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HomeMy WebLinkAboutAttachment No. 1 Attachment No. 1 Attachment No. 1 Resolution No. 2186 1 RESOLUTION NO. 2186 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE AN 86-UNIT, THREE-STORY MULTI-FAMILY CONDOMINIUM DEVELOPMENT WITH A VESTING TENTATIVE TRACT MAP, DENSITY BONUS, AND MAJOR ADMINISTRATIVE MODIFICATION TO ALLOW LESS THAN THE MINIMUM REQUIRED DENSITY, INCLUDING A HEALTHY TREE REMOVAL PERMIT AND PROTECTED TREE ENCROACHMENT, LOCATED AT 201 AND 225 COLORADO PLACE WHEREAS, on October 7, 2025, applications for Multi-Family Architectural Design Review No. MFADR 25-12 with a density bonus, Major Administrative Modification No. 25-10, and Vesting Tentative Tract Map No. TTM 25-08 (84968), together with applications for Protected Tree Encroachment Permit No. TRE 25-14 and Healthy Tree Removal Permit No. TRH 25-15 submitted on November 10, 2025, and Certificates of Demolition Nos. COD 25-30 and COD 25-31 submitted on December 3, 2025, were filed by Nancy Johns of Wildflower Development, on behalf of MW Investment Group, LLC, the project owner and developer (“Applicant”), for the development of an 86-unit, three-story, multi-family residential condominium project located at 201 and 225 Colorado Place (“Project”); WHEREAS, The Project proposes the demolition of existing on-site structures, the consolidation of two legal parcels into a single lot, and the subdivision of airspace for condominium ownership. The Project includes nine deed-restricted affordable 2 units at the moderate-income level, which qualifies the Project for a density bonus pursuant to State Density Bonus Law and the City’s Density Bonus regulations; and WHEREAS, 201 Colorado Place is identified on the City’s Residential Sites Inventory and is therefore eligible for residential redevelopment pursuant to the requirements of the Residential Flex (RF) Overlay, and 225 Colorado Place, while not identified on the Residential Sites Inventory, is being acquired by MW Investment Group, LLC, resulting in consolidated ownership of the Project site and allowing residential development across both properties; and WHEREAS, on January 26, 2026, Planning Services completed an environmental assessment for the Project in accordance with the California Environmental Quality Act (“CEQA”) and recommends that the Planning Commission determine that the Project qualifies as a Class 32 Categorical Exemption under CEQA pursuant to Section 15332 of the CEQA Guidelines because the Project is considered an in-fill development project; and WHEREAS, on February 24, 2026, a duly noticed public hearing was held before the Planning Commission on said Project, at which time all interested persons were given full opportunity to be heard and to present evidence. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, HEREBY RESOLVES AS FOLLOWS: 3 SECTION 1. The factual data submitted by the Development Services Department in the staff report dated February 24, 2026, are true and correct. SECTION 2. This Commission finds that based upon the entire record, pursuant to Sections 9105.03.060(A), 9103.15.040, 9107.19.050, 9110.01.070, and 9107.19.050(F) of the Development Code, all of the following findings can be made: Tentative Tract Map 1. The proposed map, subdivision design, and improvements are consistent with the General Plan, any applicable specific plan, and the Subdivisions Division of the Development Code. FACT: The proposed Vesting Tentative Tract Map, subdivision design, and associated improvements are consistent with the City’s General Plan, and the State Subdivision Map Act. The Project site is zoned Commercial with a Residential Flex (RF) Overlay, which encourages residential development on commercial sites in a manner with surrounding uses. The map would subdivide the airspace to allow individual ownership of condominium units and provide adequate access, circulation, utilities, and public services. All required improvements will be installed or guaranteed in accordance with City standards and conditions of approval. 4 The proposed subdivision supports the City’s housing goals by facilitating infill residential development on a commercial site. The Project is consistent with the following General Plan goals and policies: Land Use and Community Design Element • Policy LU-1.1: Promote new infill and redevelopment projects that are consistent with the City’s land use and compatible with surrounding existing uses. • Policy LU-4.1: Require that new multi-family residential development be visually and functionally integrated and consistent in scale, mass, and character with structures in the surrounding neighborhood. Housing Element • Housing Policy H-2.2: Encourage development of residential uses in strategic proximity to employment, recreational facilities, schools, neighborhood commercial areas, and transportation routes. • Housing Policy H-3.1: Promote the use of State density bonus provisions to encourage affordable housing for lower, moderate income households and senior housing. • Housing Policy H-4.4: Support infill development at appropriate locations in the City. 5 2. The site is physically suitable for the type and proposed density of development. FACT: The Project site is designated Commercial under the City’s General Plan and is zoned General Commercial (C-G) with a Residential Flex (RF) Overlay, which establishes a minimum residential density of 30 dwelling units per acre. The proposed 86 multi-family residential unit development falls below this minimum. The Project includes a request for a Major Administrative Modification to allow the reduced density based on site specific physical constraints. The Project site is divided by an existing Los Angeles County Flood Control District wash and associated easement, which significantly limits the developable area of the property. In addition, the site is irregular in shape, reducing the efficiency of the site and constraining the ability to achieve higher densities while maintaining appropriate access, circulation, and site functionality. Despite these limitations, the Project provides an efficient layout, adequate access, parking, utilities, resident amenities, and open space. Accordingly, the site is physically suitable for the proposed development, subject to approval of the requested Major Administrative Modification. 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. 6 FACT: The Project involves the subdivision of an infill site within an urbanized area and does not serve as a habitat for endangered or rare species. The site is already developed or disturbed, and no sensitive biological resources are present. Therefore, the Project is not expected to cause substantial environmental damage or significantly impact fish, wildlife, or their habitat. 4. The design of the subdivision or type of improvements is not likely to cause serious public health or safety problems. FACT: The Project proposes to subdivide the airspace of a multi-family development. It will comply with all applicable Building and Fire Codes to ensure public health and safety. The proposed density will be below the maximum density allowed by the General Commercial (C-G) Zone and Residential Flex (RF) Overlay, and the City’s existing infrastructure will adequately serve the Project. Therefore, the Project will not cause any public health or safety problems. 5. The design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of, property within the proposed subdivision (This finding shall apply only to easements of record or to easements established by 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). 7 FACT: The Project has been reviewed for consistency with existing and proposed easements affecting the site and will not conflict with easements acquired by the public at large. Two existing easements related to Southern California Edison equipment are proposed to be quitclaimed, as the associated facilities will be removed or relocated and are no longer required. The existing Los Angeles County Flood Control District wash easement will be maintained and will remain clear of any construction in accordance with agency requirements. An existing Southern California Gas Company easement along the property frontage will also be maintained and left undisturbed within the required front setback along Colorado Place. To accommodate Project infrastructure, an existing sewer main will be realigned, and, pursuant to Condition 24, and a new easement will be recorded over the realigned sewer facilities to ensure continued access for ongoing maintenance. With the maintenance of required easements, the quitclaim of easements that are no longer necessary, and the dedication of a new easement over the realigned sewer main, the Project will not conflict with any easements acquired by the public at large. 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. 8 FACT: The Arcadia Public Works Services Department has determined that the City’s existing infrastructure can adequately serve the Project. The discharge of sewage from the Project into the community sewer system will comply with all requirements specified by the California Regional Water Quality Control Board. 7. The proposed subdivision, its design, density, and type of development and improvements conforms to the regulation of the Development Code and the regulations of any public agency having jurisdiction by law. FACT: The Project, as conditioned, complies with the density requirements of the City’s Development Code. The requested reduction in density is consistent with the criteria for approval under Major Administrative Modification No. Major AM 25- 10, and all necessary findings can be made should the modification be approved with this Project. All the improvements required for the site and each unit will comply with the regulations in the City’s Development Code. Architectural Design Review The Multi-Family Architectural Design Review component of the Project was submitted along with an SB 330 Preliminary Application pursuant to Government Code Section 65941.1, establishing vesting rights for the Project established on September 18, 2025, the date the SB 330 Preliminary Application was submitted. The Project satisfies the procedural requirements of SB 330, and the design component has been determined to comply with all the applicable provisions of SB 330, including 9 the objective development and design standards. Therefore, the design of the Project is not subject to discretionary review. 8. The Project is in compliance with all applicable development standards and regulations of the Development Code. FACT: The Project has been reviewed for compliance with all applicable development standards and regulations of the City’s Development Code. It is located in the General Commercial (C-G) Zone with the Residential Flex (RF) Overlay and is subject to the applicable standards governing multi-family residential development in that zone. Except as otherwise permitted through State Density Bonus Law, Senate Bill 330, and the approved Major Administrative Modification, the Project complies with all applicable objective development standards, including but not limited to height, setbacks, parking, open space, and site design requirements. Any deviations from development standards are either allowed under State law or have been reviewed and approved through the appropriate discretionary processes. Based on the factors, the Project is consistent with the Development Code and complies with all required development standards and regulations. 9. The Project is consistent with the objectives and standards of the applicable Design Guidelines. FACT: The Project has not been reviewed for consistency with the City’s applicable Design Guidelines. Pursuant to Senate Bill 330, it is subject only to objective 10 design standards, and discretionary design guidelines do not apply. The Project complies with all applicable objective development and design standards, except where limited waivers are permitted and requested in accordance with the Development Code and State Density Bonus law. These waivers are consistent with provisions allowing flexibility to promote improved architectural outcomes. Based on this review, the Project satisfies the required Design Guideline consistency finding. 10. The Project is compatible in terms of scale and aesthetic design with surrounding properties and developments. FACT: The Project site is located within an eclectic neighborhood that includes a mix of commercial, multi-family, and single-family residential uses. In terms of scale, the Project has been designed to respond to its context, including its proximity to the adjacent single-family residential neighborhood. Building heights, setbacks, and massing have been configured to provide a gradual transition between uses, and the overall intensity of development is consistent with other surrounding residential properties. The Project’s architectural design incorporates cohesive materials, articulation, and detailing to create an attractive development that fits along this commercial corridor and within the neighborhood context. Based on the mixed character of the surrounding area and the Project’s design and scale, the Project is compatible with adjacent properties and surrounding neighborhood. 11 11. The Project has an adequate and efficient site layout in terms of access, vehicular circulation, parking, and landscaping. FACT: The Project has been designed with an integrated and efficient site layout providing adequate access, internal circulation, parking, and landscaping. Vehicular access to the site is consolidated to improve circulation and safety, including the removal of existing driveways and establishment of a new primary access point, which reduces curb cuts and improves overall site functionality. The Project provides parking exceeding the Development Code requirement of 1.5 spaces per dwelling unit, with parking accommodated in attached garages and supplemental on-site spaces. Internal drive aisles and garage access are designed to function efficiently and safely, and the site layout supports adequate emergency and service access. Based on review, the proposed access and circulation do not raise traffic or parking concerns. Landscaping is incorporated throughout the site to provide visual relief, screening, and buffering, particularly along site perimeters and adjacent to residential uses. The proposed landscape design enhances the site’s functionality and compatibility while complying with the Development Code standards. As such, the Project provides an adequate, efficient, and well-functioning site layout in terms of access, vehicular circulation, parking, and landscaping. 12 12. The Project is in compliance with all of the applicable criteria identified in Subparagraph 9107.19.040(C)(5) of the Development Code. FACT: The Project has been reviewed for compliance with the applicable criteria set forth in Development Code Section 9107.19.040(C)(5) and satisfies those requirements. It is consistent with the applicable provisions of the Development Code and other relevant City regulations and policies. The Project also aligns with the City’s General Plan land use designation, and no specific plan applies to the site. The Project has not been evaluated for consistency with applicable design guidelines, policies, and standards. Pursuant to Senate Bill 330, it is subject only to objective standards and complies with all applicable objective design standards, except where limited waivers are permitted and approved in accordance with the Development Code and State law. The site layout is efficient and functional. The arrangement and relationship of the proposed structures to one another and to surrounding development are harmonious and reflect sound design standards. The Project provides safe and efficient public access and internal circulation, parking exceeding Development Code requirements and appropriately located driveways. Potential on-site and off-site traffic and parking impacts have been evaluated and determined not to pose a health or safety concern. The consolidation of 225 Colorado Place with 201 Colorado Place provides scale efficiencies, as communal facilities such as open space and a trash 13 enclosure serve a larger number of residential units. In addition, the Project provides a cohesive architectural design with a pedestrian-oriented frontage along Colorado Place, complementing the scale and character of surrounding development. The Project includes adequate open space and water-efficient landscaping consistent with City standards. It is compatible with neighboring properties and developments in terms of scale and aesthetic treatment, particularly with respect to adjacent public areas and nearby residential uses. Therefore, the Project complies with all applicable criteria identified in Subparagraph 9107.19.040(C)(5) of the Development Code. Density Bonus 13. The project will be consistent with the General Plan, except as provided by the Density Bonus Section of the Development Code with regard to maximum density, density bonuses, and other incentives and concessions. FACT: The Project is consistent with the Commercial General Plan land use designation, which permits residential development within certain commercial areas where affordable housing is provided. The Project proposes to provide 10.4 percent of the for-sale units at the moderate-income level, qualifying the Project for a State Density Bonus. While the Applicant is not requesting the additional density afforded by the Density Bonus Law, the Project does request waivers from development standards that would otherwise limit the Project’s feasibility. The proposed density of 14 23.2 dwelling units per acre is below the General Plan’s minimum target density of 30 dwelling units per acre. However, the General Plan states that the Development Code will establish the specific type and intensity of development permitted in individual areas. Due to site-specific constraints, a Major Administrative Modification is required to allow a density below the minimum target while maintaining consistency with the General Plan. Therefore, the Project will be consistent with the General Plan. 14. The approved number of dwellings can be accommodated by existing and planned infrastructure capacities. FACT: The Project has been reviewed by the Public Works Department and Engineering Division. Both determined that the City’s existing infrastructure, including sewer, water, and public roadways, will adequately serve the Project. 15. 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: Nine of the 86 residential units (10.4%) will be restricted to moderate income residents, meeting the threshold established by Density Bonus law which requires that at least 10% of the units in a for-sale development be restricted to moderate income residents. Accordingly, the Project meets this requirement. A condition of approval requires the preparation, submittal, and recordation of an Affordable Housing Agreement prior to issuance of a Certificate of Occupancy. 15 16. In the event that the City does not grant at least one financial concession or incentive as defined in Government Code Section 65915 in addition to the density bonus, that additional concessions or incentives are not necessary to ensure affordable housing costs as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set as specified in Government Code Section 65915(c). FACT: The Project does not include the use of any concessions or incentives. However, the Project includes waivers for having parking areas within 20 feet of the street side property lines, reduced setbacks and upper level stepbacks, and front entries that do not have coverings. Each request has been reviewed for its potential health and safety impact on the persons or property on or within the vicinity of the Project. It was determined that none of the requests have the potential to be a substantial health and safety impact. The Project can therefore provide 10.4% affordable units, consistent with the requirements of State Density Bonus law, without incorporating a concession or incentive. 17. There are sufficient provisions to guarantee that the units will remain affordable for the required time period. FACT: The affordable housing units for Moderate 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, 16 household income restrictions, method of calculation for sale and resale prices, and a minimum affordability term of 45 years, consistent with State Density Bonus law. The covenant will ensure ongoing compliance with all applicable State and local requirements and will be executed prior to issuance of Certificate of Occupancy. Therefore, there are sufficient provisions to guarantee that the units will remain affordable for the required time period. Major Administrative Modification 18. According to Development Code Section 9107.05.050, an Administrative Modification may be approved if at least one of the following findings can be made: 1.Promote uniformity of development; 2. Prevent an unreasonable hardship; or 3. Secure an appropriate improvement of a parcel. FACT: The requested reduction in the minimum residential density from 30 dwelling units per acre to about 23.2 units per acre for the Project is necessary to secure an appropriate improvement of the lot and to prevent unreasonable hardship. The Project site is subject to significant physical constraints that limit the efficient use of the property and the ability to achieve the minimum density. The site is divided by a Los Angeles County Flood Control District wash and associated easement, portions of which are open and others underground. Development within the easement is prohibited, effectively dividing the site into 17 separate buildable areas and constraining building placement, internal circulation, and connectivity. Additionally, the site consists of irregularly shaped parcels, further reducing site efficiency. Strict application of the minimum density requirement would necessitate impractical building configurations, potentially resulting in substandard site planning, circulation conflicts, or reduced livability. Further, the site is also adjacent to an established single-family residential neighborhood. The proposed reduced density allows for a more compatible transition in scale and intensity between the multi-family development and surrounding single-family homes, while still supporting residential development consistent with the General Plan, RF Overlay, and Housing Element objectives. Therefore, proposed reduction in residential density secures an appropriate improvement of the lot and prevents an unreasonable hardship created by site- specific physical constraints, while allowing for a cohesive site layout, adequate access and circulation, compatibility with surrounding development, and the provision of deed-restricted affordable housing units. Protected Trees FACT: The removal of four (4) protected Western Sycamore trees is required because the trees are located entirely within the Project site and directly conflict with the development footprint and required site improvements. The trees are situated in 18 areas necessary for the construction of residential buildings, internal drive aisles, and supporting infrastructure, and therefore cannot be retained while allowing the Project to be developed as proposed. In addition, one (1) Chinese Elm tree is proposed for removal at the request of the Los Angeles County Flood Control District to accommodate required access improvements associated with the adjacent flood control channel. The removal of these protected trees is required to facilitate the Project and comply with related public agency requirements. Replacement planting will be required in accordance with the City’s Protected Tree Ordinance and the conditions of approval. The Applicant is proposing to plant ten (10) Western Sycamore trees throughout the development site. SECTION 3. Pursuant to the provisions of the California Environmental Quality Act (“CEQA”), this Project is subject to a Class 32 Categorical Exemption as an infill- development project per Section 15332 of the CEQA Guidelines. SECTION 4. For the foregoing reasons, the Planning Commission determines that the Project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15332 (Class 32, Infill Development Projects), and further recommends that the City Council approve Multi-Family Architectural Design Review No. MFADR 25-12 with a density bonus, Major Administrative Modification No. 25-10, Vesting Tentative Tract Map No. TTM 19 25-08 (84968), Protected Healthy Tree Removal Permit No. TRH 25-15, Protected Tree Encroachment Permit No. TRE 25-14, and Certificates of Demolition Nos. COD 25-30 and COD 25-31 for the development of an 86-unit, three-story, multi-family residential condominium including a Density Bonus project located at 201 and 225 Colorado Place, 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 24th day of February, 2026. _____________________________ Domenico Tallerico Chair, Planning Commission ATTEST: ______________________ Lisa L. Flores Secretary APPROVED AS TO FORM: ______________________ Michael J. Maurer City Attorney 20 Page Intentionally Left Blank 21 RESOLUTION NO. 2186 Conditions of Approval Planning 1. The Project shall be developed and maintained by the Applicant/Property Owner in a manner that is consistent with the plans submitted and conditionally approved for Multi-Family Architectural Design Review No. MFADR 25-12, Major Administrative Modification No. Major AM 25-10, Vesting Tentative Tract Map No. TTM 25-08 (84968), Healthy Tree Removal Permit No. TRH 25-15, Protected Tree Encroachment Permit No. TRE 25-14, and Certificate of Demolition Nos. COD 25-30 and COD 25-31, subject to the satisfaction of the Deputy Development Services Director or designee. 2. 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. A $7,000 deposit shall be submitted to the City for review and approval by the City’s housing consultant and City Attorney prior to issuance of a Certificate of Occupancy. 3. Prior to final building inspection, at minimum ten 24-inch box Western Sycamore shall be planted on the subject site as replacement trees. A Landscape Plan, prepared in compliance with the City’s Water Efficient Landscape Ordinance, shall be submitted with the building plans into plan-check. The replacement trees shall be shown on the approved Landscape Plan and shall be subject to review and approval by the Planning Division. Prior to issuance of a Certificate of Occupancy, the Applicant/Property Owner shall submit a report prepared by a certified arborist that the required replacement trees have been installed in accordance with the approved plans. 4. Any required mechanical equipment, including but not limited to backflow devices and transformers, that is visible from the public right-of-way shall be screened from public view. Screening shall consist of landscaping, solid walls or other methods deemed appropriate for the development, shall be subject to review and approval by the Deputy Development Services Director, or designee. 22 The location, design, and height of all required screening shall be subject to review and approval prior to issuance of a Certificate of Occupancy. 5. The building plan check submittal shall clearly identify the required 17 bicycle parking spaces on the site plan. Each bicycle parking space shall measure a minimum two (2) feet width and six (6) feet in length, with a minimum five (5) foot maneuvering aisle provided behind the bicycle rack area. 6. During all on-site construction activities, including but not limited to equipment maintenance and staging of haul trucks, construction operations shall not take place before 7:00 a.m. or after 6:00 p.m., Monday through Friday, and before 8:00 a.m. or after 5:00 p.m. on Saturday. No construction activities shall occur on Sundays and City recognized holidays. 7. All proposed signage shall require approval through a separate Sign Architectural Design Review application and shall comply with all applicable provisions of the Development Code. 8. The Final Map is to be recorded prior to the issuance of building permits for any structures. Building 9. The plans that are submitted to Building Services for plan-check shall comply with the latest adopted edition of the following codes as applicable: a. California Building Code (CBC) b. California Electrical Code c. California Mechanical Code d. California Plumbing Code e. California Energy Code f. California Fire Code g. California Green Building Standards Code h. California Existing Building Code i. Arcadia Municipal Code 10. Grading plans shall be submitted as part of the building plan-check and shall be subject to review and approval by Engineering, Planning and Building Services prior to the issuance of building permits. The grading plans shall indicate all proposed site improvements and clearly depict complete drainage patterns and conveyance of all surface runoff. 23 Engineering 11. Prior to approval of the Final Tract Map, the Applicant/Property Owner shall construct or post security for all required public improvements, subject to review and approval by the City Engineer, including but not limited to the following: a. Remove existing and construct new driveway approaches in accordance with City Standard, including City Standard 801-1. Depending on the design, the driveway approach at 225 Santa Rosa Road may need to be required to be partially reconstructed. b. Remove, replace, and construct sidewalk along Colorado Place, San Juan Drive, and Santa Rosa Road to provide a continuous and accessible path of travel in compliance with Americans with Disabilities Act (ADA) and Public Right-Of-Way Accessibility Guidelines (PROWAG). Sidewalk shall not be required at the wash. c. Remove and replace curb and gutter, including a two (2) foot slot cut from property line to property line. Replacement of curb and gutter at the wash and the existing catch basins on Colorado Place shall not be required. d. Construct ADA compliant curb ramps at the Northeast corner of Colorado Place and San Juan Drive and the Northwest corner of San Juan Drive and Santa Rosa Road. 12. The proposed development shall include a Low Impact Development (LID) Plan prepared in accordance with the Los Angeles County Department of Public Works 2014 LID standard Manual. The LID Plan shall identify all selected LID measures on the grading plan. Prior to issuance of a Certificate of Occupancy, the Applicant/Property Owner shall provide proof of recordation of the LID Plan and Master Covenant and Agreement with the Los Angeles County Recorder. 13. Prior to issuance of a Certificate of Occupancy, the Applicant/Property Owner shall repair any damage to the street and alley frontages caused by the development, including but not limited to trench cuts and impacts from construction traffic, in accordance with the direction of the City Engineer. If the street is listed on the City’s pavement moratorium, repairs may extend from curb to curb, as directed by the City Engineer. 14. As part of the Project, existing overhead electrical service must be removed and replaced with underground electrical services. Electrical transformers are to be installed on private property, outside of any public right-of-way. Fire Department 15. All structures shall have automatic fire sprinkler system per the City of Arcadia Fire Department Single & Multi-Family Dwelling Sprinkler Standard. 16. The on-site driveway shall be a minimum 26 feet wide and provide a vertical clearance of 13 feet and 6 inches. 24 17. A new public hydrant shall be provided on the west side of the west entry drive on Santa Rosa Rd. prior to issuance of the Certificate of Occupancy. 18. A knox switch or switches shall be provided for any vehicular gates. Public Works 19. The Applicant/Property Owner shall remove the large Deodar Cedar at the south end of 225 Colorado Place and the declining small tree at 225 Colorado Place, in accordance with a permit from Public Works Services. The Applicant/Property Owner shall replant two (2) 36” box Deodar Cedar trees. The location of the tree replacement trees shall be determined by the Public Works Inspector, and all required replacement shall be completed prior to issuance of Certificate of Occupancy. 20. The Applicant/Property Owner shall utilize existing sewer lateral(s), wherever feasible. Any proposed modifications or new laterals shall be subject to review and approval by the City Engineer. Per the approved Sewer Area Study, new laterals shall not connect directly to a manhole. 21. If any drainage fixture within any structure is located at an elevation lower than the elevation of the next upstream manhole cover, the Applicant/Property Owner shall install an approved backwater valve on the building sewer lateral. The backwater valve shall be located on the private property side of the property line and shall be maintained in accordance with City standards. 22. The Applicant/Property Owner shall provide an updated sewer relocation study to Public Works Services at the time of building plan check submittal. The study shall include detailed construction drawings and be subject to review and approval by the Public Works Services Department. The area north of Foothill Boulevard in the updated sewer relocation study shall be consistent with the area north of Foothill Boulevard as shown in the previously approved Sewer Area Study, dated January 26, 2026. 23. The existing sewer main shall be relocated in accordance with the approved updated sewer relocation study, and the existing sewer main shall be abandoned prior to the commencement of construction. Sewer bypassing shall be provided as necessary during the relocation process to prevent overflows or interruptions to sewer service. 24. A 10 foot wide easement in favor of the City of Arcadia shall be recorded over the relocated sewer main prior to the sewer main becoming operational. The easement document shall be prepared by the Applicant/Property Owner’s consultant to the satisfaction of the City Attorney and City Engineer and 25 recorded with the Los Angeles County Recorder prior to abandonment of the existing sewer main. The recorded easement is to be shown on the Final Vesting Tract Map. 25. An 8” cast iron water main with 76 psi static pressure is available on San Juan Drive, an 8” ductile iron water main with 76 psi static pressure south of the pressure reducing station and 110 psi north of the pressure reducing station is available on Colorado Place, and a 6” cast iron water main with 75 psi static pressure is available on Santa Rosa Road. All three mains are available for domestic use and fire service. 26. At the time of Building Plan Check submittal, the Applicant/Property Owner shall provide calculations to determine the maximum domestic demand and maximum fire demand for the City to verify the required water service size required. 27. The Applicant/Property Owner shall provide separate water services and meters for specific domestic and landscape irrigation uses. All water services will require approved reduced pressure backflow devices for meter services protection. 28. Fire protection requirements shall be as stipulated by the Arcadia Fire Department and shall be conformed to Arcadia Standard Plan. A separate fire service with Double Check Detector Assembly (DCDA) shall be installed. Location of DCDA shall be close to the public right of way and cannot be located inside any structure. 29. A Water Meter Permit Application shall be submitted to the Public Works Services Department prior to building permit issuance. 30. New water service installations shall be installed by the Applicant/Property Owner. Installation shall be according to the specifications of the Public Works Services Department, Engineering Section. Abandonment of existing water services, if necessary, shall be carried out by the Applicant/Property Owner, according to Public Works Services Department, Engineering Section specifications. 26 General 31. The Applicant/Property Owner shall comply with all City requirements regarding building safety, fire prevention, detection, suppression, emergency access, public right-of-way improvements, parking, water supply and water facilities, sewer facilities, trash reduction and recycling requirements, and National Pollutant Discharge Elimination System (NPDES) measures, all to the satisfaction of the Building Official, Fire Marshal, Public Works Services Director, and Deputy Development Services Director. Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees. 32. To the maximum extent permitted by law, Applicant must defend, indemnify, and hold the City, any departments, agencies, divisions, boards, and/or commissions of the City, and its elected officials, officers, contractors serving as City officials, agents, employees, and attorneys of the City (“Indemnitees”) harmless from liability for damages and/or claims, actions, or proceedings for damages for personal injuries, including death, and claims for property damage, and with respect to all other actions and liabilities for damages caused or alleged to have been caused by reason of the Applicant’s activities in connection with MFADR 25-12 with a Density Bonus, Major AM 25-10, TTM 25-08 (84968), TRH 25-15, TRE 25-14, COD 25-30, and COD 25-31(“Project”) on the Project site, and which may arise from the direct or indirect operations of the Applicant or those of the Applicant’s contractors, agents, tenants, employees or any other persons acting on Applicant’s behalf, which relate to the development and/or construction of the Project. This indemnity provision applies to all damages and claims, actions, or proceedings for damages, as described above, regardless of whether the City prepared, supplied, or approved the plans, specifications, or other documents for the Project. In the event of any legal action challenging the validity, applicability, or interpretation of any provision of this approval, or any other supporting document relating to the Project, the City will notify the Applicant of the claim, action, or proceedings and will cooperate in the defense of the matter. The Applicant must indemnify, defend and hold harmless the Indemnitees, and each of them, with respect to all liability, costs and expenses incurred by, and/or awarded against, the City or any of the Indemnitees in relation to such action. Within 15 days’ notice from the City of any such action, the Applicant shall provide to the City a cash deposit to cover legal fees, costs, and expenses incurred by City in connection with defense of any legal action in an initial amount to be reasonably determined by the City Attorney. The City may draw 27 funds from the deposit for such fees, costs, and expenses. Within 5 business days of each and every notice from the City that the deposit has fallen below the initial amount, Applicant/Property Owner shall replenish the deposit each and every time in order for City’s legal team to continue working on the matter. The City shall only refund to the Applicant/Property Owner any unexpended funds from the deposit within 30 days of: (i) a final, non-appealable decision by a court of competent jurisdiction resolving the legal action; or (ii) full and complete settlement of legal action. The City shall have the right to select legal counsel of its choice. The parties hereby agree to cooperate in defending such action. The City will not voluntarily assist in any such third-party challenge(s). In consideration for approval of the Project, this condition shall remain in effect if the entitlement(s) related to this Project is rescinded or revoked, at the request of the Applicant or not. 33. Approval of Multi-Family Architectural Design Review No. MFADR 25-12, Major Administrative Modification No. Major AM 25-10, Vesting Tentative Tract Map No. TTM 25-08 (84968), Healthy Tree Removal Permit No. TRH 25-15, Protected Tree Encroachment Permit No. TRE 25-14, and Certificate of Demolition Nos. COD 25-30 and COD 25-31 shall not be in effect unless the Property Owner and Applicant have executed and filed the Acceptance Form with the City within 30 calendar days after adoption of the Resolution by the City Council. The Acceptance Form filed with the Development Services Department shall indicate awareness and acceptance of all conditions of approval. ---