŶƐ /ƚĂůŝĂŶĐLJƉƌĞƐƐ Ϯ ϭϭ ϲϱͲͲͲͲ ϮϬ ϭϬ &Ăŝƌ &Ăŝƌ EŽ EŽ EŽ KĨĨͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϯϵ ƵƉƌĞƐƐƵƐƐĞŵƉĞƌǀŝƌĞŶƐ /ƚĂůŝĂŶĐLJƉƌĞƐƐ ϭ ϳ ϳͲͲͲͲͲ Ϯϱ ϴ &Ăŝƌ &Ăŝƌ EŽ EŽ EŽ KĨĨͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϰϬ ƵƉƌĞƐƐƵƐƐĞŵƉĞƌǀŝƌĞŶƐ /ƚĂůŝĂŶĐLJƉƌĞƐƐ ϭ ϴ ϴͲͲͲͲͲ ϯϬ ϳ &Ăŝƌ &Ăŝƌ EŽ EŽ EŽ KĨĨͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϰϭ ĨƌŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ ĨƌŝĐĂŶĨĞƌŶƉŝŶĞ Ϯ Ϯ ϭϭͲͲͲͲ ϭϬ ϴ 'ŽŽĚ &Ăŝƌ ^ŚƌƵďĨŽƌŵ͘dĂŐ^ EŽ EŽ EŽ KĨĨͲ^ŝƚĞ WƌĞƐĞƌǀĞ ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϰϮ ĨƌŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ ĨƌŝĐĂŶĨĞƌŶƉŝŶĞ Ϯ Ϯ ϭϭͲͲͲͲ ϭϬ ϱ 'ŽŽĚ &Ăŝƌ ^ŚƌƵďĨŽƌŵ͘dĂŐ^ EŽ EŽ EŽ KĨĨͲ^ŝƚĞ WƌĞƐĞƌǀĞ ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϰϯ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ DĞdžŝĐĂŶĨĂŶƉĂůŵ ϭ Ϯ ϮͲͲͲͲͲ ϳ ϱ &Ăŝƌ &Ăŝƌ dĂŐŽŶĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϰϰ ŝůĂŶƚŚƵƐĂůƚŝƐƐŝŵĂ dƌĞĞŽĨ,ĞĂǀĞŶ ϭ Ϯ ϮͲͲͲͲͲ ϭϬ ϳ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂ͕ĂĐĐĞƐƐŝƐƐƵĞ͘sĞƌLJůŝŵŝƚĞĚǀŝƐŝďŝůŝƚLJ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
ϰϱ ŝůĂŶƚŚƵƐĂůƚŝƐƐŝŵĂ dƌĞĞŽĨ,ĞĂǀĞŶ Ϯ ϴ ϰϰͲͲͲͲ Ϯϱ ϭϱ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ĐůŽƐĞĚŐĂƚĞĂŶĚĚŽŐ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
ϰϲ ŝůĂŶƚŚƵƐĂůƚŝƐƐŝŵĂ dƌĞĞŽĨ,ĞĂǀĞŶ ϯ ϭϯ ϱ ϰ ϰ Ͳ Ͳ Ͳ Ϯϱ ϭϱ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ĐůŽƐĞĚŐĂƚĞĂŶĚĚŽŐ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
ϰϳ ŝůĂŶƚŚƵƐĂůƚŝƐƐŝŵĂ dƌĞĞŽĨ,ĞĂǀĞŶ ϯ ϭϯ ϱ ϰ ϰ Ͳ Ͳ Ͳ Ϯϱ ϭϱ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ǀĞƌLJůŝŵŝƚĞĚǀŝƐŝďŝůŝƚLJ͘ĐůŽƐĞĚŐĂƚĞĂŶĚĚŽŐ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
ϰϴ YƵĞƌĐƵƐĂŐƌŝĨŽůŝĂ ŽĂƐƚůŝǀĞŽĂŬ ϭ ϱ ϱͲͲͲͲͲ ϮϬ ϭϬ 'ŽŽĚ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ďĞŚŝŶĚĨĞŶĐĞ zĞƐ zĞƐ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϰϵ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ DĞdžŝĐĂŶĨĂŶƉĂůŵ ϭ ϭϰ ϭϰͲͲͲͲͲ Ϯϯ ϭϬ 'ŽŽĚ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϱϬ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ DĞdžŝĐĂŶĨĂŶƉĂůŵ ϭ ϭϰ ϭϰͲͲͲͲͲ ϭϳ ϭϬ 'ŽŽĚ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϱϭ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ DĞdžŝĐĂŶĨĂŶƉĂůŵ ϭ ϭϬ ϭϬͲͲͲͲͲ ϭϮ ϭϰ 'ŽŽĚ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϱϮ ĨƌŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ ĨƌŝĐĂŶĨĞƌŶƉŝŶĞ ϭ ϴ ϴͲͲͲͲͲ ϮϮ ϭϮ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϱϯ &ŝĐƵƐďĞŶũĂŵŝŶĂ tĞĞƉŝŶŐĨŝŐ ϴ ϯϱ ϴϱϱϱϯϯ ϯϬ Ϯϱ 'ŽŽĚ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϱϰ &ƌĂdžŝŶƵƐƵŚĚĞŝ ^ŚĂŵĞůĂƐŚ ϯ ϭϲ ϴ ϰ ϰ Ͳ Ͳ Ͳ ϯϱ Ϯϱ 'ŽŽĚ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϱϱ WŝƐƚĂĐŝĂĐŚŝŶĞŶƐŝƐ ŚŝŶĞƐĞƉŝƐƚĂĐŚĞ ϭ ϳ ϳͲͲͲͲͲ Ϯϱ ϭϱ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϱϲ ĨƌŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ ĨƌŝĐĂŶĨĞƌŶƉŝŶĞ ϱ Ϯϱ ϱϱϱϱϱͲ Ϯϱ ϭϱ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϱϳ &ƌĂdžŝŶƵƐƵŚĚĞŝ ^ŚĂŵĞůĂƐŚ Ϯ ϲ ϯϯͲͲͲͲ ϮϮ ϭϬ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϱϴ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ DĞdžŝĐĂŶĨĂŶƉĂůŵ ϭ ϯ ϯͲͲͲͲͲ ϰ ϰ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϱϵ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ DĞdžŝĐĂŶĨĂŶƉĂůŵ ϭ ϯ ϯͲͲͲͲͲ ϰ ϰ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϲϬ &ƌĂdžŝŶƵƐƵŚĚĞŝ ^ŚĂŵĞůĂƐŚ Ϯ ϭϮ ϲϲͲͲͲͲ ϯϱ Ϯϱ 'ŽŽĚ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
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ϲϮ ĨƌŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ ĨƌŝĐĂŶĨĞƌŶƉŝŶĞ ϲ ϭϬ ϯϯϭϭϭϭ ϭϮ ϭϬ 'ŽŽĚ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
ϲϯ ĨƌŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ ĨƌŝĐĂŶĨĞƌŶƉŝŶĞ ϱ ϵ ϯϯϭϭϭͲ ϭϮ ϭϬ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ
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WŽƚĞŶƚŝĂůZĞůŽĐĂƚŝŽŶ >ŽŶŐŝƚƵĚĞ
ƉƉĞŶĚŝdžͲdƌĞĞ/ŶĨŽƌŵĂƚŝŽŶDĂƚƌŝdž
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Appendix D
Tree Protection Measures
The following sections are included as general guidelines for tree protection from construction
impacts. The measures presented should be monitored by arborists and enforced by contractors and
developers for maximum benefit to the trees.
Tree Protection Measures Prior to Construction
Prior to any grading activity, preserved trees that fall within 500 feet of construction activity shall be
protected by fencing and signage. All contractors shall be made aware of the tree protection
measures.
Fencing: A 4-foot high, orange-webbing, polypropylene barricade fence with tree protection signs
shall be erected around all trees (or tree groups) to be preserved. The protective fence should be
installed ten feet beyond the dripline of the tree. This will delineate the tree protection area and
prevent unwanted activity in and around the trees in order to reduce soil compaction in the root zones
of the trees and other damage from heavy equipment. The fence webbing shall be secured to 6-foot,
heavy gauge t-bar line posts, pounded in the ground a minimum of 18-inches and spaced 8-feet on-
center. Fence webbing will be attached to t-bar posts with minimum 14-gage wire fastened to the top,
middle and bottom of each post. Tree protection signs should be attached to every fourth post. The
contractor shall maintain the fence to keep it upright, taut, and aligned at all times. Fencing shall be
removed only after all construction activities are complete.
Pre-Construction Meeting: A pre-construction meeting shall be held between all contractors
(including grading, tree removal/pruning, builders, etc.) and the arborist. The arborist will instruct the
contractors on tree protection practices and answer any questions. All equipment operators and
spotters, assistants, or those directing operators from the ground, shall provide written
acknowledgement of their receiving tree protection training. This training shall include information
on the location and marking of protected trees, the necessity of preventing damage, and the discussion
of work practices that will accomplish such.
Protection and Maintenance During Construction
Once construction activities have begun the following measures shall be adhered to:
Equipment Operation and Storage: Avoid heavy equipment operation around the trees. Operating
heavy machinery around the root zones of trees will increase soil compaction, which decreases soil
aeration and subsequently reduces water penetration in the soil. All heavy equipment and vehicles
should, at minimum, stay out of the fenced tree protection zone, unless where specifically approved in
writing and under the supervision of a Certified Arborist.
Storage and Disposal: Do not store or discard any supply or material, including paint, lumber,
concrete overflow, etc. within the protection zone. Remove all foreign debris within the protection
zone; it is important to leave the duff, mulch, chips, and leaves around the retained trees for water
retention and nutrients. Avoid draining or leakage of equipment fluids near retained trees. Fluids
such as: gasoline, diesel, oils, hydraulics, brake and transmission fluids, paint, paint thinners, and
glycol (anti-freeze) should be disposed of properly. Keep equipment parked at least 50 feet away
from retained trees to avoid the possibility of leakage of equipment fluids into the soil. The effect of
toxic equipment fluids on the retained trees could lead to decline and death.
Grade Changes: Grade changes, including adding fill, are not permitted within the tree protection
zone, without special written authorization and under supervision by a Certified Arborist. Lowering
Tree Protection Measures Page 2
the grade within this area will necessitate cutting main support and feeder roots, jeopardizing the
health and structural integrity of the tree(s). Adding soil, even temporarily, on top of the existing
grade will compact the soil further, and decrease both water and air availability to the trees’ roots.
Moving Construction Materials: Care will be taken when moving equipment or supplies near the
trees, especially overhead. Avoid damaging the tree(s) when transporting or moving construction
materials and working around the tree (even outside of the fenced tree protection zone). Above
ground tree parts that could be damaged (e.g., low limbs, trunks) should be flagged with red ribbon. If
contact with the tree crown is unavoidable, prune the conflicting branch(es) using ISA standards.
Root Pruning: Except where specifically approved in writing, all trenching shall be outside of the
fenced protection zone. Roots primarily extend in a horizontal direction forming a support base to the
tree similar to the base of a wineglass. Where trenching is necessary in areas that contain tree roots,
prune the roots using a Dosko root pruner or equivalent. All cuts should be clean and sharp, to
minimize ripping, tearing, and fracturing of the root system. The trench should be made no deeper
than necessary.
Irrigation: Trees that have been substantially root pruned (30% or more of their root zone) will
require irrigation for the first twelve months. The first irrigation should be within 48 hours of root
pruning. They should be deep watered every two to four weeks during the summer and once a month
during the winter (adjust accordingly with rainfall). One irrigation cycle should thoroughly soak the
root zones of the trees to a depth of 3 feet. The soil should dry out between watering; avoid keeping a
consistently wet soil. Designate one person to be responsible for irrigating (deep watering) the trees.
Check soil moisture with a soil probe before irrigating. Irrigation is best accomplished by installing a
temporary above ground micro-spray system that will distribute water slowly (to avoid runoff) and
evenly throughout the fenced protection zone but never soaking the area located within 6- feet of the
tree trunk, especially during warmer months.
Pruning: Do not prune any of the trees until all construction is completed. This will help protect the
tree canopies from damage. All pruning shall be completed under the direction of an ISA Certified
Arborist and using ISA guidelines. Only dead wood shall be removed from tree canopies.
Washing: During construction in summer and autumn months, wash foliage of trees adjacent to the
construction sites with a strong water stream every two weeks in early hours before 10:00 a.m. to
control mite and insect populations.
Inspection: An ISA Certified Arborist shall inspect the impacted preserved trees on a monthly basis
during construction. A report comparing tree health and condition to the original, pre-construction
baseline shall be submitted following each inspection. Photographs of representative trees are to be
included in the report on a minimum annual basis.
Maintenance After Construction
Once construction is complete the fencing may be removed and the following measures performed to
sustain and enhance the vigor of the preserved trees.
Mulch: Provide a 4-inch mulch layer under the canopy of trees. Mulch should include clean, organic
mulch that will provide long-term soil conditioning, soil moisture retention, and soil temperature
control.
Pruning: The trees will not require regular pruning. Pruning should only be done to maintain
clearance and remove broken, dead or diseased branches. Pruning shall only take place following a
Tree Protection Measures Page 3
recommendation by an ISA Certified Arborist and performed under the supervision of an ISA
Certified Arborist. No more than 15% of the canopy shall be removed at any one time. All pruning
shall conform to International Society of Arboriculture standards.
Watering: The natural trees that are not disturbed should not require regular irrigation, other than the
twelve months following substantial root pruning. However, soil probing will be necessary to
accurately monitor moisture levels. Especially in years with low winter rainfall, supplemental
irrigation for the trees that sustained root pruning and any newly planted trees may be necessary. The
trees should be irrigated only during the winter and spring months.
Watering Adjacent Plant Material: All plants near the trees shall be compatible with water
requirements of said trees. The surrounding plants should be watered infrequently with deep soaks
and allowed to dry out in-between, rather than frequent light irrigation. The soil shall not be allowed
to become saturated or stay continually wet. Irrigation spray shall not hit the trunk of any tree. A 60-
inch dry-zone shall be maintained around all tree trunks. An above ground micro-spray irrigation
system is recommended over typical underground pop-up sprays.
Washing: Periodic washing of the foliage is recommended during construction but no more than once
every two weeks. Washing should include the upper and lower leaf surfaces and the tree bark. This
should continue beyond the construction period at a less frequent rate with a high-powered hose only
in the early morning hours. Washing will help control dirt/dust buildup that can lead to mite and
insect infestations.
Spraying: If the trees are maintained in a healthy state, regular spraying for insect or disease control
should not be necessary. If a problem does develop, an ISA Certified Arborist should be consulted;
the trees may require application of insecticides to prevent the intrusion of bark-boring beetles and
other invading pests. All chemical spraying should be performed by a licensed applicator under the
direction of a licensed pest control advisor.
Inspection: All trees that were impacted during construction within the tree protection zone should be
monitored by an ISA Certified Arborist for the first five years after construction completion. The
Arborist shall submit an annual report, photograph each tree and compare tree health and condition to
the original, pre-construction baseline.
Attachment No. 9
Attachment No. 9
Expanded Radius Map