HomeMy WebLinkAboutDecision Letter
DEVELOPMENT SERVICES DEPARTMENT
ArcadiaCA.gov | 240 West Huntington Drive, Arcadia, CA 91007 | (626) 574- 5415
June 16, 2026 Delivered Via EDGE
Yang Wang
455 W Lemon Ave
Arcadia, CA. 91007
Subject: Single-Family Architectural Design Review No. SFADR 25-07,
Tree Encroachment Permit No. TRE 26-05, and
Accessory Dwelling Unit Permit No. ADU 25-24.
Project Address: 82 W La Sierra Ave.
Dear Applicant:
The public comment period for the Notice of Pending Decision has ended. Staff received one
comment during the notification period regarding concerns with privacy. After careful
consideration, the Development Services Department has conditionally approved Single-
Family Architectural Design Review No. SFADR 25-07, Tree Encroachment Permit No. TRE 26-
05, and Accessory Dwelling Unit Permit No. ADU 25-24 for the demolition of the existing
residence and construction of a new single-story Prairie-style residence consisting of 4,094
square feet of living area, a 930-square-foot attached four-car garage, and a 100-square-foot
covered front porch at 82 W. La Sierra Avenue. The project also includes the construction of
a detached 1,000-square-foot Accessory Dwelling Unit (ADU) with a 50-square-foot covered
porch.
The project further includes Tree Encroachment Permit No. TRE 26-05 for construction
activities within the protected zones of three off-site protected trees, including a 26-inch
Holly Oak (Quercus ilex), a 13-inch Hollywood Juniper (Juniperus chinensis), and a 16-inch
Holly Oak (Quercus ilex). Based on the submitted arborist report, the trees can be preserved
through implementation of the recommended tree protection measures.
The proposed project complies with all applicable Development Standards, including
setbacks, floor area ratio, lot coverage, height requirements, and Accessory Dwelling Unit
regulations. The project has also been found to be consistent with the City's Resi dential
Design Guidelines. Approval of SFADR 25-07, TRE 26-05, and ADU 25-24 is subject to the
following conditions:
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1. The project shall be developed and maintained by the Property Owner/Applicant in
substantial conformance with the plans and supporting documents approved under Single-
Family Architectural Design Review No. SFADR 25-07, Tree Encroachment Permit No. TRE 26-
05, and Accessory Dwelling Unit Permit No. ADU 25-24, subject to the satisfaction of the
Development Services Director or designee.
2. The Property Owner/Applicant shall install 15-gallon Carolina Cherry hedge shrubs,
spaced 36 inches on center, along the west property line for the full length of the proposed
residence. The hedges shall be maintained in a healthy and thriving condition for the life of
the project, subject to the satisfaction of the Development Services Director or designee.
3. All exterior materials, colors, and architectural details shall match the approved plans and
shall be maintained in good condition.
4. All construction related regulations imposed by the Building Division shall be strictly
adhered to including hours allowed for construction, permitted noise levels, and dust
control.
5. The Property Owner/Applicant shall comply with all City requirements regarding building
safety, fire prevention, detection, suppression, emergency access, public right -of-way
improvements, parking, water supply and water facilities, sewer facilities, trash reduction
and recycling requirements, and National Pollutant Discharge Elimination System (NPDES)
measures to the satisfaction of the Building Official, Fire Marshal, Public Works Services
Director, and 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.
6. To the maximum extent permitted by law, the Property Owner/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 ot her actions and liabilities
for damages caused or alleged to have been caused by reason of the Applicant’s activities in
connection with SFADR 25-07, TRE 26-05, and ADU 25-24 (“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.
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In the event of any legal action challenging the validity, applicability, or interpretation of any
provision of this approval, or any other supporting document relating to the Project, the City
will notify the Applicant of the claim, action, or proceedings and will cooperate in the defense
of the matter. The Property Owner/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 Property Owner/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, the Property Owner/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 Developer 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.
There is a ten (10) day appeal period for this application. To file an appeal, a completed
Appeal Application form must be submitted to the Community Development Division either
in person during business hours, or through Arcadia’s EDGE Portal at
www.ArcadiaCA.gov/EDGE, along with a $772.00 appeal fee by June 29, 2026, at 5:30PM.
The approval of SFADR 25-07, TRE 26-05, and ADU 25-24 shall expire in one year (June 29,
2027) from the effective date unless plans are submitted to Building Services for plan-check,
a building permit is issued and the construction is diligently pursued, a certificate of
occupancy has been issued, or the approval is renewed. The final plans must be consistent
with the approved design concept plans and any conditions of approval. Any inconsistency
from the approved design concept plans may preclude the issuance of a building permit.
An extension may be granted by the Deputy Development Services Director or designee, or
the Review Authority that approved the project for a maximum period of one (1) year from
the initial expiration date. An extension can only be granted if the required findings can be
made. Note that acceptance of an extension request does not indicate approval of an
extension.
A building permit must be obtained prior to any construction activity. Please contact Building
Services (626) 574-5416 for information on submittals and fees. This letter of approval must
be presented to Building Services to initiate the permitting process.
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Approval of Single-Family Architectural Design Review No. SFADR 25-07, Tree Encroachment
Permit No. TRE 26-05, and Accessory Dwelling Unit Permit No. ADU 25-24; and Protected
Tree Encroachment Permit No. TRE 26-06 shall not go into effect unless the Property Owner
and Applicant have executed and filed the enclosed Acceptance Form to indicate awareness
and acceptance of these conditions of approval. The Acceptance Form is due now and if it
is not received by July 16, 2026, or if the project is appealed, this approval will become null
and void.
You may visit the City’s website at www.ArcadiaCA.gov/noticesanddecisions to view this
notice. If you have any questions, please contact me at (626) 574-5447, or by email at
mchipres@ArcadiaCA.gov. Thank you
Sincerely,
DEVELOPMENT SERVICES DEPARTMENT
Community Development Division/Planning Services
Melissa Chipres
Senior Planner
Attachments: Acceptance Form
CC: Xijing Lu, and Qiao Lin, Property Owners