Item 08a - Alexan Arroyo Mixed-Use Project — Arcadia City Council, November 18, 2025 (part 2 of 2)

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 Departm ent of Transportation (Caltrans) in the environmental review process for the abov e-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 th e 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 develop ment 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 st andard 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 ends

“
Provide a safe and reliable transportation network that serves all people and respects the environment”

capacity, this development should incor porate multi-modal and complete streets transportation elements that will actively prom ote 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 tr eatment 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 sa fety, 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 Tr ansportation 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-focu sed Transportation Impact Study Guide (TISG), dated May 20, 2020 and the Calt rans Interim Land Development and Intergovernmental Review (LD-IGR) Safety Re view 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 En vironmental 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 ends

“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 pedestr ian 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 duri ng 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 t raffic safety impact analysis for this development in the California Environmental Quality Act (CEQA) review process using Caltrans guidelines above on the State faci lities so that, thro ugh 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,
A
nthony 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: [email protected]
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

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DOC 7317782.D15
September 11, 2024
Ref. DOC 7298060
VIA EMAIL [email protected]

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 pr oject 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 proj ect 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 1
st 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 [email protected].

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 :

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 P
ARCEL 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 PLCC PLAN AREA . .AN AREAAANNNA R E ANA R E AAREAAAREAREAREREREEEAA . . . . ARARAARARARRROYO PACIFIROYO PROYO PACIFROYO PACIFRROYO PACIRROOOYOOYO PACIFYO PACYO PACIFPAPAACIFIACIFII CCCCCCCC 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 :

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 :

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.)
51 0 ' STORM DRAIN
71 0 ' PUBLIC UTILITIES
91 0 ' 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 2
2 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 2
2 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 2
2 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
2 2
1 1
1 2
2 1
1 1
1 1
1 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
2 2
2 22
1 1
2 1
1 1
1 2
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 :

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

LOADING
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 :

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

LOADING
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 :

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:

NOTFOR
CO
NSTRUC
TION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
ENTITLEMENT SUBMITTAL / /23
A0.05
SURVEY

FOR REFERENCE ONLY
7/25/2022

NOT FOR
CO
NSTRUC
TION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
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

PARKING

PARKING
METRO

BUILDING BEYOND

RESIDENTIAL UNIT
26'-0" FIRE LANE
30'-4"

RESIDENTIAL UNIT

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
ECVS

EV CAPABLE VAN
VAN

EV READY

EV READY
LW1

EV READY

EV READY
A04.01
1 A04.01
2 LW1
LW1
LW1
LW1
LW1
LW1

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
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"
194'-2"
15'-1"
116'-11" 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"
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"
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'-11"42'-10"22'-0"22'-3"5'-7" 388'-7"
24'-8"12'-1" 11'-1"32'-2"
34'-11" 14'-11"
313'-8"
6'-1"
439'-7"
14'-4"

NOT FOR

CONSTRUCTION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
ENTITLEMENT SUBMITTAL / /23
1/16" = 1'-0"
1LEVEL 02 FLOOR PLAN
LEVEL 02

FLOOR PLAN
A1.02
OPEN
TO
BELOW
RAMP
15%
BLEND

7.5%
ECVS
ECVS
ECVS
ECVS
ECVS
ECVS

ECVS EV CAPABLE

EV CAPABLE

EV CAPABLE
ECVS
ECVS
ECVS
ECVS
ECVS

EV CAPABLE

EV CAPABLE
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
LOBBY
LOBBY
OPEN
TO
BELOW
BLEND

7.5%

EV CAPABLE VAN

VAN EV READY

ACCESSIBLE

EV CAPABLE

EV CAPABLEEV READY

EV READY

OPEN TO
BELOW

GENERATOR
ROOM
LW1
LW1
LW1

EV READY

EV READY
A04.01
1 A04.01
2 LW1
LW1
LW1
LW1
LW1
LW1

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

PROPERTY LINE
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"
TYP.
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"
192'-10"
13'-8" 36'-3" 19'-10"
24'-3"
14'-6" 5'-6"
22'-6"22'-6"22'-6"22'-6"22'-6"22'-6"22'-6"23'-2"47'-10"22'-6"24'-6"36'-11"5'-7" 388'-7"
25'-8"12'-1" 11'-1"17'-2"
36'-3" 13'-9"
6'-1"
441'-5"
14'-4"
16'-7"
34'-11" 24'-1"16'-6"
313'-8"
28'-9"
34'-6"
17'-8"
23'-4"
17'-3"

NOT FOR

CONSTRUCTION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
ENTITLEMENT SUBMITTAL / /23
1/16" = 1'-0"
1LEVEL 03 FLOOR PLAN
LEVEL 03

FLOOR PLAN
A1.03
RAMP
15%
B4

EV CAPABLE

EV READY VAN
A3
B4
B4
B4
B4
B4
B4
B4
POOL
EQUIP.

ROOM
POOL
ABOVE
SPA
ABOVE
BLEND

7.5%

EV READY

ACCESSIBLE
B2

EV CAPABLE

EV READY

EV READY
B2B2
C3
C2

BATTERY

STORAGE
ROOM

SPEAKEASY
876 SF

EV READY

EV READY
A04.01
1 A04.01
2 EV READY

EV READY

UTILITY

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

PROPERTY LINE
B4
A3.01
2 A3.02
1 A3.02
2 STAIR #3
STAIR #2
A3.01
1 MAINTENANCE

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

NOT FOR
CO
NSTRUC
TION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
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"
187'-5"
13'-8" 38'-3" 17'-10"
24'-3"
20'-7"
24'-6"37'-1"5'-6"
389'-6"
25'-8"12'-1" 17'-2"
26'-10" 13'-9"10'-4"
34'-11" 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'-10" 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"
33'-11"
33'-11"
33'-11"
5'-3"
50'-6"34'-5"
33'-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"
33'-2"
33'-2"
33'-2"
33'-2"
33'-2"
33'-2"
24'-6"
33'-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

PROPERTY LINE

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
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

UTILITY
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.

NOT FOR

CONSTRUCTION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
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

PROPERTY LINE

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
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

UTILITY
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#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 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

NOT FOR
CONS
TRUCT
ION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
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

PROPERTY LINE

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 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'

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

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

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

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"
LINEN
FF
E IS
LAND
30X72
32'-0"
17'-3"
15'-11"
13'-9"
23'-10"
16'-6"
24'-4"
19'-10"

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 I
SLAN
D
30 X72
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

FFE ISLAND
30X72
23'-9"
24'-1"
13'-10"
14'-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"

FFE ISLAND
30X72
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"

FFE ISLAND
30X72

NOT FOR
CO
NST
RUCT
ION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
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

NOT FOR
CO
NSTRUC
TION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
ENTITLEMENT SUBMITTAL / /23
21'-10"
27'-7"
22'-2"
33'-11"
34'-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"
LINEN

KITCHEN
16'-11" x 10'-10"

FFE ISLAND
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"

FFE ISLAND
30X72
24'-0"
34'-11"
16'-2"
33'-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"

FFE ISLAND
30X72

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

FFE ISLAND
30X72
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

NOT FOR
CO
NSTRUC
TION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
ENTITLEMENT SUBMITTAL / /23
A7.02

CONCEPTUAL

POOL ROOM

RENDERINGS
VIEW OF COURTYARD 1 AND POOL ROOM LOOKING NORTH

INTERIOR VIEW OF POOL ROOM

NOT FOR
CO
NSTRUC
TION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
ENTITLEMENT SUBMITTAL / /23
A7.10
REVISED MASSING: VIEW LOOKING SOUTHEAST ON ROLYN PLACE
PREVIOUSLY PROPOSED MASSING 09/05/2023
HEIGHT REDUCTION:

CONCEPTUAL

RENDERING

COMPARISON

NOT FOR
CO
NSTRUC
TION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
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

NOT FOR

CONSTRUC
TION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
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

NOT FOR

CONSTRUC
TION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
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

COMPARISON
REVISED 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
LOUNGE
750 SF750 SF750 SF750 SF750 SF
C2
B1B1B1B1B1
C2
A04.01
1 A04.01
2 STAIR SERVINGRRTA RRV NSR
LEVEL 1 THROUGHGHHEV OUGHHT

ROOF ACCESSCEO SSS

STAIR SERVINGSEE
LEVEL 1 THROUGHR

ROOF 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
750 SF750 SF750 SF750 SF

ROOF DECK
1,219 SF
A3.02
2 A3.03
1 A3.03
2 A3.04
1 A3.04
2 STAIR #1
STAIR #4

STAIR SERVINGG
LEVEL 1 THROUGH

ROOF ACCESS

STAIR SERVINGAA
LEVEL 1 THROUGH
LEVEL 8 ACCESS
STAIR #3

STAIR SERVING
LEVEL 1 THROUGH
LEVEL 8 ACCESS
STAIR #6S
A04.01
1 A04.01
2 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 THROUGHGGGHHTHTH

ROOF ACCESSROOF ACCESS
B3B3B3B3
B1B1B1B1
A1A1
BBB3B3B3B3
C2
B3B3
B3B3
A2A2A2A2
B2
A2 A2
C2C2C2C2
B2B2B2B2
B2
A2

PROPERTY LINEE
B1B1B1B1
A1A1A1A1A1
B2
B2B2A2 B2
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

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

NOT FOR
CO
NSTRUC
TION

ISSUANCE NAME DATE

ALEXAN ARROYO
325 N. SANTA ANITA AVE.

ARCADIA, CA 91006
PROJECT NUMBER: 21-251
5790 FLEET STREET, SUITE 140
CARLSBAD, CA 92008
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. 6.

7. 8.

9. 10.

11. 1
2 3
4 5
6 7
8 9
10 11

ISSUANCE NAME DATE
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03/29/24
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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The Trailhead
The River’s edge
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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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03/29/24
The Trailhead
The River’s edge
•
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2 2
3 3
4 4
5 5
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1 1
5 6
3 3
5 3
4 2
2 2
3 4
5 6

ISSUANCE NAME DATE
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1 1
2 4
3 7
3 2
3 4
5 6
7 8
9 10
9 10
3 5
8 4
7 7
4 4
3 6
7 ISSUANCE NAME DATE
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2 1
1 1
2 ISSUANCE NAME DATE
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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
Signature
8/31/17
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

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
Signature
8/31/17
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

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
Signature
8/31/17
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

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
Signature
8/31/17
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
Signature
8/31/17
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
Signature
8/31/17
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 resu lts 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.

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AAccesss andd Parkingg
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

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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) UUse LLandd Use SSizee (Units/SF)
MMetric ((withh
DDensityy Bonus) SSpacess Required
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 an d 1 space per 1,000 SF of nonresidential floor area. However, th e 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 incentiv es 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 5 th 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 em pirical 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, Satu rday, 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 parkin g demand rates and projected maximum parking demand are shown in Table 2 for the weekday and Saturday conditions.

Table 2. ITE Parking Demand Rates
WWeekdayy (Suburban// Urban) SSaturdayy ((SSuburban/Urban) 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 Ro lyn 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.

RRolynn Place-- Northh off St.. Josephh Streett (blue)) 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 presente d 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 Hourr
Begin
Totall Parkedd
Vehicless
(VPH)1
Tripss too
thee Site2
Parkingg
Demandd (Minuss
Demandd forr
Existingg SSite)
Spacess
Available3
Percentt
Occupied
Parkingg
Capacityy MMet?
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 HHourr
BBegin
TTotall Parkedd
VVehicless
(VPH)1
Tripss too
thee Site2
Parkingg
Demandd (Minuss
Demandd forr
Existingg SSite)
Spacess
Available3
Percentt
Occupied
Parkingg
Capacityy MMet?
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 pa rking 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 Hourr
Begin
Totall Parkedd
Vehicless
(VPH)1
Tripss too
thee Site2
Parkingg
Demandd (Minuss
Demandd forr
Existingg SSite))
Spacess
Available3
Percentt
Occupied
Parkingg
Capacityy MMet?
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 pa rking 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.

Rolynn Place-- Southh off St.. Josephh Streett (red))
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 HHourr Begin
TTotall Parkedd
VVehicless (VPH)11
Spacess
Available2
Percentt
Occupied
Parkingg Capacityy
Met??
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 Hourr Begin
Totall Parkedd
Vehicless (VPH)1
Spacess
Available2
Percentt
Occupied
Parkingg Capacityy
Met??
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.

St.. Josephh Street-- Westt off Santaa Anitaa Avenuee (green)) 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 we re 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 HHourr
BBegin
TTotall
Parkedd
Vehicless
(VPH)1
Spacess
Available2
Percentt
Occupied
Parkingg
Capacityy
Met??
Includingg Illegallyy Parkedd Vehicles3
Illegallyy
Parkedd
Vehicles
Spacess
Available
Percentt
Occupied
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 suppl y. The vehicles maximized the str eet 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 Hourr
Begin
Totall
Parkedd
Vehicless
(VPH)1
Spacess
Available2
Percentt
Occupied
Parkingg
Capacityy
Met??
Includingg Illegallyy Parkedd Vehicles3
Illegallyy
Parkedd
Vehicles
Spacess
Available
Percentt
Occupied
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 HHourr
BBegin
TTotall
PParkedd
VVehicless
((VPH)11
SSpacess
AAvailable22
Percentt
Occupied
Parkingg
Capacityy
Met??
Includingg Illegallyy Parkedd Vehicles3
Illegallyy
Parkedd
Vehicles
Spacess
Available
Percentt
Occupied
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.

Entiree Surveyy Areaa
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 th e 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
Hourr Begin Totall Parkedd Vehicless (VPH) Percentt Occupied Parkingg Capacityy MMet? 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
HHourr Begin TTotall Parkedd Vehicless (VPH) PPercentt Occupied PParkingg Capacityy MMet?? 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. 6S u m m a r y
Based on the results of the parking demand study presented in this memo, the following summarizes the key findings of the analysis:
The project consists of 359 apartment units, including 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 and therefore qualifies for the parking incentives under the State Density Bonus program. The project is required to provide 180 parking 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 (73 spaces). 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 p eak 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 demand at 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
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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 Propos ed Protected Tree Removals .......................................................................... 14 FIGURE
1 Project Location .............................................................................................................. .....................................6

ALEXAN ARROYO MIXED-USE DEVELOPMENT PROJECT / ARBORIST REPORT 11663.07 ii
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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
AAcronym/Abbreviation DDefinition
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 Development Project (project) site. The project site is approximately 3.11 acres, is fully 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 Rol yn 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, wher e off-site City-owned trees could be impacted by project construction or operation. This report includes a discussi on 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 re moval 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 na tive 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 we stern, 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 tr ees 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 abov e the root crown and the tree is loca ted 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 sha ll plant, remove, cut any portion of or damage any City- owned tree or shrub on any public property without fi rst 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 sp ecifically 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 co ntour 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 preservati on. The provided measures are consistent with the provisions of City’s Development Code.

1.1 Summary
The field survey recorded 64 trees wi thin the survey area, including five regulated trees: one protected private tree, two City trees, and two City trees that additionally qualify as protecte d trees. The one prote cted 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 regula ted. The inventoried tree lo cations are depicted in Appendix A, Tree Locations.

Construction of the proposed project is expected to requ ire removal of up to 58 trees, consisting of 2 regulated trees and 56 un-regulated trees. Of the two regulated remova ls, 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 mi nimum, 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 replac ing the two impacted trees with ten 24-inch box trees.

Additional details regarding the additional trees can be f ound 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 surv ey 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 lo ts, and minimal landscaping. The project site is adjacent to the Metro A Line light rail tracks, which bound the si te 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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Date: 5/9/2024 - Last saved by: lterry - Path: Z:\Projects\j1 166307\MAPDOC\Arborist\Figure1_Project Location.mxd Project Location
Arborist Report for the Alexan Arroyo Multi-Family Housing Project SOURCE: ESRI Imagery 2023, Open Street Map 2023
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Project Site
FIGURE 1
Project Site
Azusa
Baldwin
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Bell Gardens
Bellflower Brea
Burbank
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Carson
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Claremont
Corona
Duarte
Eastvale
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Fillmore
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Glendale Glendora
Hawaiian
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Beach
Huntington
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Irwindale
La Canada
Flintridge
La
Vern e
Lancaster
Los
Angeles
Malibu
Manhattan Beach
Moorpark
Norco
Ontario
Orange
Palmdale
Palos Verdes Estates
Placentia
Rancho
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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 PasadenaThousand
Oaks
Tu s tin
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Westlake
Village
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Kern County
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55 118
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2M e t h o d s
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) condu cted the tree inventory and evaluation on May 3, 2024, to document tree locations and attribute informatio n for all trees within the survey area. The Arborist examined trees in the survey area that would be dist urbed by the proposed development. Tree attribute data collected during the field survey included species, tr unk 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 ab ove 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 re presented the trunk’s diameter. The Arborists estimated tree height measurements, and tree ca nopy 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 bran ches, 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 cond ition 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. 11663.07 10
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3 Findings/Results

3.1 Inventory Summary
Dudek arborist recorded 64 trees in the survey area, incl uding 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
CCommonn
NName BBotanicall Name
TTotall
TTrees
PProtectedd
TTrees
CCity--Ownedd
Trees
Protectedd
City-Ownedd
Trees
Non--
Protectedd
Trees
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 expe cted 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)) an d 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 determinat ions for all trees within the tree su rvey 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
SSpecies
BBotanicall
Name
Removal Encroachment Preserved
Total Regulated
Non--
Regulated Regulated
Non--
Regulated 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
SSpecies
BBotanicall
Name
Removal Encroachment Preserved
Total Regulated
Non--
Regulated Regulated
Non--
Regulated 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
RRemovalss
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 requir e 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 quan tity 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
Species Botanicall Name
Expectedd
Removall
(number)
Diameterr
Inchess
Removal
Cityy Minimumm
Replacementt
Quantity
Alternativee
Replacementt
Plantingss
(number)) andd
Size
Coast live
oak
Quercus agrifolia 1 5 22 4 - i n c h b o x 22 4 - i n c h b o x Peruvian
pepper*
Schinus molle 1 16 22 4 - i n c h b o x 82 4 - i n c h b o x Total 2 21 44 24--inchh box 10 24--inchh box
Notes::
* Recommend replacement with California native spec ies and/or drought tolerant non-invasive species.

Relocationss
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 sh ould be analyzed by the applicant’s landscape architect and is beyond the scope of this review. Detailed informat ion on each tree, along with its relocation potential, can be found in Attachment C.

EEncroachmentt intoo Protectedd Zonee off Retainedd Treess 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 materi als, 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 shal l 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 clea n 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 pr otection 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, duri ng, and following construction. Appendix D includes measures such as worker training to avoid direct impacts to trees and monthly inspections by an arborist to promote the long-term health of retained trees. Arborist monitori ng 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 im pactful 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 pr operty. 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.
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5 Disclosure
This arborist report provides conclusions and recommendat ions 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 beau ty and health of trees; and attempt to reduce the risk of living near them. Although trees provide many benefits to those who li ve 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 expe rienced arborist. Arborists ca nnot predict acts of nature, including, without limitation, storms of sufficient stre ngth, which can cause an appa rently 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.

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6 References
ISA (International Society of Arboriculture). 2000. Guide for Plant Appraisal. 9th ed. Council of Tree and Landscape Appraisers.

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Appendix A
Tree Locations
Date: 5/13/2024 - Last saved by: lterry - Path: Z:\Projects\j1166307\MAPDOC\Arborist\Appendix A_Tree Locations.mxd Tree Locations - View 1
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APPENDIX A
1 2
Project Site
Species
Acacia baileyana , Cootamundra wattle
Afrocarpus gracilior , African fern pine
Ailanthus altissima ,T r e eo fH e a v e n
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
Date: 5/13/2024 - Last saved by: lterry - Path: Z:\Projects\j1166307\MAPDOC\Arborist\Appendix A_Tree Locations.mxd Tree Locations - View 2
Arborist Report for the Alexan Arroyo Multi-Family Housing Project SOURCE: AERIAL-BING MAPPING SERVICE 2023
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Appendix B
Tree Impacts
Date: 5/13/2024 - Last saved by: lterry - Path: Z:\Projects\j1166307\MAPDOC\Arborist\Appendix B_Tree Impacts.mxd Tree Impacts - View 1
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APPENDIX B
1 2
Project Site
Disposition
Removal
Encroached
Preserve
Protected Tree
Date: 5/13/2024 - Last saved by: lterry - Path: Z:\Projects\j1166307\MAPDOC\Arborist\Appendix B_Tree Impacts.mxd Tree Impacts - View 2
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APPENDIX B
1 2
Project Site
Disposition
Removal
Encroached
Preserve
Protected Tree

Appendix C
Tree Information Matrix
ϭ Ϯ ϯ ϰ ϱ ϲ
ϭ ĐĂĐŝĂďĂŝůĞǇĂŶĂ ŽŽƚĂŵƵŶĚƌĂǁĂƚƚůĞ ϭ ϰ ϰ ͲͲͲͲͲ Ϯ Ϭ Ϯ Ϭ ' Ž Ž Ě ' Ž Ž Ě zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ Ϯ ĐĂĐŝĂďĂŝůĞǇĂŶĂ ŽŽƚĂŵƵŶĚƌĂǁĂƚƚůĞ ϭ ϯ ϯ ͲͲͲͲͲ ϭ ϱ ϭ Ϭ W Ž Ž ƌ W Ž Ž ƌ Ğ Ă Ě ǁ Ž Ž Ě EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϯ ĐĂĐŝĂďĂŝůĞǇĂŶĂ ŽŽƚĂŵƵŶĚƌĂǁĂƚƚůĞ ϭ ϱ ϱ ͲͲͲͲͲ ϭ ϱ ϭ ϱ ' Ž Ž Ě & Ă ŝ ƌ > Ğ Ă Ŷ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϰ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ Ζ d Ž ƌ Ƶ ů Ž Ɛ Ă Ζ , Ž ů ů Ǉ ǁ Ž Ž Ě ũ Ƶ Ŷ ŝ Ɖ Ğ ƌ Ϯ ϵ ϲ ϯ ͲͲͲͲ ϭ ϱ ϭ Ϭ & Ă ŝ ƌ & Ă ŝ ƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϱ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ Ζ d Ž ƌ Ƶ ů Ž Ɛ Ă Ζ , Ž ů ů Ǉ ǁ Ž Ž Ě ũ Ƶ Ŷ ŝ Ɖ Ğ ƌ ϭ ϱ ϱ ͲͲͲͲͲ ϭ ϯ ϴ & Ă ŝ ƌ & Ă ŝ ƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϲ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ Ζ d Ž ƌ Ƶ ů Ž Ɛ Ă Ζ , Ž ů ů Ǉ ǁ Ž Ž Ě ũ Ƶ Ŷ ŝ Ɖ Ğ ƌ Ϯ ϭ ϰ ϴ ϲ ͲͲͲͲ Ϯ Ϭ ϭ Ϯ ' Ž Ž Ě & Ă ŝ ƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϳ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ Ζ d Ž ƌ Ƶ ů Ž Ɛ Ă Ζ , Ž ů ů Ǉ ǁ Ž Ž Ě ũ Ƶ Ŷ ŝ Ɖ Ğ ƌ ϭ ϵ ϵ ͲͲͲͲͲ Ϯ Ϭ ϭ Ϯ ' Ž Ž Ě & Ă ŝ ƌ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϴ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ Ζ d Ž ƌ Ƶ ů Ž Ɛ Ă Ζ , Ž ů ů Ǉ ǁ Ž Ž Ě ũ Ƶ Ŷ ŝ Ɖ Ğ ƌ ϭ ϭ Ϯ ϭ Ϯ ͲͲͲͲͲ Ϯ Ϭ ϭ ϱ ' Ž Ž Ě & Ă ŝ ƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϵ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ Ζ d Ž ƌ Ƶ ů Ž Ɛ Ă Ζ , Ž ů ů Ǉ ǁ Ž Ž Ě ũ Ƶ Ŷ ŝ Ɖ Ğ ƌ ϭ ϭ Ϯ ϭ Ϯ ͲͲͲͲͲ Ϯ Ϭ ϭ ϱ ' Ž Ž Ě & Ă ŝ ƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϭϬ WŝŶƵƐƚŚƵŶďĞƌŐŝŝ : Ă Ɖ Ă Ŷ Ğ Ɛ Ğ ď ů Ă Đ Ŭ Ɖ ŝ Ŷ Ğ Ϯ Ϯ Ϯ ϭ Ϯ ϭ Ϭ ͲͲͲͲ ϭ Ϯ Ϯ ϱ ' Ž Ž Ě & Ă ŝ ƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϭϭ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ Ζ d Ž ƌ Ƶ ů Ž Ɛ Ă Ζ , Ž ů ů Ǉ ǁ Ž Ž Ě ũ Ƶ Ŷ ŝ Ɖ Ğ ƌ Ϯ ϭ Ϯ ϲ ϲ ͲͲͲͲ ϭ ϳ ϭ ϱ ' Ž Ž Ě & Ă ŝ ƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϭϮ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ Ζ d Ž ƌ Ƶ ů Ž Ɛ Ă Ζ , Ž ů ů Ǉ ǁ Ž Ž Ě ũ Ƶ Ŷ ŝ Ɖ Ğ ƌ Ϯ ϭ Ϯ ϴ ϰ ͲͲͲͲ ϭ Ϯ ϭ ϱ ' Ž Ž Ě & Ă ŝ ƌ 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 Ζ d Ž ƌ Ƶ ů Ž Ɛ Ă Ζ , Ž ů ů Ǉ ǁ Ž Ž Ě ũ Ƶ Ŷ ŝ Ɖ Ğ ƌ ϭ ϲ ϲ ͲͲͲͲͲ ϭ ϱ ϭ Ϭ & Ă ŝ ƌ & Ă ŝ ƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϭϲ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ Ζ d Ž ƌ Ƶ ů Ž Ɛ Ă Ζ , Ž ů ů Ǉ ǁ Ž Ž Ě ũ Ƶ Ŷ ŝ Ɖ Ğ ƌ ϭ ϵ ϵ ͲͲͲͲͲ ϭ ϯ Ϯ Ϭ & Ă ŝ ƌ & Ă ŝ ƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϭϳ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ Ζ d Ž ƌ Ƶ ů Ž Ɛ Ă Ζ , Ž ů ů Ǉ ǁ Ž Ž Ě ũ Ƶ Ŷ ŝ Ɖ Ğ ƌ ϭ ϭ ϰ ϭ ϰ ͲͲͲͲͲ ϭ ϱ Ϯ Ϭ ' Ž Ž Ě & Ă ŝ ƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϭϴ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ Ζ d Ž ƌ Ƶ ů Ž Ɛ Ă Ζ , Ž ů ů Ǉ ǁ Ž Ž Ě ũ Ƶ Ŷ ŝ Ɖ Ğ ƌ ϭ ϭ ϰ ϭ ϰ ͲͲͲͲͲ Ϯ ϱ Ϯ ϱ ' Ž Ž Ě & Ă ŝ ƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϭϵ YƵĞƌĐƵƐĂŐƌŝĨŽůŝĂ Ž Ă Ɛ ƚ ů ŝ ǀ Ğ Ž Ă Ŭ Ϯ ϯ Ϯ ϭ ϵ ϭ ϯ ͲͲͲͲ Ϯ ϳ ϯ ϱ ' Ž Ž Ě & Ă ŝ ƌ E Ž ƚ Ă Ő Ğ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă ͘ K Ŷ ŽƚŚĞƌƐŝĚĞŽĨĨĞŶĐĞ͘ EŽ zĞƐ zĞƐ KĨĨͲ^ŝƚĞ WƌĞƐĞƌǀĞ ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ ϮϬ YƵĞƌĐƵƐŝůĞǆ , Ž ů ů Ǉ Ž Ă Ŭ ϭ ϴ ϴ ͲͲͲͲͲ Ϯ ϱ ϭ ϱ W Ž Ž ƌ & Ă ŝ ƌ E Ž ƚ Ă Ő Ğ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă ͘ K Ŷ Ž ƚ Ś Ğ ƌ Ɛ ŝ ĚĞŽĨĨĞŶĐĞ͘ EŽ EŽ zĞƐ KĨĨͲ^ŝƚĞ WƌĞƐĞƌǀĞ ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ Ϯϭ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ D Ğ ǆ ŝ Đ Ă Ŷ Ĩ Ă Ŷ Ɖ Ă ů ŵ ϭ ϭ Ϭ ϭ Ϭ ͲͲͲͲͲ ϭ Ϭ ϭ Ϭ & Ă ŝ ƌ & Ă ŝ ƌ E Ž ƚ Ă Ő ͘ K ƚ Ś Ğ ƌ Ɛ ŝ Ě Ğ Ž Ĩ Ĩ Ğ Ŷ ĐĞ͘ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ ϮϮ ƵƉĂŶŝŽƉƐŝƐĂŶĂĐĂƌĚŝŽŝĚĞƐ Ă ƌ ƌ Ž ƚ ǁ Ž Ž Ě ϭ Ϯ Ϯ ͲͲͲͲͲ ϭ ϯ ϭ Ϭ W Ž Ž ƌ & Ă ŝ ƌ d Ă Ő ^ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ Ϯϯ hůŵƵƐƉĂƌǀŝĨŽůŝĂ Ś ŝ Ŷ Ğ Ɛ Ğ Ğ ů ŵ ϭ ϭ ϭ ͲͲͲͲͲ ϴ ϭ Ϯ W Ž Ž ƌ & Ă ŝ ƌ d Ă Ő ^ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ Ϯϰ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ D Ğ ǆ ŝ Đ Ă Ŷ Ĩ Ă Ŷ Ɖ Ă ů ŵ ϭ ϰ ϰ ͲͲͲͲͲ ϱ ϱ & Ă ŝ ƌ & Ă ŝ ƌ E Ž ƚ Ă Ő ͘ K ƚ Ś Ğ ƌ Ɛ ŝ Ě Ğ Ž Ĩ Ĩ Ğ Ŷ Đ Ğ ͘ E Ž EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ Ϯϱ ŝůĂŶƚŚƵƐĂůƚŝƐƐŝŵĂ dƌĞĞŽĨ,ĞĂǀĞŶ ϯ ϯϬ ϭϬ ϭϬ ϭϬ Ͳ Ͳ Ͳ ϮϬ ϮϬ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘Đ ĐĞƐƐŝƐƐƵĞ͕ǀĞƌǇůŝŵŝƚĞĚǀŝƐŝďŝůŝƚǇ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭ ϴ͘Ϭϯ Ϯϲ ĂůůŝƐƚĞŵŽŶĐŝƚƌŝŶƵƐ > Ğ ŵ Ž Ŷ ď Ž ƚ ƚ ů Ğ ď ƌ Ƶ Ɛ Ś Ϯ Ϯ ϭ ϭ ͲͲͲͲ ϱ ϱ & Ă ŝ ƌ & Ă ŝ ƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ Ϯϳ :ƵŶŝƉĞƌƵƐĐŚŝŶĞŶƐŝƐ Ζ d Ž ƌ Ƶ ů Ž Ɛ Ă Ζ , Ž ů ů Ǉ ǁ Ž Ž Ě ũ Ƶ Ŷ ŝ Ɖ Ğ ƌ ϭ ϵ ϵ ͲͲͲͲͲ ϭ Ϯ ϭ ϱ ' Ž Ž Ě & Ă ŝ ƌ zĞƐ EŽ EŽ KĨĨͲ^ŝƚĞ ŶĐƌŽĂĐŚĞĚ ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ
Ϯϴ ^ĐŚŝŶƵƐŵŽůůĞ W Ğ ƌ Ƶ ǀ ŝ Ă Ŷ Ɖ Ğ Ɖ Ɖ Ğ ƌ ϭ ϭ ϲ ϭ ϲ ͲͲͲͲͲ Ϯ ϱ Ϯ ϱ ' Ž Ž Ě & Ă ŝ ƌ EŽ EŽ zĞƐ KĨĨͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ Ϯϵ YƵĞƌĐƵƐŝůĞǆ , Ž ů ů Ǉ Ž Ă Ŭ ϭ ϯ ϯ ͲͲͲͲͲ ϭ ϭ ϵ ' Ž Ž Ě ' Ž Ž Ě zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϯϬ YƵĞƌĐƵƐŝůĞǆ , Ž ů ů Ǉ Ž Ă Ŭ ϭ ϱ ϱ ͲͲͲͲͲ ϭ ϳ ϭ Ϯ ' Ž Ž Ě ' Ž Ž Ě zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϯϭ YƵĞƌĐƵƐŝůĞǆ , Ž ů ů Ǉ Ž Ă Ŭ ϭ ϱ ϱ ͲͲͲͲͲ ϭ Ϭ ϭ Ϯ ' Ž Ž Ě & Ă ŝ ƌ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϯϮ YƵĞƌĐƵƐŝůĞǆ , Ž ů ů Ǉ Ž Ă Ŭ ϭ ϱ ϱ ͲͲͲͲͲ ϭ Ϯ ϭ ϱ & Ă ŝ ƌ & Ă ŝ ƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϯϯ ĐĂĐŝĂďĂŝůĞǇĂŶĂ ŽŽƚĂŵƵŶĚƌĂǁĂƚƚůĞ ϭ ϰ ϰ ͲͲͲͲͲ ϭ Ϯ ϭ ϭ ' Ž Ž Ě & Ă ŝ ƌ > Ğ Ă Ŷ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϯϰ YƵĞƌĐƵƐŝůĞǆ , Ž ů ů Ǉ Ž Ă Ŭ ϭ ϯ ϯ ͲͲͲͲͲ ϭ ϭ ϭ Ϭ & Ă ŝ ƌ & Ă ŝ ƌ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϯϱ YƵĞƌĐƵƐŝůĞǆ , Ž ů ů Ǉ Ž Ă Ŭ ϭ ϯ ϯ ͲͲͲͲͲ ϵ ϴ ' Ž Ž Ě & Ă ŝ ƌ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϯϲ YƵĞƌĐƵƐŝůĞǆ , Ž ů ů Ǉ Ž Ă Ŭ ϭ ϱ ϱ ͲͲͲͲͲ ϭ ϱ ϭ ϲ ' Ž Ž Ě & Ă ŝ ƌ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϯϳ YƵĞƌĐƵƐŝůĞǆ , Ž ů ů Ǉ Ž Ă Ŭ ϭ Ϯ ϭ Ϯ ϭ ͲͲͲͲͲ ϯ ϱ Ϯ ϱ & Ă ŝ ƌ & Ă ŝ ƌ W ƌ Ğ ǀ ŝ Ž Ƶ Ɛ Ɖ ƌ Ƶ Ŷ ŝ Ŷ Ő ǁ Ž ƵŶĚ͘tĂƚĞƌƐƉƌŽƵƚƐ͘ EŽ zĞƐ zĞƐ KĨĨͲ^ŝƚĞ WƌĞƐĞƌǀĞ ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϯϴ ƵƉƌĞƐƐƵƐƐĞŵƉĞƌǀŝƌĞŶƐ / ƚ Ă ů ŝ Ă Ŷ Đ Ǉ Ɖ ƌ Ğ Ɛ Ɛ Ϯ ϭ ϭ ϲ ϱ ͲͲͲͲ Ϯ Ϭ ϭ Ϭ & Ă ŝ ƌ & Ă ŝ ƌ EŽ EŽ EŽ KĨĨͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϯϵ ƵƉƌĞƐƐƵƐƐĞŵƉĞƌǀŝƌĞŶƐ / ƚ Ă ů ŝ Ă Ŷ Đ Ǉ Ɖ ƌ Ğ Ɛ Ɛ ϭ ϳ ϳ ͲͲͲͲͲ Ϯ ϱ ϴ & Ă ŝ ƌ & Ă ŝ ƌ EŽ EŽ EŽ KĨĨͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϰϬ ƵƉƌĞƐƐƵƐƐĞŵƉĞƌǀŝƌĞŶƐ / ƚ Ă ů ŝ Ă Ŷ Đ Ǉ Ɖ ƌ Ğ Ɛ Ɛ ϭ ϴ ϴ ͲͲͲͲͲ ϯ Ϭ ϳ & Ă ŝ ƌ & Ă ŝ ƌ EŽ EŽ EŽ KĨĨͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϰϭ ĨƌŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ Ĩ ƌ ŝ Đ Ă Ŷ Ĩ Ğ ƌ Ŷ Ɖ ŝ Ŷ Ğ Ϯ Ϯ ϭ ϭ ͲͲͲͲ ϭ Ϭ ϴ ' Ž Ž Ě & Ă ŝ ƌ ^ Ś ƌ Ƶ ď Ĩ Ž ƌ ŵ ͘ d Ă Ő ^ E Ž E Ž E Ž K Ĩ Ĩ Ͳ ^ŝƚĞ WƌĞƐĞƌǀĞ ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϰϮ ĨƌŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ Ĩ ƌ ŝ Đ Ă Ŷ Ĩ Ğ ƌ Ŷ Ɖ ŝ Ŷ Ğ Ϯ Ϯ ϭ ϭ ͲͲͲͲ ϭ Ϭ ϱ ' Ž Ž Ě & Ă ŝ ƌ ^ Ś ƌ Ƶ ď Ĩ Ž ƌ ŵ ͘ d Ă Ő ^ E Ž E Ž E Ž K Ĩ Ĩ Ͳ ^ŝƚĞ WƌĞƐĞƌǀĞ ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϰϯ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ D Ğ ǆ ŝ Đ Ă Ŷ Ĩ Ă Ŷ Ɖ Ă ů ŵ ϭ Ϯ Ϯ ͲͲͲͲͲ ϳ ϱ & Ă ŝ ƌ & Ă ŝ ƌ d Ă Ő Ž Ŷ Ĩ Ğ Ŷ Đ Ğ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϰϰ ŝůĂŶƚŚƵƐĂůƚŝƐƐŝŵĂ d ƌ Ğ Ğ Ž Ĩ , Ğ Ă ǀ Ğ Ŷ ϭ Ϯ Ϯ ͲͲͲͲͲ ϭ Ϭ ϳ & Ă ŝ ƌ & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă ͕ Ă Đ Đ Ğ Ɛ Ɛ ŝ Ɛ Ɛ Ƶ Ğ ͘ sĞƌǇůŝŵŝƚĞĚǀŝƐŝďŝůŝƚǇ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ ϰϱ ŝůĂŶƚŚƵƐĂůƚŝƐƐŝŵĂ d ƌ Ğ Ğ Ž Ĩ , Ğ Ă ǀ Ğ Ŷ Ϯ ϴ ϰ ϰ ͲͲͲͲ Ϯ ϱ ϭ ϱ & Ă ŝ ƌ & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž Ă Đ Đ ĞƐƐ͕ĐůŽƐĞĚŐĂƚĞĂŶĚĚŽŐ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ ϰϲ ŝůĂŶƚŚƵƐĂůƚŝƐƐŝŵĂ dƌĞĞŽĨ,ĞĂǀĞŶ ϯ ϭϯ ϱ ϰ ϰ Ͳ Ͳ Ͳ Ϯϱ ϭϱ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐ ĐĞƐƐ͕ĐůŽƐĞĚŐĂƚĞĂŶĚĚŽŐ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ ϰϳ ŝůĂŶƚŚƵƐĂůƚŝƐƐŝŵĂ dƌĞĞŽĨ,ĞĂǀĞŶ ϯ ϭϯ ϱ ϰ ϰ Ͳ Ͳ Ͳ Ϯϱ ϭϱ &Ăŝƌ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐ ĐĞƐƐ͕ǀĞƌǇůŝŵŝƚĞĚǀŝƐŝďŝůŝƚǇ͘ĐůŽƐĞĚŐĂƚĞĂŶĚĚŽŐ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϱ Ͳϭϭϴ͘Ϭϯ ϰϴ YƵĞƌĐƵƐĂŐƌŝĨŽůŝĂ Ž Ă Ɛ ƚ ů ŝ ǀ Ğ Ž Ă Ŭ ϭ ϱ ϱ ͲͲͲͲͲ Ϯ Ϭ ϭ Ϭ ' Ž Ž Ě & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž Ă Đ Đ ĞƐƐ͕ďĞŚŝŶĚĨĞŶĐĞ zĞƐ zĞƐ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϰϵ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ D Ğ ǆ ŝ Đ Ă Ŷ Ĩ Ă Ŷ Ɖ Ă ů ŵ ϭ ϭ ϰ ϭ ϰ ͲͲͲͲͲ Ϯ ϯ ϭ Ϭ ' Ž Ž Ě & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž ĂĐĐĞƐƐ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϱϬ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ D Ğ ǆ ŝ Đ Ă Ŷ Ĩ Ă Ŷ Ɖ Ă ů ŵ ϭ ϭ ϰ ϭ ϰ ͲͲͲͲͲ ϭ ϳ ϭ Ϭ ' Ž Ž Ě & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž ĂĐĐĞƐƐ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϱϭ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ D Ğ ǆ ŝ Đ Ă Ŷ Ĩ Ă Ŷ Ɖ Ă ů ŵ ϭ ϭ Ϭ ϭ Ϭ ͲͲͲͲͲ ϭ Ϯ ϭ ϰ ' Ž Ž Ě & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž ĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ zĞƐ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ ϭϰ Ͳϭϭϴ͘Ϭϯ ϱϮ ĨƌŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ Ĩ ƌ ŝ Đ Ă Ŷ Ĩ Ğ ƌ Ŷ Ɖ ŝ Ŷ Ğ ϭ ϴ ϴ ͲͲͲͲͲ Ϯ Ϯ ϭ Ϯ & Ă ŝ ƌ & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž ĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϱϯ &ŝĐƵƐďĞŶũĂŵŝŶĂ tĞĞƉŝŶŐĨŝŐ ϴ ϯϱ ϴϱϱϱϯϯ ϯ Ϭ Ϯ ϱ ' Ž Ž Ě & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž Ă Đ Đ Ğ Ɛ Ɛ ͕ Đ Ă Ŷ Ŷ Ž ƚ Ɛ Ğ Ğ ƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϱϰ &ƌĂǆŝŶƵƐƵŚĚĞŝ ^ŚĂŵĞůĂƐŚ ϯ ϭϲ ϴ ϰ ϰ Ͳ Ͳ Ͳ ϯϱ Ϯϱ 'ŽŽĚ &Ăŝƌ ƐƚŝŵĂƚĞĚĚĂƚĂŶŽƚĂŐ͘EŽĂĐĐĞƐƐ ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭ ϯ ϱϱ WŝƐƚĂĐŝĂĐŚŝŶĞŶƐŝƐ Ś ŝ Ŷ Ğ Ɛ Ğ Ɖ ŝ Ɛ ƚ Ă Đ Ś Ğ ϭ ϳ ϳ ͲͲͲͲͲ Ϯ ϱ ϭ ϱ & Ă ŝ ƌ & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž Ă ĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳ ϭϭϴ͘Ϭϯ ϱϲ ĨƌŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ Ĩ ƌ ŝ Đ Ă Ŷ Ĩ Ğ ƌ Ŷ Ɖ ŝ Ŷ Ğ ϱ Ϯ ϱ ϱϱϱϱϱͲ Ϯ ϱ ϭ ϱ & Ă ŝ ƌ & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž ĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭ ϰ Ͳϭϭϴ͘Ϭϯ ϱϳ &ƌĂǆŝŶƵƐƵŚĚĞŝ ^ Ś Ă ŵ Ğ ů Ă Ɛ Ś Ϯ ϲ ϯ ϯ ͲͲͲͲ Ϯ Ϯ ϭ Ϭ & Ă ŝ ƌ & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž Ă Đ Đ Ğ Ɛ Ɛ ͕ ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϱϴ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ D Ğ ǆ ŝ Đ Ă Ŷ Ĩ Ă Ŷ Ɖ Ă ů ŵ ϭ ϯ ϯ ͲͲͲͲͲ ϰ ϰ & Ă ŝ ƌ & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž Ă Đ Đ ĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭ ϴ͘Ϭϯ ϱϵ tĂƐŚŝŶŐƚŽŶŝĂƌŽďƵƐƚĂ D Ğ ǆ ŝ Đ Ă Ŷ Ĩ Ă Ŷ Ɖ Ă ů ŵ ϭ ϯ ϯ ͲͲͲͲͲ ϰ ϰ & Ă ŝ ƌ & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž Ă Đ Đ ĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭ ϴ͘Ϭϯ ϲϬ &ƌĂǆŝŶƵƐƵŚĚĞŝ ^ Ś Ă ŵ Ğ ů Ă Ɛ Ś Ϯ ϭ Ϯ ϲ ϲ ͲͲͲͲ ϯ ϱ Ϯ ϱ ' Ž Ž Ě & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž Ă Đ Đ Ğ Ɛ Ɛ ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭ ϯ ϲϭ WŝƐƚĂĐŝĂĐŚŝŶĞŶƐŝƐ Ś ŝ Ŷ Ğ Ɛ Ğ Ɖ ŝ Ɛ ƚ Ă Đ Ś Ğ Ϯ ϭ Ϯ ϲ ϲ ͲͲͲͲ ϯ Ϭ ϭ Ϯ ' Ž Ž Ě & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž ĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϲϮ ĨƌŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ Ĩ ƌ ŝ Đ Ă Ŷ Ĩ Ğ ƌ Ŷ Ɖ ŝ Ŷ Ğ ϲ ϭ Ϭ ϯϯϭϭϭϭ ϭ Ϯ ϭ Ϭ ' Ž Ž Ě & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž ĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭ ϰ Ͳϭϭϴ͘Ϭϯ ϲϯ ĨƌŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ Ĩ ƌ ŝ Đ Ă Ŷ Ĩ Ğ ƌ Ŷ Ɖ ŝ Ŷ Ğ ϱ ϵ ϯϯϭϭϭͲ ϭ Ϯ ϭ Ϭ & Ă ŝ ƌ & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž ĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ ϲϰ ĨƌŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ Ĩ ƌ ŝ Đ Ă Ŷ Ĩ Ğ ƌ Ŷ Ɖ ŝ Ŷ Ğ ϱ ϵ ϯϯϭϭϭͲ ϭ ϰ ϭ ϯ ' Ž Ž Ě & Ă ŝ ƌ Ɛ ƚ ŝ ŵ Ă ƚ Ğ Ě Ě Ă ƚ Ă Ŷ Ž ƚ Ă Ő ͘ E Ž ĂĐĐĞƐƐ͕ĐĂŶŶŽƚƐĞĞƚƌƵŶŬ͕ďĞŚŝŶĚĨĞŶĐĞ EŽ EŽ EŽ KŶͲ^ŝƚĞ ZĞŵŽǀĂů ϯϰ͘ϭϰ Ͳϭϭϴ͘Ϭϯ WŽƚĞŶƚŝĂůZĞůŽĐĂƚŝŽŶ >ŽŶŐŝƚƵĚĞ
ƉƉĞŶĚŝǆͲdƌĞĞ/ŶĨŽƌŵĂƚŝŽŶDĂƚƌŝǆ
WƌŽƚĞĐƚĞĚdƌĞĞ ŝƚǇdƌĞĞ >ŽĐĂƚŝŽŶ /ŵƉĂĐƚ >ĂƚŝƚƵĚĞ,ĞŝŐŚƚ;Ĩƚ͘Ϳ ƌŽǁŶtŝĚƚŚ;Ĩƚ͘Ϳ ,ĞĂůƚŚ ^ƚƌƵĐƚƵƌĞ EŽƚĞƐ/ŶĚŝǀŝĚƵĂů^ƚĞŵƐ;ŝŶ͘ͿdƌĞĞ/ ŽƚĂŶŝĐĂůEĂŵĞ ŽŵŵŽŶEĂŵĞ ^ƚĞŵƐ ^Ƶŵ^,

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

Arcadia City CouncilNovember 18, 2025

Arcadia City Council
November 18, 2025