Arcadia City Council
November 18, 2025

STAFF REPORT

DEVELOPMENT SERVICES DEPARTMENT
DATE: November 18, 2025

TO: Honorable Mayor and City Council

FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director
Lisa Flores, Deputy Development Services Director
By: Melissa Chipres, Senior Planner
Ken Fields, Building Official

SUBJECT: RESOLUTION NO. 7661 RE LATED TO THE ALEXAN ARROYO MIXED -USE DEVELOPMENT AND DENSITY BONUS, COMPRISED OF 359 RESIDENTIAL UNITS, INCLUDING 35 VERY LOW AFFORDABLE UNITS AND NINE (9) LIVE/WORK UNITS AT 325 N. SANTA ANITA AVENUE
CEQA: Exempt
Recommendation: Adopt

SUMMARY

The Applicant, Arcadia Apartments, L.L.C., on behalf of the property owner, Positive Investments, Inc., is requesting approval of Minor Use Permit No. MUP 23 -10, Tentative Tract Map No. TTM 23 -04, Site Plan and Design Review No. ADR 23 -12, Certificate of Demolition No. COD 23-32, and Healthy Protected Tree Permit No. TRH 25-13 to allow the construction of a new mixed-use development at 325 North Santa Anita Avenue and the surrounding parcels (collectively, the “Project”). The proposed Project, known as Alexan Arroyo, includes a density bonus and w ould consist of a seven and eight story mixed -use building with 359 residential units, including 35 affordable units, and nine (9) live/work units.

The proposed development is consistent with the City’s General Plan , Development Code, Subdivision Map Act, and State Density Bonus Law. It is recommended that the City Council adopt Resolution No. 7661 (refer to Attachment No. 1) and find the Tentative Tract Map is Categorically Exempt from CEQA pursuant to Section 15332 (Class 32 – Infill Development) and that the mixed -use development is Statutorily Alexan Arroyo Mixed-Use Project
November 18, 2025

Exempt under Assembly Bill 130 ( “AB 130”), and approve the Project, subject to the proposed Conditions of Approval.

BACKGROUND

The Alexan Arroyo project site consists of six developed parcels totaling approximately 3.08 acres. The site is located along the west side of North Santa Anita Avenue and east side of Rolyn Place north of West Saint Joseph Street and south of the Metro A Line rail (see Figure 1 for an aerial of the site). The parcels and corresponding Assessor’s Parcel Numbers (“APNs”) are:

• 420 Rolyn Place — APN 5775-022-028
• 414 Rolyn Place — APN 5775-022-029
• 333 N. Santa Anita Avenue — APN 5775-022-046
• 400 Rolyn Place — APN 5775-022-047
• 325 N. Santa Anita Avenue — APN 5775-022-048
• 325 N. Santa Anita Avenue — APN 5775-022-049

The site is currently developed with three Arroyo Pacific Academy school buildings and three light industrial buildings, all of which are surrounded by surface parking.

The property is located within Downtown Arcadia and is bordered by a mix of commercial, residential, and light industrial uses. T o the north, the site abuts the Metro A Line rail corridor, Fasching’s Car Wash, and multi -family residential. To the east, across Santa Anita Avenue, are the Metro A Line overpass and A&A Building Material. To the south, the site is adjacent to the Arcadia Animal Hospital, and across Rolyn Place to the west are light industrial and commercial uses, including Fitness Factor and Relton Corporation. To the west are industrial and the Arcadia Unified School District yard, and further west are single-family homes.

In February 2024, the City Council adopted Ordinance No. 2399 as part of the City’s 6th Cycle Housing Element implementation program . This ordinance included the rezoning of commercial areas throughout the City to support expanded housing opportunities. As part of these efforts, the subject site was rezoned from Commercial Manufacturing (“C-M”) and the Arroyo Pacific Specific Plan to Downtown Mixed Use (“DMU”). These actions expanded the boundaries of the DMU Z one, allowing residential and mixed-use development consistent with State housing laws and the City’s adopted Housing Element. This designation supports mixed- use, straight Alexan Arroyo Mixed-Use Project
November 18, 2025

residential uses, or commercial uses with a maximum commercial Floor Area Ratio (“FAR”) of 1.0 and residential density of 80 dwelling units per acre.

Figure No. 1 – Aerial of Subject Site

The six existing structures on site will be demolished to accommodate the Project.

The Development Code requires a Certificate of Demolition (“ COD”) be approved to demolish any structures over 50 years of age , which is the case for the three industrial buildings. An evaluation by an Architectural Historian concluded that the structures do not meet the criteria for recognition as historical resources and are ,

Alexan Arroyo Mixed-Use Project
November 18, 2025

therefore, not eligible for listing on the California Register or designation as local landmarks. The existing industrial buildings are not considered significant examples of any specific architectural style, nor are they associated with any notable historical events or figures.

The Planning Commission reviewed this project at its October 25, 2025, meeting, and recommended denial to the City Council with a 3 -2 vote . Further details of the Commission’s discussion and recommendation can be found later in the Discussion section of this report.

DISCUSSION

The Applicant proposes to consolidate six existing parcels, totaling approximately

3.08 acres, into a single legal lot to accommodate the development – refer to Attachment No. 5 for the Tentative Tract Map . The Project will introduce a new Contemporary-style mixed-use development featuring 359 rental residential units, including 35 affordable units for Very Low Income households (earning 3 0-50% of Area Median Income) and nine ground -floor live/work units along Rolyn Place to activate the street frontage. The development will feature two towers of varying heights, one at seven stories (See Figure No. 2 below) and the other to eight (See Figure No. 3). Each tower will include five levels of residential units situated above a three-story above-ground parking structure. At the end of the cul -de-sac, near the adjacent single-family neighborhood of Arcadia Gardens, the building steps down to seven stories, comprising four residential levels above the parking structure to better transition into the surrounding context.

Alexan Arroyo Mixed-Use Project
November 18, 2025

Figure No. 2 – View from Southeast on Rolyn Pl.

Figure No. 3 - View looking Northwest on Santa Anita Ave.

Alexan Arroyo Mixed-Use Project
November 18, 2025

Architecture and Site Plan

The Alexan Arroyo is designed in a contemporary architectural style, featuring a neutral color palette of tans , browns, and off -whites. The building façade incorporates a variety of high -quality materials, including cement plaster, stone veneer, standing seam metal panels, metal trellises with integrated greenery, metal mesh balcony guardrails, dark bronze storefront systems with clear glazing, and dark bronze vinyl windows. A combination of horizontal and vertical articulation, along with material variation, breaks up the building massing and clearly differentiates the live/work units on the ground floor from the residential levels above, adding visual interest and enhancing the building's overall form.

At street level, the building activates the frontage along both Santa Anita Avenue and Rolyn Place with nine live/work units and primary residential lobby entrances.

Landscaped and seating areas, and direct pedestrian connections to the public sidewalks, reinforce the pedestrian realm and foster an active streetscape.

Levels 2 and 3 are dedicated to residential units, with step backs along key frontages to provide private terraces and soften the building’s profile. Level F our features a central outdoor amenity deck with landscaped courtyards, artificial turf areas, lounge seating, and recreational amenities including a pool and spa (See Figure No. 4).

Residential levels continue above, with the fifth through seventh (or eighth) stories incorporating additional step backs, rooftop terraces, and a sky lounge. These design strategies help reduce the perceived mass of the building while providing outdoor amenities and private open space for residents.

Alexan Arroyo Mixed-Use Project
November 18, 2025

Figure No. 4 - Level 4 Courtyard 1 and Pool Room

Durability and sustainability are also emphasized in the design. Natural ventilation, shaded terraces, and integrated planting elements contribute to energy efficiency, occupant comfort, and long -term environmental performance. These features encourage outdoor activity and social interaction while supporting the City’s broader sustainability goals.

Overall, the Project’s thoughtful massing, high -quality materials, and active street interface create a cohesive and well -integrated mixed-use development (See Figure No. 5). The design supports the vision for a more urban, walkable Downtown and aligns with the goals outlined in the City’s General Plan and Design Guidelines.

Alexan Arroyo Mixed-Use Project
November 18, 2025

Figure No. 5 - Views looking West from the Metro A Line

Density Bonus

The proposed residential units consist of 83 studio units, 199 one-bedroom units, 68 two-bedroom units, and nine live-work units, for a total of 359 units (see Figure No. 6 below). Unit sizes range from approximately 548 square feet for the studios, 650 – 900 square feet for the one-bedroom units, and up to 1,296 square feet for the two- bedroom units. Of the 83 studio units, 35 will be provided as affordable housing units to be reserved for residents at the Very Low Income level.

Alexan Arroyo Mixed-Use Project
November 18, 2025

Figure No. 6 – Residential Units Summary

California has adopted several housing laws intended to increase housing supply, especially affordable housing. One of these laws is called “Density Bonus Law.” Density Bonus Law allows housing development to build more homes, or receive certain changes t o development standards, when the developer includes deed- restricted affordable units. In return for providing these affordable units, the State requires cities to offer development incentives, such as additional height, reduced parking, or flexibility in design standards, to help make the affordable units physically and financially feasible.

When a qualifying project meets State requirements, cities are legally required to grant the density bonus and the associated incentives or waivers, unless there is clear evidence of a specific, unmitigable impact to public health, safety, the environment, or a historic resource. Under both the State Density Bonus Law and the Housing Accountability Act ( “HAA”), cities cannot deny or reduce the density of compliant housing projects based on subjective standards or local opposition. In other words, this is not a discretionary policy, it is a State mandate.

The Applicant is requesting a Density Bonus under State Density Bonus Law by reserving 14% of the base density for units affordable to Very Low Income households. This qualifies the Project for associated benefits, including two incentives/concessions and one waiver. Only one concession and one waiver is being requested to make the Project physically and financially feasible.

Alexan Arroyo Mixed-Use Project
November 18, 2025

The requested concession is to allow all 35 affordable units to be designated as studios, deviating from the City’s requirement under Development Code Section 9103.15.060.A that affordable units reflect the same bedroom mix as market -rate units. State Dens ity Bonus Law allows Applicants to request such concessions and requires cities to grant them unless specific findings can be made that the concession would cause an adverse impact on public health or safety, the physical environment, or a historic resource that cannot be mitigated. As no such impacts are present, the City is obligated to approve this concession. This is not a discretionary action; the Planning Commission and City Council are required to approve the request under State law.

The Project also includes a request for a waiver of development standards to exceed the City’s maximum building height limit of 60 feet. The proposed building height is 90 feet 8 inches at its tallest point. This waiver is necessary because compliance with the local height limit would preclude the Project from achieving the density allowed under State Density Bonus Law, including the affordable units and the associated development incentives.

Both the concession and the waiver are required to facilitate the inclusion of affordable housing under State law, and the City cannot deny them unless specific, significant adverse impacts are identified, none of which are applicable to this Project. These provisions ensure the Project can achieve its intended density while delivering on its affordable housing obligations in full compliance with California Density Bonus Law.

Parking

The Project proposes a comprehensive parking program to accommodate residents, visitors, and bicycle users. A total of 454 parking spaces will be provided within a three-level parking garage, accessed via two two -way drive aisles located on Rolyn Place and Santa Anita Avenue. A dedicated fire access lane runs along the Metro rail tracks. Residential parking areas will be gated to enhance security while maintaining convenient access to building entrances and pedestrian pathways. In addition, the Project provides 72 bicycle parking stalls on Level 1, which fully satisfies the City’s requirement of 0.2 bicycle spaces per unit. No designated loading spaces are proposed or required by Code; operational needs such as move -ins and deliveries Alexan Arroyo Mixed-Use Project
November 18, 2025

are anticipated to be managed through on-site property management using internal circulation and parking areas.

Under AB 2345, which amended the State Density Bonus Law (Government Code Section 65915) and went into effect on January 1, 2021, parking ratios were reduced for projects that include at least 11% of units for V ery Low Income households, a threshold met by this proposal.

Pursuant to this law, the maximum number of parking spaces the City may require is 1.0 space per studio and one- bedroom unit, and 1.5 spaces per two - and three- bedroom unit, with no additional guest parking requirement. Applying these ratios, the project would be allowed to require a total of 393 parking spaces. However, if the site is located within ½ mile of a major transit stop, which it is, the required parking is further reduced to 0.5 spaces per unit. Applying this reduced ratio, the maximum required parking for the Project would be 180 spaces. The P roject proposes 454 parking spaces, which is 274 more than the maximum the City is allowed to mandate for this Project.

Despite the fact the proposed parking meets State requirements, a parking demand analysis was prepared using data from the Institute of Transportation Engineers (“ITE”) Parking Generation Manual. The analysis estimates a peak parking demand of 402 spaces on weekdays and 413 spaces on Saturdays, indicating that the proposed parking supply will exceed projected peak demand by more than 40 spaces. This provides a buffer to accommodate visitor parking and operational flexibility. The live/work units are expected to generate minimal additional parking demand, which has been accounted for in the total supply.

A neighborhood parking survey conducted in September 2024 along Rolyn Place and St. Joseph Street found that existing on -street parking is heavily utilized in certain areas. However, the removal of existing on -site uses is expected to offset some of this demand. Visitor signage directing drivers to the on -site garage and the City’s existing overnight parking restrictions will further help manage potential parking impacts on surrounding streets.

Overall, the Project provides more substantially parking than can be required under State Density Bonus Law, accommodates anticipated demand, and incorporates bicycle facilities and on -site operational management strategies to minimize neighborhood parking impacts.

Alexan Arroyo Mixed-Use Project
November 18, 2025

Open Space

The Project complies with the minimum open space requirement of 100 square feet per dwelling unit in the DMU Z one, as set forth in Section 9102.05.030(E) of the Development Code. For 359 units, this equates to a minimum requirement of 35,900 square feet. The Project proposes a total of 40,150 square feet of open space in the form of private or common open space as allowed by the Development Code, exceeding the minimum by approximately 4,250 square feet.

Amenities are distributed throughout the development and include a variety of outdoor and indoor spaces (see Figure 7 for an overview of open space). Most outdoor amenities are located on Level 4, featuring three landscaped courtyards with Figure No. 7 - Open Space Overview
Alexan Arroyo Mixed-Use Project
November 18, 2025

flexible turf panels, fire pits, gaming tables, lounge areas, an outdoor pool and spa, and cooking and dining areas.

Additional outdoor spaces include two roof decks (on Levels 7 and 8) and a private fenced and gated dog park on the ground floor. Interior amenities include a fitness center, co -working space, pet spa (ground floor), speakeasy (Level 3), pool room (Level 4 ), and sky lounge (Level 8). These open space and amenity areas provide ample opportunities for passive and active recreation for residents.

Healthy Protected Tree Removal

An Arborist Report ( refer to Attachment No. 8) prepared by the A pplicant’s sub- consultant evaluated 32 existing trees across the site, documenting each tree’s species, size, condition, and potential impacts from grading, building placement, and utility installation. Most trees were found to be ornamental or non -native species in fair to good condition. Two Coast Live Oaks were identified as protected under the City’s Tree Preservation Ordinance. One of these trees (Tree No. 48), located along the northern portion of the site, conflicts with the alignment of the required 26 -foot fire access lane and associated underground utilities, making preservation infeasible.

The Certified Arborist concluded that excavation, pavement installation, and soil compaction within the root zone would result in the tree’s decline and recommended its removal. The second protected Coast Live Oak, located near the northwest corner, is in healthy condition and will be retained and protected in place throughout construction.

To mitigate the removal of the protected oak, the Arborist recommends planting two (2) 24 -inch-box Coast Live Oak trees. However, consistent with the City’s Tree Preservation requirements and to better support long- term canopy restoration, the Project will instead be conditioned to plant two (2) 36 -inch-box Coast Live Oak replacement trees.

Public Outreach

To ensure community engagement and gather input on the Project, the Applicant conducted a formal public outreach effort. This included:

• City Council presentation in February 2023
• Virtual Public Meeting on May 1, 2023
Alexan Arroyo Mixed-Use Project
November 18, 2025

• In Person Public Meeting on July 25, 2024 (at 333 N. Santa Anita Avenue #11) • CEQA Scoping Meeting on August 29, 2024 (at the Museum Education Center)

For each meeting, the noticing radius was extended beyond the minimum 300 feet, including outreach to residents in the adjacent Arcadia Gardens neighborhood.

The Scoping Meeting was originally conducted in compliance with California Environmental Quality Act ( “CEQA”) requirements because the Project was initially subject to the preparation of an Environmental Impact Report ( “EIR”). However, following the enactment of Assembly Bill 130 (“AB 130”) that went into effect on June 30, 2025, the Applicant elected to proceed under the new statutory provisions that statutorily exempted a project such as this from CEQA, and preparation of an EIR was no longer required.

Throughout the outreach process, some of the residents raised concerns primarily related to privacy, shadow impacts, and potential view obstruction associated with the Project’s height and massing. In response, the Applicant revised the building design to reduce height along the western side by lowering the tower to seven (7) stories, creating a more gradual transition to the adjacent lower- density residential areas. Additional refinements included enhanced landscaping buffers at the podium and roof-deck levels and reorientation of select units toward the northwest to help redirect lines of sight away from neighboring single-family homes located west of the adjacent commercial buffer.

FINDINGS

Minor Use Permit

Section 9107.09.050(B) of the Development Code requires that, in order for a Minor Use Permit to be granted for a mixed-use development within the Downtown Mixed Use Zone, all of the following findings must be satisfied.

1. The proposed use is consistent with the General Plan and any applicable specific plan; and is allowed within the applicable zone, subject to the granting of a Minor Use Permit, and complies with all other applicable provisions of this Development Code and the Municipal Code.

Alexan Arroyo Mixed-Use Project
November 18, 2025

Facts to Support This Finding: The Project site’s General Plan land use designation is Downtown Mixed Use ( “DMU”), which permits mixed- use or stand-alone residential development when affordable housing is provided, in accordance with the Land Use and Community Design Element of the City’s General Plan. Under this designation, mixed- use development is encouraged to i ncorporate both residential and non -residential uses that support one another within a pedestrian-oriented environment.

The proposed Alexan Arroyo project is consistent with the DMU land use designation. The Project includes 35 0 residential units and nine live/work units, with the live/work component contributing toward the DMU Zone’s non- residential use requirement. While the Project does not include traditional commercial uses, the live/work units align with the policy ’s intent to promote a blend of residential and non-residential activity in the Downtown area.

The Project supports and implements several General Plan policies, including:

• Policy LU-1.1 – Promote new infill and redevelopment projects that are consistent with the City’s land use designations and compatible with surrounding existing uses.
• Policy LU-1.8 – Encourage development types that support transit and other alternative forms of transportation, including bicycling and walking.
• Policy LU-4.2 – Encourage residential development that enhances the visual character, quality, and uniqueness of the City’s neighborhoods and districts.

Overall, the proposal is consistent with the DMU land use designation, meets the affordable housing conditions that enable stand -alone residential use, provides live/work units as the non -residential component, and implements applicable General Plan goals and policies . As such , the project is consistent with the General Plan and complies with the applicable zoning regulations.

2. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity.

Alexan Arroyo Mixed-Use Project
November 18, 2025

Facts to Support This Finding: The subject site is approximately 3.08 acres and is located within the Downtown Mixed- Use ( “DMU”) Zone. The site is situated in the City’s D owntown area and is surrounded by a mix of commercial, light industrial, and residential uses. While the Project does not include traditional commercial space, it incorporates nine live/work units and ground-floor residential services and amenities, which are consistent with the non-residential area provisions of the DMU Zone and the policies of the City’s General Plan for this area.

The Project’s height and mass exceed those of surrounding developments, making it the tallest structure in the D owntown area. However, the proposed height is permitted under State Density Bonus Law, which allows waivers of development standards when necessary to accommodate the increased density and inclusion of affordable housing. Although the scale differs from nearby buildings, the design and site planning incorporate step- backs, articulation, and transitional elements to reduce visual impacts and better relate to the surrounding context.

The Project is consistent with the planned future land uses envisioned for the DMU Zone, which anticipates higher -density residential development supported by pedestrian -oriented amenities and proximity to transit.

Therefore, while the Project’s scale is greater than existing structures, it remains consistent with the regulatory framework and planned character of the area.

3. The site is physically suitable in terms of:

a. Its design, location, shape, size, and operating characteristics of the proposed use in order to accommodate the use, site improvements, loading, and parking.

Facts to Support This Finding: The 3.08-acre site is adequately sized and configured to accommodate the proposed residential development with ground-floor live/work units. The Project provides two primary access points from Santa Anita Avenue and Rolyn Place, directing project-related traffic onto local surface streets rather than major corridors. The internal circulation system is designed to accommodate residents, visitors, and service vehicles efficiently. A total of 454 on -site parking spaces will be Alexan Arroyo Mixed-Use Project
November 18, 2025

provided, exceeding the required parking under State Density Bonus Law.

While no dedicated loading docks are proposed, move -in and service vehicles can utilize internal drive aisles and the fire lane, minimizing interference with public rights -of-way. The building footprint and site design fit the parcel shape and support the proposed use. For these reasons, this finding can be made.

b. Streets and highways adequate to accommodate public and emergency vehicle (e.g., fire and medical) access.

Facts to Support This Finding: The Project site fronts Santa Anita Avenue and Rolyn Place, both of which provide adequate width and pavement to carry emergency vehicles and project-generated traffic. Access driveways are provided on both streets, and the project includes a dedicated fire access lane adjacent to the Metro right -of-way. The surrounding street network is adequate to accommodate the proposed use. Therefore, this finding can be made.

c. Public protection services (e.g., fire protection, police protection, etc.).

Facts to Support This Finding: The Fire and Police Departments have reviewed the Project and determined that, with the required fire protection systems, hydrants, and access improvements, the proposed development will not adversely impact public protection services.

Adequate emergency vehicle access is provided via two two -way drive aisles off Santa Anita Avenue and Rolyn Place, as well as a dedicated fire access lane along the Metro Rail right-of-way.

d. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.).

Facts to Support This Finding: As part of the development, new utility connections, including connections, including potable water and storm drainage, will be required. Implementation of best management practices by the Applicant during construction and operation would ensure impacts to water quality do not occur. If any upgrades to existing infrastructure, Alexan Arroyo Mixed-Use Project
November 18, 2025

including sewers, are necessary to accommodate the Project, the Applicant will be required to contribute its fair share toward those improvements as a condition of approval.

4. The measure of site suitability shall be required to ensure that the type, density, and intensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located.

Facts to Support This Finding: The Project is not anticipated to be detrimental to the public health, safety, or welfare of the surrounding area.

The proposed residential development, including ground- floor live/work spaces, is consistent with the types of uses envisioned in the Downtown Mixed-Use (“DMU”) Zone, which supports higher-density housing in proximity to commercial areas and transit.

While the Project exceeds the base height limit for the Z one, the additional height is permitted under State Density Bonus Law and is necessary to accommodate the proposed density and required affordable housing. Without the height waiver, the Project would not be physically or financially feasible, which would preclude the delivery of needed housing, including units for Very Low Income households.

The Project has been conditioned to address potential operational impacts related to construction, traffic circulation, and ongoing site activities.

Additionally, the building design incorporates height step-downs, articulation, and transitional elements to reduce visual impacts and ensure compatibility with surrounding development. These measures ensure that the Project’s type, density, and intensity of use will not create a nuisance or negatively affect surrounding properties, public safety, or the genera l welfare. For these reasons, this finding can be made.

Tentative Tract Map

Section 9105.03.060(A) of the Development Code requires that for a Tentative Tract Map to be granted, it must be found that all of the following findings can be satisfied:

Alexan Arroyo Mixed-Use Project
November 18, 2025

1. The proposed map, subdivision design, and improvements are consistent with the General Plan, any applicable specific plan, and the Subdivisions Division of the Development Code.

Facts in Support of the Finding: The proposed subdivision map, design, and associated improvements are consistent with the General Plan’s Downtown Mixed Use ( “DMU”) land use designation, which supports higher- density residential and mixed- use development in the City’s core. The subdivision complies with applicable provisions of the Subdivisions Division of the Development Code, including standards for lot configurat ion, access, and public improvements.

The Project layout has been designed to align with surrounding development patterns and to integrate with existing street, utility, and storm drainage infrastructure. Circulation and utility systems have been planned to adequately serve the proposed density and use types. All required improvements will be constructed in accordance with City standards.

Therefore, the proposed map and subdivision design is consistent with the General Plan, the applicable zoning and development regulations, and the standards of the Subdivisions Division of the Development Code.

2. The site is physically suitable for the type and proposed density of development.

Facts in Support of the Finding : The 3.08 -acre site is physically suitable to accommodate the proposed 359 -unit residential development, including 35 Very Low Income units, at a density of approximately 115 units per acre. This exceeds the base DMU density of 80 units per acre but is permitted under State Density Bonus Law, which allows increased density and related concessions when affordable housing is provided. The building massing has been designed to transition toward the adjacent single-family neighborhood by stepping down to seven stories at the western side of the development. Building setbacks, access points, and internal circulation patterns are appropriately designed for the site configuration. The site is generally level, has no physical constraints, and is served by existing infrastructure, making it physically suitable for the proposed use and density. Therefore, this finding can be made.

Alexan Arroyo Mixed-Use Project
November 18, 2025

3. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

Facts in Support of the Finding: The proposed Tentative Tract Map involves the consolidation of six legal lots into a single parcel to facilitate a high-density residential development within an urbanized area. The Project site is currently developed and located within the City's Downtown core, which is fully built out with existing infrastructure, paved streets, and surrounding urban uses. No sensitive biological resources, natural habitats, wetlands, or watercourses are present on the site or in the immediate vicinity. Because the Project is not located in or near an environmentally sensitive area, it is not expected to cause substantial environmental damage or result in harm to fish, wildlife, or their habitats. Any potential construction -related impacts such as noise, dust, or runoff will be temporary and minimized through required best management practices (“BMPs ”). Therefore, the design of the subdivision and associated improvements will not result in substantial or avoidable environmental damage and will not significantly impact fish, wildlife, or habitat.

4. The design of the subdivision or type of improvements is not likely to cause serious public health or safety problems.

Facts in Support of the Finding: The proposed subdivision consolidates six lots together as one parcel to facilitate development. Construction of the Project will comply fully with all the applicable Building, Fire, and Safety Codes, as well as other relevant regulations. The design provides a 2 6-foot-wide fire access lane to accommodate Fire Department ladder operations, ensuring that aerial apparatus can safely reach the entirety of the structure a t an allowable operating angle. The City’s existing infrastructure, including roads, water, sewer, and emergency services, is sufficient to support the new development.

Furthermore, the Project has been designed and conditioned to meet all public health and safety standards, and it is no t expected to create any significant health or safety concerns for the community. The Project will also be required to pay Fire Protection Facilities Impact Fees to ensure the City can maintain adequate service levels and implement necessary upgrades to Fire Department facilities and equipment associated with growth in the Downtown area.

Alexan Arroyo Mixed-Use Project
November 18, 2025

Therefore, the design of the subdivision and proposed improvements will not result in any significant public health or safety concerns.

5. The design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of, property within the proposed subdivision (This finding shall apply only to easements of record or to easements established by judgement of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision).

Facts in Support of the Finding: The Project does not encroach upon or interfere with any existing public easements of record or court- established easements. In fact, the Project includes provisions for new easements and public dedications to ensure adequate sidewalk access along N. Sant a Anita Avenue and Rolyn Place. Therefore, no conflicts with public easements or rights of access are anticipated and this finding can be made.

6. The discharge of sewage from the proposed subdivision into the community sewer system will not result in violation of existing requirements specified by the California Regional Water Quality Control Board.

Facts in Support of the Finding: The existing sewer infrastructure along Santa Anita Avenue currently has limited capacity to serve new development. To address this, the Applicant will be responsible for paying their fair share toward necessary improvements to sewer system as required b y the City’s Public Works Department. These improvements will be coordinated to accommodate the Project and future development in the area. The Project will comply with all applicable requirements of the California Regional Water Quality Control Board to e nsure that sewage discharge does not violate water quality standards.

Therefore, this finding can be made.

7. That the proposed design and site improvements of the subdivision conform to the regulations of this Development Code and the regulations of any public agency having jurisdiction by law.

Alexan Arroyo Mixed-Use Project
November 18, 2025

Facts in Support of the Finding: The subdivision design, including lot layout, access, and dedications, complies with applicable provisions of the Arcadia Development Code, including the Downtown Mixed Use ( “DMU”) Zone standards and Subdivision Division. The Project will also adhere to the requirements and conditions set forth by all relevant public agencies, including the City’s Engineering Division, Public Works Services Department, and City’s Fire Department. Therefore, this finding can be made.

Site Plan & Design Review

Section 9107.19.050(F) of the Development Code requires that following findings must be met for the approval of the design.

1. The proposed development will be in compliance with all applicable development standards and regulations in the Development Code.

Facts to Support This Finding: The Project complies with the applicable development standards of the Downtown Mixed Use ( “DMU”) Zone as modified through the provisions of California Density Bonus Law (Government Code Section 65915). The proposed development includes 359 residential units at a density of approximately 115 units per acre, exceeding the base maximum of 80 units per acr e. The proposed building height of 90 feet 8 inches also exceeds the maximum 60 -foot height limit allowed under base zoning standards. However, both the increased density and height waiver are permitted under State Density Bonus Law in exchange for the pro vision of affordable housing and are, therefore, considered compliant.

The Project also includes one concession under State Density Bonus Law to allow all affordable units to be studio units, which is not otherwise permitted under the City’s Development Code. This concession facilitates the inclusion of affordable housing units while maintaining the Project’s design and feasibility.

In addition, the Project meets other applicable development standards, including floor area ratio ( “FAR”), setbacks, and parking through the density bonus provisions. Therefore, the proposed development is in compliance with all applicable development standards and regulations of the Development Code. This finding can be made.

Alexan Arroyo Mixed-Use Project
November 18, 2025

2. The proposed development will be consistent with the objectives and standards of the applicable Design Guidelines.

Facts to Support This Finding: The Project incorporates several features consistent with the City’s Design Guidelines, including articulated building façades, varied massing, recessed balconies, and the use of high -quality materials to break down the building’s visual bulk and add inte rest. Setbacks along Santa Anita Avenue, Rolyn Place, and adjacent property lines provide appropriate transitions to surrounding uses. At the street level, live/work units, leasing space, and residential amenities create active and transparent frontages that support pedestrian activity. Landscaping and streetscape improvements are integrated throughout the site to complement the surrounding urban context and enhance the public realm. Collectively, these features align with the Mixed- Use Objective Development Standards and Design Guidelines to enhance the area’s unique character and sense of place, respects existing neighborhood compatibility and privacy, and ensures a high- quality living environment. Therefore, this finding can be made.

3. The proposed development will be compatible in terms of scale and aesthetic design with surrounding properties and developments.

Facts to Support This Finding: The proposed seven- to eight-story building, with a maximum height of 90 feet 8 inches, will be significantly taller than surrounding existing development and will be the tallest structure in the Downtown area. The additional height is permitted through a waiver under State Density Bonus Law (Government Code Section 65915), which allows exceptions to local development standards, including building height, when necessary to accommodate additional density and affordable housing units.

While the Project is larger in scale than nearby buildings, its design has been intentionally designed to promote visually compatibility and reduce massing impacts. Step-backs at upper floors, façade modulation, and the use of varied materials help break up the building’s scale and provide architectural interest.

Setbacks along Santa Anita Avenue (3'-7"), the north property line (19'-10"), and the south property line (12' -5") create visual separation from adjacent properties and help ease the transition to lower scale development.

Alexan Arroyo Mixed-Use Project
November 18, 2025

At the street level, active frontages such as live/work units and residential amenities enhance pedestrian engagement and contribute to the evolving mixed-use, transit-oriented character envisioned for the Downtown Mixed Use (“DMU”) Zone. Although the building height exceeds that of existing structures, the Project’s architectural design, mass transitions, and pedestrian -focused ground floor treatment ensure that it is compatible in scale and aesthetic character with surrounding development and the City’s broader goals for the Downtown area. It will also be similar in massing and design characteristics to a building directly across Santa Anita Ave., which is currently under construction. For these reasons, this finding can be made.

4. The proposed development will have an adequate and efficient site layout in terms of access, vehicular circulation, parking and landscaping.

Facts to Support This Finding: The site layout is designed to function efficiently, with both two-way driveways providing vehicular access from Santa Anita Avenue and Rolyn Place. Internal circulation has been reviewed by the City Engineer and found to be adequate to serve the developm ent. Parking is provided within a three -level garage located above grade, with clear internal circulation and minimal dead -end aisles. Landscaping is distributed along frontages, within courtyards, and on roof decks to provide visual relief and usable open space. The Project’s site plan demonstrates efficient circulation, parking layout, and landscape integration. Therefore, the site will be adequate in terms of parking and circulation.

The proposed site layout provides efficient and adequate access, circulation, parking, and landscaping to support the development. Vehicular access is provided via two two -way driveways - one from Santa Anita Avenue and one from Rolyn Place - ensuring convenient ingress and egress. Internal circulation has been reviewed and deemed sufficient by the City Engineer, with the layout supporting clear vehicle movement and emergency access.

Parking is accommodated within a three -level above-grade garage, designed with logical circulation patterns and minimal dead- end aisles to enhance functionality. By providing a total of 454 parking stalls, t he Applicant is proposing to provide 274 parking spaces more than the maximum the City can mandate under current regulations. In addition, parking studies show that the number of spaces proposed will satisfy all demands.

Alexan Arroyo Mixed-Use Project
November 18, 2025

Landscaping is thoughtfully integrated throughout the site, including along public frontages, within private courtyards, and on rooftop decks, contributing both to visual relief and the provision of usable open space for residents.

Overall, the Project demonstrates an efficient and well- organized site layout that meets the City's standards for access, vehicular circulation, parking, and landscape design. Therefore, this finding can be made.

5. The proposed development will be in compliance with all of the applicable criteria identified in Subparagraph 9107.19.040.C.5 for compliance with the Development Code and all other applicable City regulations and policies, the General Plan and any appliable specific plan, the Design Guidelines, policies and standards, and efficient site and layout design.

Facts to Support This Finding: The proposed development meets all applicable requirements of the Development Code, General Plan, and relevant City policies, design guidelines, and objective development standards specific to the Downtown Mixed Use (“DMU”) Zone. The Project reflects the City's goals for a higher -density, pedestrian -oriented urban environment near transit, consistent with the Land Use Element and Downtown vision.

Although the building exceeds the scale of surrounding development, its design is consistent with the evolving character anticipated for the area. The Project includes design features such as vertical and horizontal articulation, varied materials, and mean ingful setbacks to visually break down the building's mass and provide interest at the pedestrian level. Active frontages, including live/work units and enhanced landscaping along public frontages, contribute to a more engaging and walkable streetscape. Po dium-level open spaces and rooftop amenities further support the Project's functionality and livability.

The site layout accommodates efficient vehicular access from both Santa Anita Avenue and Rolyn Place, with clearly organized internal circulation and structured parking. Landscaping is integrated throughout the site to soften building edges and enhance the pedestrian experience.

Alexan Arroyo Mixed-Use Project
November 18, 2025

The Applicant/Property Owner will be required to comply with all applicable City requirements related to disabled access, occupancy limits, building and fire safety, health code standards, environmental regulations, and parking and site design, to the satisfaction of the Building Official, City Engineer, Deputy Development Services Director, Fire Marshal, Public Works Services Director, or their respective designees.

Overall, the Project demonstrates compliance with the objective criteria outlined in Section 9107.19.040.C.5 and supports the City’s broader planning goals for a vibrant, mixed- use downtown core. Therefore, this finding can be made.

Density Bonus

Pursuant to Development Code Section 9103.15.040, the City Council must make the following findings to approve a Density Bonus project.

1. The project will be consistent with the General Plan, except as provided by this Section with regard to maximum density, density bonuses, and other incentives and concessions.

Facts to Support This Finding: The Project is located within the Downtown Mixed-Use designation, which allows higher -density residential development near transit. The Project implements General Plan policies supporting infill housing, downtown revitalization, and expanding affordable housing opportunities. The Project includes 359 residential units, 35 of which are affordable units for Very Low Income households, thereby contributing to the City’s Regional Housing Needs Allocation ( “RHNA”).

Where the Project exceeds local development standards, such modifications are permitted under State Density Bonus Law. The Project is also consistent with the intent of the Housing Accountability Act (Government Code Section 65589.5), which protects qualifying housing developments that comply with objective standards. Therefore, the Project is consistent with the General Plan, except where State Density Bonus Law authorizes deviations from local standards.

2. The approved number of dwellings can be accommodated by existing and planned infrastructure capacities.

Alexan Arroyo Mixed-Use Project
November 18, 2025

Facts to Support This Finding: The site is located on two public streets (Santa Anita Avenue and Rolyn Place) with adequate traffic capacity and dual access points. The City’s Fire Department has reviewed the plans and confirmed that adequate fire lanes, emergency access, hydrant placement, and standpipe/sprinkler systems will be provided.

Sewer, water, electricity, and communications utilities already serve the site.

Any necessary system upgrades or fair -share improvements required to accommodate the Project will be completed and a condition of approval to this effect has been proposed . The Project exceeds State- required parking and includes bicycle parking and all required EV infrastructure.

With these improvements, existing and planned public services and utilities are expected to adequately support the Project.

3. Adequate evidence exists to indicate that the project will provide affordable housing in a manner consistent with the purpose and intent of this Section.

Facts to Support This Finding: The Project includes 35 units restricted for Very Low Income households, which represents approximately 14% of the base density. These units qualify the Project for a State Density Bonus under Government Code 65915 . The affordable units will be restricted for a minimum of 55 years through a recorded affordability covenant, consistent with State requirements.

The affordable units are distributed throughout the building and will be constructed, marketed, and operated in compliance with Housing Element policies, State regulatory requirements, and the City’s D ensity Bonus ordinance. The Project also supports the City’s progress toward meeting its Regional Housing Needs Allocation for Very Low Income households.

The Project is consistent with the purpose and intent of the Density Bonus Ordinance, Government Code Section 65915, and the Housing Accountability Act (Government Code Section 65589.5). An Affordable Housing Agreement will be executed to ensure long -term compliance with these requirements; therefore, this finding can be made.

Alexan Arroyo Mixed-Use Project
November 18, 2025

4. In the event that the City does not grant at least one financial concession or incentive as defined in Government Code Section 65915 in addition to the density bonus, that additional concessions or incentives are not necessary to ensure affordable housing costs as defined in Health and Safety Code 50052.5, or for rents for the targeted units to be set as specified in Government Code Section 65915(c).

Facts to Support This Finding: State Law would also for up to two concessions and one waiver of development standards to effectuate this Project. The Applicant has requested just one concession to allow the 35 affordable units to be constructed as studio units and one development standard waiver to permit the building to exceed the 60-foot height limit in the Downtown Mixed Use ( “DMU”) Zone. No additional concessions, incentives, or waivers have been requested.

State Density Bonus Law (Government Code Section 65915) requires the City to grant only the concessions and waivers needed to make the affordable units feasible. Based on the information provided, the requested concession and waiver adequately support the production of the Very Low Income units at regulated rent levels, and no additional concessions or incentives are required.

5. There are sufficient provisions to guarantee that the units will remain affordable for the required time period.

Facts to Support This Finding: The affordable housing units for Very Low Income will be secured through a recorded Affordable Housing C ovenant Agreement, which will run with the land and be enforceable by the City. The agreement will specify the number of units, household income restrictions, method of calculation for maximum rents, and minimum affordability term of 55 years, consistent with State Density Bonus Law . The covenant will ensure ongoing compliance with all applicable State and local requirements and will be executed prior to issuance of a Certificate of Occupancy.

Therefore, there are sufficient provisions to guarantee that the units will remain affordable for the required time period,

Removal of a Healthy Protected Tree
Alexan Arroyo Mixed-Use Project
November 18, 2025

The following findings are required for the approval of the removal of a healthy protected tree per Development Code Section 9110.01.070.A.2.

1. Removal of a Healthy Protected Tree

The removal of one protected Coast Live Oak (Tree No. 48) is necessary to accommodate the proposed Project. As documented in the Arborist Report (Attachment No. 8 ), this tree is located within the proposed 26 -foot-wide fire lane along the northern portion of the site. Construction of the fire lane will require grading and installation of pavement and underground utilities that would directly impact the tree’s root zone, making preservation infeasible. The Arborist concluded that the tree would not survive due to the extent of the necessary excavation and compaction associated with the fire lane construction.

To mitigate the removal of the protected tree, the Project is conditioned to provide replacement trees consistent with the Arcadia Development Code, which requires at least two 36-inch-box Coast Live Oak trees for each protected tree removed. These replacement trees will be incorporated into the final landscape plan to help restore canopy coverage and preserve the site’s environmental and aesthetic value.

Therefore, removal of the healthy protected tree is warranted to accommodate essential site and life -safety improvements associated with the proposed development and remains consistent with the intent of Development Code Section 9110.01.070.

PLANNING COMMISSION MEETING

At the October 28, 2025, Planning Commission meeting, the Commission reviewed the proposed Project. Five residents, all living on San Miguel Drive, spoke in opposition. Their primary concerns included the height of the building, its proximity to their homes, and potential impacts on their privacy – refer to Attachment No. 2 (Draft Planning Commission Minutes).

The Planning Commission expressed concerns regarding the height of the proposed building, noting its visual impact and proximity to neighboring properties. The Commission also discussed the parking structure and that a portion of the parking Alexan Arroyo Mixed-Use Project
November 18, 2025

could be placed underground. While the law does not obligate the Applicant to construct underground parking when a waiver is requested and granted under the Density Bonus provisions, the Commission noted that the Applicant could voluntarily choose to place some or all of the parking underground if desired. In this case, the waiver allows the project to comply with State Density Bonus Law and local development standards without requiring underground parking, while still providing the necessary parking to serve the development.

Although the staff report did not reference General Plan Land Use Policy LU- 4.1, Commissioner Arvizu noted that it should apply, as the policy encourages new multifamily residential development to be visually and functionally integrated and consistent in scale, mass, and character with surrounding structures. Also, he stated that the project does not meet Policy LU 4 -2, as it does not visually or functionally integrate with the scale, mass, and character of the surrounding neighborhood structures. City Staff, along with the Assistant City Attorney, clarified that while the policy generally guides development, it does not override State Density Bonus Law, and not all General Plan policies are applicable to density bonus projects.

Commissioner Tsoi expressed concerns regarding the overall height of the building and suggested that the Project could potentially be redesigned to reduce its height.

He noted that one possible approach could include removing one level of above - grade parking or relocating some parking spaces underground to achieve a lower profile. Commissioner Tsoi emphasized that these were optional strategies that the Applicant could pursue if desired, and that State Density Bonus Law and the available waivers provide fle xibility to consider such design modifications without requiring them.

City Staff and the Assistant City Attorney clarified that, while the Planning Commission may provide general design feedback, State Density Bonus Law and the Housing Accountability Act (“HAA”) do not authorize the City to require modifications that would reduce the allowed residential density or the number of required affordable units. State law requires the City to evaluate projects as proposed, and it cannot mandate a redesign that would decrease housing production, eliminate parking necessary under AB 2097, or otherwise restrict the density bonuses permitted under Government Code Section 65915.

After extensive discussion, Commissioner Wilander made a motion to recommend that the City Council approve the Project as proposed, which was seconded by Chair Alexan Arroyo Mixed-Use Project
November 18, 2025

Tallerico. Commissioner Arvizu subsequently made a motion to recommend denial of the Project, citing that it does not satisfy the intent of one of the findings required under the Minor Use Permit. He also asserted that General Plan Land Use Polic ies LU-4.1 and 4.2 are applicable to this Project. Commissioner Tsoi seconded the motion to deny. The Planning Commission voted 3-2 to recommend denial of the Project with Commissioners Wilander and Tallerico dissenting.

ENVIRONMENTAL ANALYSIS

The Alexan Arroyo project was initially anticipated to undergo environmental review under the California Environmental Quality Act (“CEQA”), including preparation of an Environmental Impact Report (“EIR”). However, effective June 30, 2025, Assembly Bill (“AB”) 130 established a new statutory exemption from CEQA for qualifying infill housing and mixed -use residential developments. Unlike categorical exemptions, statutory exemptions are absolute and not subject to exceptions for unusual circumstances.

To qualify for the AB 130 exemption, a Project must meet all of the following requirements:

• Be a housing development (including mixed- use projects with at least two - thirds of the floor area dedicated to residential uses); • Be located on a site of no more than 20 acres within an incorporated city or urbanized area;
• Be situated on a previously developed site or one surrounded by urban uses; • Be consistent with applicable zoning and general plan standards; and • Not located on environmentally sensitive lands or involve the demolition of an historic structure.

The Alexan Arroyo project satisfies all these criteria. The 3.08 acre site is located within the City of Arcadia, is currently developed with existing commercial buildings and surface parking and is entirely surrounded by urban land uses. The proposed development is a mixed-use residential project with over two-thirds of the total floor area dedicated to residential use. It is consistent with the applicable zoning and General Plan land use designation s and does not involve the demolition of any historic resources or encroach on environmentally sensitive lands.

Alexan Arroyo Mixed-Use Project
November 18, 2025

Accordingly, the Project is statutorily exempt from CEQA under AB 130, and no further environmental review is required for purposes of City Council consideration.

Pursuant to AB 130 and Public Resources Code Section 21080.3.1, the City provided notice to California Native American tribes requesting consultation under AB 52. One tribe requested consultation, and the City completed the required process. Input received during consultation has been incorporated into the project’s proposed Conditions of Approval.

The Tentative Tract Map qualifies for a Class 32 Categorical Exemption as an urban infill project under Section 15332 of the CEQA Guidelines and pursuant to Public Resources Code Section 21080(b)(1).

PUBLIC COMMENTS/NOTICE

A public hearing notice for this item was published twice in the Arcadia Weekly newspaper and posted both twice on the City’s website, as well as at the City Council Chambers and the Arcadia Public Library for the Planning Commission and City Council Meetings. The notice was also mailed on November 6, 2025, to property owners and occupants within a 500-foot radius of the project site. In addition to the 500-foot radius, notifications were also sent to all residents within the entire adjacent Arcadia Gardens neighborhood to further expand public outreach.

Although the City is only required to mail notices within a 300 -foot radius, the Applicant elected to expand the noticing area beyond the minimum requirement to promote transparency, broaden community awareness, and proactively address questions that may arise from surrounding neighborhoods. This expanded notice exceeded the City’s legal noticing requirements and provided courtes y outreach to adjacent residents (refer to Attachment No. 4 for the expanded radius map). As of November 13, 2025, no additional public comments have been received.

During the 2024 comment period for the EIR Notice of Preparation, the City received a total of six (6) letters. Although the EIR is no longer applicable to this Project, all of these letters have been retained and are included as Attachment No. 4.

Prior to the Planning Commission meeting, the City received two additional letters from the law firm Lozeau Drury on behalf of Supporters Alliance for Environmental Responsibility (“SAFER”) and California Housing Defense Fund (“CalHDF”) – refer to Alexan Arroyo Mixed-Use Project
November 18, 2025

Attachment No. 4 . SAFER indicated that because the Project exceeds the 85 -foot building height limit, AB 130 would require payment of prevailing wages. However, building height is measured in accordance with the California Building Code ( “CBC”), and under this standard, the Project is 84’ -10” just below the 85 -foot maximum.

Therefore, requiring prevailing wages for this Project would be inconsistent with State law.

CalHDF letter noted that the Housing Accountability Act ( “HAA”) and Density Bonus Law provides the Project legal protections, and the City may not reject the Project unless there are demonstrated public health and safety concerns.

FISCAL IMPACT

The Project is expected to generate long-term fiscal benefits to the City. As a privately owned residential development, the project will pay property taxes, utility user taxes, and annual business license fees for on-site operations. One-time revenues will also be collected through building permit and plan check fees, impact fees, and sewer and water connection charges during construction.

The Project is conditioned to pay fair- share contributions toward necessary utility and infrastructure improvements, including sewer system upgrades and traffic mitigation, as determined by the Public Works Services Director and City Engineer (Conditions of Approval No. 15 and 30). These contributions ensure that the project funds the infrastructure capacity needed to serve its residents and does not shift these costs to the City’s General Fund.

There will be some additional demands for public serv ices as a result of additional residents on the property, including medical responses, police responses, and use of City facilities and progra mming. Nevertheless, the project is anticipated to be net fiscally positive, producing one -time development revenue and ongoing recurring revenue, while funding its proportional share of infrastructure and service costs.

RECOMMENDATION

It is recommended that the City Council adopt Resolution No. 7661, find the project is statutorily exempt from the California Environmental Quality Act (“CEQA”) pursuant to AB 130 and approv e Minor Use Permit No. MUP 23 -10, Tentative Tract Map No.

TTM 23-04, Site Plan and Design Review No. ADR 23-12, Certificate of Demolition No.

Alexan Arroyo Mixed-Use Project
November 18, 2025

COD 23-32, and Healthy Protected Tree Permit No. TRH 25 -13 for the new Alexan Arroyo mixed -use development, subject to the proposed Conditions of Approval listed below.

Planning

1. The Project shall be developed and maintained by the Property Owner/Applicant in a manner that is consistent with the approved plans for Minor Use Permit No. MUP 23-10, Tentative Tract Map No. TTM 23-04, Site Plan and Design Review No. ADR 23 -12, and Certificate of Demolition No. COD 23 - 32 and Healthy Protected Tree Permit No. TRH 25 -13, subject to the satisfaction of the Deputy Development Services Director or their designee.

Noncompliance with the Conditions of Approval shall be grounds for immediate suspension or revocation of any approvals. Minor changes to the Project, may be approved administratively by the Deputy Development Services Director at their discretion.

2. The final landscape and irrigation plan shall be prepared by a licensed landscape architect and submitted to Building Services for plan check. The plan must comply with Water Efficiency Landscape Ordinance and receive approval from the Planning Division prior to the issuance of any building permits.

3. The final landscape plan submitted to Building Services for plan check shall include at least two (2) Coast Live Oak trees, each with a minimum box size of 36 inches. The placement of these trees shall be determined by a licensed landscape architect and s ubject to approval by the Deputy Development Services Director or their designee prior to issuance of a building permit for the development.

4. The Applicant/Property Owner shall maintain and preserve Tree No. 19, a protected Coast Live Oak located at the northwest corner of the project site.

The tree shall be protected throughout all construction activities, including installation of the recommen ded protective fencing and measures identified in the arborist report. Any activity that may impact the tree’s roots, trunk, or canopy shall require prior approval in accordance with the City’s Tree Ordinance.

Alexan Arroyo Mixed-Use Project
November 18, 2025

5. All proposed mechanical equipment, including but not limited to roof - mounted equipment, shall be fully screened from public view and not visible from the public right-of-way in accordance with the requirements in the City’s Development Code. Screening mat erials shall be architecturally integrated with the building design and will be reviewed and approved during building plan check.

6. All exterior lighting shall be designed to prevent glare, light trespass, and spillover onto adjacent properties. Lighting fixtures shall be shielded and directed downward. Lighting plans shall be subject to review and approval by the Planning Division during building plan check.

7. All exterior signage shall comply with the City’s Development Code. A separate sign permit shall be required for any proposed signage.

8. All screen walls, fences, and gates shall be constructed in accordance with the approved plans and shall comply with the maximum height and design standards of the Arcadia Development Code. Any modification to materials, height, or location shall require review and approval by the Planning Division.

9. The Applicant/Property Owner shall comply with all applicable provisions of the State Density Bonus Law (Government Code Section 65915), including maintaining the required number, type, and affordability levels of restricted units for the duration require d by law. Prior to the issuance of any building permits, the Applicant shall enter into a Density Bonus and Affordable Housing Agreement with the City, which shall be recorded against the property to ensure long-term compliance.

10. Ongoing maintenance of all buildings, landscaping, open spaces, fences, walls, and on-site amenities shall be the responsibility of property management in accordance with the recorded Covenants, Conditions & Restrictions (“CC&Rs”).

The CC&Rs shall include provisions requiring regular maintenance consistent with the approved plans and City standards. Failure to maintain the property as required may result in enforcement action by the City.

11. The Applicant/Property Owner shall install and maintain wayfinding and directional signage within the site for vehicles and pedestrians, including clear Alexan Arroyo Mixed-Use Project
November 18, 2025

markings for visitor parking, loading zones, and EV charging spaces, subject to review during building plan check.

12. Prior to the issuance of a Certificate of Occupancy, the A pplicant/Property Owner shall install clear and visible on-site signage directing visitors to the on- site parking garage and advising residents and guests of the City’s existing overnight parking restrictions.

13. The Applicant/Property Owner shall implement best management practices (“BMPs”) for stormwater management during construction and operation, consistent with City and Regional Water Quality Control Board requirements.

14. The Final Tract Map must be recorded prior to the issuance of any building or foundation permits for the mixed-use development. The map shall include all required dedications and easements along Santa Anita Avenue and Rolyn Place to the satisfaction of the City Engineer.

15. The Applicant/Property Owner shall pay its fair share contribution toward any infrastructure upgrades required to serve the project, including but not limited to the sewer line upsizing project on Santa Anita Avenue. The scope of required improvements and the Applicant's proportional share shall be determined by the Public Works Services Department during plan check. No building permits shall be issued until the required contribution has been determined by Public Works Services Director.

16. The Property Owner/Applicant shall file a Notice of Intent (“NOI”) with the State Water Resources Control Board for a General Construction NPDES Permit, due to the proposed project exceeding one acre of disturbed land. The NOI must include items such as the preparation of a Stormwater Pollution Prevention Plan, applicab le fees, and other required documentation. The City will not approve any grading plans until a Waste Discharger Identification number has been issued by the State.

17. The Applicant/Property Owner shall submit a haul route map and staging plan to Planning Services for review and approval prior to issuance of a grading permit.

Alexan Arroyo Mixed-Use Project
November 18, 2025

18. All above ground utilities serving the site shall be removed, including all utility poles along property boundaries, and all new utility services shall be placed underground.

19. At the time of plan submittal to Building Services for plan check, the final site plan shall show the location of the backflow prevention device and any transformer. Appropriate screening may be required, depending on the location of these utilities.

20. Prior to issuance of a building permit, the Applicant/Property Owner shall coordinate with Metro and take all necessary measures to ensure the construction shall not disrupt the operation and maintenance activities of the Metro A L ine or the structural and systems integrity of Metro’s light rail infrastructure.

Building

21. The Project shall comply with the latest adopted edition of the following codes as applicable:

a. California Building Code
b. California Electrical Code
c. California Mechanical Code
d. California Plumbing Code
e. California Energy Code.
f. California Fire Code
g. California Green Building Standards Code

Fire Department

22. Prior to issuance of a Certificate of Occupancy by the Building Division, the building shall have the following fire and life safety systems fully installed, tested, and approved. Each system shall require a separate permit from the Fire Department and is subject to review and approval by the Fire Marshal:

a. Automatic fire sprinkler system
b. Fire alarm system
c. Emergency responder radio coverage system
Alexan Arroyo Mixed-Use Project
November 18, 2025

d. Two-way communication system

23. Prior to issuance of a Certificate of Occupancy by the Building Division, Class I standpipes shall be installed within all stairwells and shall extend to the roof level, subject to review and approval by the Fire Department in accordance with applicable fire and building codes.

24. New public and private fire hydrants shall be installed as shown on the approved site plan that is submitted to the Building Division for plan check. All hydrant locations and specifications shall comply with applicable fire code requirements. Final placement and installation details shall be verified during plan check and prior to issuance of a Certificate of Occupancy by the Building Division. The hydrants shall be located at:

a. Three (3) public hydrants on Rolyn Place
b. One (1) public hydrant on Santa Anita Avenue
c. Two (2) private hydrants on the north access road

25. All exit stairwells that do not discharge directly to the exterior shall be provided with a protected exterior access route leading to an access road at grade, in compliance with applicable fire and building code requirements. Final design shall be subject to review and approval by the Fire Department during plan check.

26. Knox boxes shall be installed at the main building entrance and at all exterior stairwell entrances. Knox switches shall be provided for any automatic vehicular gates.

27. Standby power shall be provided for a minimum of one elevator in each elevator bank.

28. A minimum of one Emergency Medical Services (“EMS ”) elevator shall be provided at each elevator bank, in compliance with applicable Fire Codes.

29. A minimum fire flow of 2,000 gallons per minute ( “gpm”) at 20 pounds per square inch ( “psi”) residual pressure shall be provided, in accordance with applicable fire code standards. Verification of fire flow capacity shall be required prior to issuance of building permits.

Alexan Arroyo Mixed-Use Project
November 18, 2025

30. Prior to issuance of a Certificate of Occupancy by the Building Division, the Applicant/Property Owner shall pay a fair-share contribution toward the City’s traffic mitigation system for all areas impacted by the Project. The amount and scope of the contribution shall be based on the findings of an approved traffic study.

Engineering

31. A. Prior to recordation of the Final Map, the Applicant/Property Owner shall enter into an Offsite Improvement Agreement with the City and provide the required cost estimate and improvement bonds, subject to the City Engineer’s approval;

or

B. Prior to Certificate of Occupancy by the Building Division, the Applicant/Property Owner shall remove and replace existing curb and gutter and sidewalk along the property frontages on Santa Anita Avenue and Rolyn Place, subject to the City Engineer approval.

32. Prior to recordation of the Final Tract Map, the Applicant/Property Owner shall also dedicate the necessary right-of-way along Santa Anita Avenue to establish a consistent 10- foot (10’) width from the north to the south property line.

Additionally, a five-foot (5’) dedication shall be provided along the Rolyn Place frontage to achieve a 10- foot (10’) right -of-way width from the north to the south property line, as approved by the City Engineer. These dedications shall be depicted on the Final Tract Map prior to approval by the City Council.

33. Prior to Certificate of Occupancy by the Building Division, the path of travel around the tree on Rolyn Place shall be removed and reconstructed to ensure ADA compliance and safe pedestrian circulation. Existing Easement on Rolyn Place for public sidewalk purposes shall be reconfigured to include the path of travel around the tree and may be depicted on the Final Tract Map prior to approval by the City Council. Alternatively, the easement may be shown via separate documents (Legal Description and Plat Map) submitted to the City Engineer for review and approval.

Alexan Arroyo Mixed-Use Project
November 18, 2025

34. Prior to Certificate of Occupancy by the Building Division, all existing driveway approaches shall be removed and reconstructed per City Standard 801-1. Each approach shall include ADA compliant sidewalk access and transitions. In addition, a two -foot (2’) wide easement shall be provided at each driveway approach for public sidewalk purposes and may be depicted on the Final Tract Map prior to approval by the City Council. Alternatively, the easements may be shown via separate documents (Legal Description and Plat Map) submitted to the City Engineer for review and approval.

35. The Applicant/Property Owner shall prepare a Low Impact Development (“LID”) Plan in compliance with the Los Angeles County Department of Public Works 2014 LID Standard Manual. All selected LID measures shall be incorporated into the grading and drainage plans, subject to review and approval by the City Engineer prior to issuance of any grading or building permits.

36. At the time of building plan check submittal, the Project shall include a Stormwater Pollution Prevention Plan (“SWPPP”) prepared in accordance with all applicable City and regional requirements. A copy of the SWPPP, including the Waste Discharge Identification Number (“WDID# ”), shall be submitted to the City’s Engineering Division prior to building permit issuance.

37. At the time of building plan check submittal, a grading and drainage plan, erosion control plan, and hydrology report shall be submitted for review and approval to the City’s Engineering Division. The plans and report shall demonstrate compliance with all applicable City grading, drainage and stormwater management standards.

38. At the time of building plan check submittal, a soils and geotechnical report shall be prepared and submitted for review and approval by the City’s Engineering Division. Approval of the report is required prior to the start of any construction to ensure safe and stable site development.

39. The Applicant shall be responsible for repairing all asphalt street frontages from property line to property line for any damage caused by development activities, including, but not limited to, trench cuts and construction traffic, per the direction of the City Engineer.

Alexan Arroyo Mixed-Use Project
November 18, 2025

Public Works Services

40. The development shall connect to the existing 30-inch welded steel water main with 51 psi static pressure located on the east side of Santa Anita Avenue, and the existing 8-inch cast iron water main with 51 psi static pressure located on Rolyn Place. Both mains may be used to serve domestic water and/or fire protection needs. Due to the static pressure and the proposed building height, the need for a booster pump system shall be evaluated during building plan check. If required, the booster system shall be designed and installed to the satisfaction of the City Engineer and Fire Department.

41. At the time of building plan check submittal, the Applicant/Property Owner shall provide water demand calculations, prepared by a licensed Civil or Mechanical Engineer, demonstrating the maximum domestic and fire flow demands to verify the appropriate water service size for the Project.

42. The Applicant/Property Owner shall provide separate water services and meters for each individual structure, including dedicated water services for residential, commercial, and irrigation uses as applicable.

43. Domestic water service for residential developments shall be provided by common master meter equipped with an approved reduced pressure backflow device for meter services protection.

44. A separate landscape meter is required for landscape irrigation in common areas. The backflow preventer shall be Reduce Pressure Backflow Assembly as approved by the Public Works Services Department prior to issuance of a building permit.

45. Fire protection requirements shall be stipulated by the Arcadia Fire Department and shall be confirmed to Arcadia Standard Plan. A separate fire service with Double Check Detector Assembly ( “DCDA”) shall be installed for fire service required.

46. A Water Meter Permit Application shall be submitted to the Public Works Services Department prior to final plan check approval.

Alexan Arroyo Mixed-Use Project
November 18, 2025

47. The Applicant/Property Owner shall provide new water services installations.

Installation shall be according to the specifications of the Public Works Services Department, Engineering Section. Abandonment of the existing water services, if necessary, shall be by the Applicant/Property Owner, according to the Public Works Services Department, Engineering Section specification.

48. Trash/recycling bins shall be configured to provide easy access for trash collection services. There should be a minimum of one - foot (1’) of clearance around the trash bins/recycling bins and all bins/carts shall meet the specifications of the Public Works Services Department. At a minimum, trash enclosure areas should accommodate three containers: a 3-yard bin for trash, 3-yard bin for recycling, and 69/96 gallon sized carts for organics recycling. The roof clearance for the trash enclosure must be at least 10 feet high.

Cultural Resources

49. The Applicant/Property Owner shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation, prior to commencement of any ground-disturbing activities (i.e., both on-site and any off-site locations that are included in the Project description/definition and/or required in connection with the Project , such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubb ing, tree removal, boring, grading, excavation, drilling, and trenching.

A copy of the monitoring agreement executed with Gabrieleño Band of Mission Indians – Kizh Nation shall be submitted to the City’s Planning Division prior to commencement of any ground -disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.

50. The Gabrieleño Band of Mission Indians – Kizh Nation shall conduct monitoring during ground-disturbing activities and complete daily monitoring logs. These logs will document relevant construction activities, locations of disturbance, soil types, cultural materials, and any other information of significance to the Tribe. The logs will specifically identify and describe any discovered Tribal Cultural Resources ( “TCRs”), including Native American cultural and historical artifacts, remains, places of significance, as well as any ancestral human remains and associated burial goods. Copies of the Alexan Arroyo Mixed-Use Project
November 18, 2025

monitoring logs will be made available to the Applicant/Property Owner or the City upon written request to the Tribe.

51. On-site tribal monitoring shall conclude upon the later of the following: (1) written confirmation from the Applicant/Property Owner or the City to the Gabrieleño Band of Mission Indians - Kizh Nation that all ground -disturbing activities and related phases at the Project site are complete; or (2) written notification from the Gabrieleño Band of Mission Indians - Kizh Nation to the Applicant/Property Owner or the City confirming that no future planned construction activities or development phases at the Project site have the potential to impact Kizh Tribal Cultural Resources (“TCRs”).

52. Upon discovery of any Tribal Cultural Resources ( “TCRs”), all construction activities within at least a 50 -foot radius of the find shall cease immediately and shall not resume until the Gabrieleño Band of Mission Indians – Kizh Nation monitor and/or Kizh’s archaeologist has fully assessed the resource.

The Tribe shall recover and retain all discovered TCRs in the manner and for the purposes it deems appropriate, including educational, cultural, and historic uses, at its sole discretion.

53. In the event human remains or associated funerary objects are encountered during any ground-disturbing activities:

a. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, also referred to as grave goods under Public Resources Code Section 5097.98, shall be treated according to the same statute.

b. If Native American human remains and/or grave goods are discovered or recognized on the Project site, then all ground -disturbing in the vicinity of the discovery shall cease immediately. Pursuant to Health and Safety Code Section 7050.5, the discovery shall be reported to the Los Angeles County Coroner. No further work shall occur in that area until the Coroner has made a determination regarding the nature of the remains. If the Coroner determines or has reason to believe the remains are those of a Nativ e American, the Coroner shall contact the Native Alexan Arroyo Mixed-Use Project
November 18, 2025

American Heritage Commission ( “NAHC”) within 24 hours, and the procedures outlined in PRC § 5097.98 shall be followed.

c. All human remains and grave or burial goods shall be treated alike in accordance with California Public Resources Code section 5097.98(d)(1) and (2).

d. Construction activities may resume in other areas of the Project site at a minimum of 200 feet away from the discovery if, in the sole discretion of the Gabrieleño Band of Mission Indians – Kizh Nation, it is determined that resuming such activities at that distance is appropriate. The Kizh Nation shall provide any mea sures it deems necessary to the Applicant/Property Owner and the City prior to resumption of work.

e. Preservation in place (i.e., avoidance) is the preferred method of treatment for discovered human remains and/or burial goods. Any historic archaeological material that is not Native American in origin (non-TCR) shall be curated at a public, non -profit in stitution with a research interest in the materials (e.g. Natural History Museum of Los Angeles County or the Fowler Museum) provided such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes.

f. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

54. If, in accordance with Public Resources Code § 5097.98 and all applicable regulatory procedures, the Gabrieleño Band of Mission Indians – Kizh Nation is identified by the Native American Heritage Commission ( “NAHC”) as the Most Likely Descendant (“MLD” ) for any discovered Native American human remains or associated funerary objects on the Project site, the following requirements shall apply:

a. If the Gabrieleño Band of Mission Indians – Kizh Nation is identified as the Most Likely Descendant ( “MLD”), the Tribe’s Koo -nas-gna Burial Policy shall be implemented. For the Tribe, the term "human remains" encompasses more than skeletal material and includes associated Alexan Arroyo Mixed-Use Project
November 18, 2025

cultural and ceremonial elements. Tribal traditions may include, but are not limited to, preparation of the soil for burial, the inclusion of funerary objects, and the ceremonial burning of remains. All treatment of human remains and associated items shall be carried out in accordance with the Tribe’s customs and practices, and in consultation with the MLD.

b. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery, and a separate treatment plan shall be created.

c. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.

d. If discovered human remains cannot be fully documented and recovered on the same day, the remains shall be respectfully covered with muslin cloth and protected with a steel plate capable of being moved by heavy equipment, placed over the excavation area. If a steel plate is not available, a 24-hour security guard shall be posted to protect the site outside of working hours. The Gabrieleño Band of Mission Indians – Kizh Nation, as the Most Likely Descendant (“MLD”), shall make every effort to recommend Project design modifications to allow the remains to be preserved in situ. If project diversion is not feasible, and upon consultation with the MLD, removal of the remains may proceed in accordance with applicable laws and Tribal protocols.

e. In the event preservation in place is not feasible despite good faith efforts by the Applicant/Property Owner, no ground-disturbing activities shall resume until the property owner, in consultation with the Most Likely Descendant (“ MLD”), has arranged for a designated reburial location within the Project site footprint. This location shall be used for the respectful reinterment of any human remains and/or ceremonial Alexan Arroyo Mixed-Use Project
November 18, 2025

objects, consistent with the cultural protocols of the Gabrieleño Band of Mission Indians – Kizh Nation.

f. If human remains or associated funerary objects are discovered, each occurrence shall be respectfully stored in opaque cloth bags. All human remains, funerary objects, sacred objects, and objects of cultural patrimony shall be relocated to a secure on -site container, if feasible.

These items shall be reburied within six (6) months of recovery, at a location on the Project site mutually agreed upon by the Tribe and the Applicant/Property Owner. The reburial site shall be protected in perpetuity and not su bject to future disturbance. No public disclosure or publicity regarding the discovery or nature of these cultural materials shall occur.

g. In the event data recovery is necessary, the Gabrieleño Band of Mission Indians – Kizh Nation shall work in close coordination with a qualified archaeologist to ensure all excavation activities are conducted carefully, ethically, and respectfully. If the Tribe approves data recovery, all associated documentation, at a minimum including detailed descriptive notes and sketches shall be reviewed and approved in advance by the Tribe. Upon completion of any approved data recovery, a final report shall be submitted to both the Tribe and the Native American Heritage Commission (“NAHC”). The Tribe does not authorize any scientific study or the use of invasive and/or destructive diagnostics on human remains under any circumstances.

General Conditions

55. All City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, and parking and site design shall be complied with to the satisfaction of the Building Official, City Engineer, Deputy Development Services Director, Fire Marshal, and Public Works Services Director. Any changes to the existing facility may be subject to having fully detailed plans submitted for plan check review and approval by the aforementioned City officials and employees and may subject to separate building permits.

Alexan Arroyo Mixed-Use Project
November 18, 2025

56. To the maximum extent permitted by law, the Applicant must defend, indemnify, and hold the City, any departments, agencies, divisions, boards, and/or commissions of the City, and its elected officials, officers, contractors serving as City officials, agen ts, employees, and attorneys of the City (“Indemnitees”) harmless from liability for damages and/or claims, actions, or proceedings for damages for personal injuries, including death, and claims for property damage, and with respect to all other actions and liabilities for damages caused or alleged to have been caused by reason of the Applicant’s activities in connection with MUP 23-10, TTM 23-04, ADR 23-12, COD 23-32 and TRH 25-13 (“Project”) on the Project site, and which may arise from the direct or indirect operations of the Applicant or those of the Applicant’s contractors, agents, tenants, employees or any other persons acting on Applicant’s behalf, which relate to the development and/or construction of the Project. This indemnity provision applies to all damages and claims, actions, or proceedings for damages, as described above, regardless of whether the City prepared, supplied, or approved the plans, specifications, or other documents for the Project.

In the event of any legal action challenging the validity, applicability, or interpretation of any provision of this approval, or any other supporting document relating to the Project, the City will promptly notify the Applicant of the claim, action, or proceedings and will fully cooperate in the defense of the matter. Once notified, the Applicant must indemnify, defend and hold harmless the Indemnitees, and each of them, with respect to all liability, costs and expenses incurred by, and/or awarded against, the City or any of the Indemnitees in relation to such action. Within 15 days’ notice from the City of any such action, the Applicant shall provide to the City a cash deposit to cover legal fees, costs, and expenses incurred by City in connection with def ense of any legal action in an initial amount to be reasonably determined by the City Attorney. The City may draw funds from the deposit for such fees, costs, and expenses. Within 5 business days of each and every notice from City that the deposit has fallen below the initial amount, Applicant shall replenish the deposit each and every time in order for City’s legal team to continue working on the matter. The City shall only refund to the Applicant/Property Owner any unexpended funds from the deposit within 30 days of: (i) a final, non- appealable decision by a court of competent jurisdiction resolving the legal action; or (ii) full and complete settlement of legal action. The City shall have the right to select legal counsel of its choice that the Applicant reasonably Alexan Arroyo Mixed-Use Project
November 18, 2025

approves. The parties hereby agree to cooperate in defending such action. The City will not voluntarily assist in any such third- party challenge(s) or take any position adverse to the Applicant in connection with such third- party challenge(s). In consideration for approval of the Project, this condition shall remain in effect if the entitlement(s) related to this Project is rescinded or revoked, at the request of the Applicant or not.

57. Approval of MUP 23-10, TTM 23-04, ADR 23-12, COD 23-32 and TRH 25-13 shall not be in effect unless the Applicant and Property Owner have executed and filed the Acceptance Form with the City on or before 30 calendar days after the City Council has adopted the Resolution. The executed Acceptance Form submitted to the Development Services Department is to indicate awareness and acceptance of the Conditions of Approval.

Attachment No. 1: Resolution No. 7661
Attachment No. 2: Draft Planning Commission Minutes and Staff Report, dated October 25, 2025, without attachments
Attachment No. 3 Aerial Photo with Zoning Information and Photos of the Project Site
Attachment No. 4: Letters Received and Previous 2024 NOP Comments Attachment No. 5: Tentative Tract Map
Attachment No. 6: Architectural Plans and Renderings
Attachment No. 7: Parking Analysis, dated November 2024 Attachment No. 8: Arborist Report, dated September 2024 Attachment No. 9: Expanded Radius Map

Attachment No. 1

Attachment No. 1
Resolution No. 7661

1 RESOLUTION NO. 7661

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA,

CALIFORNIA, APPROVING THE ALEXAN ARROYO MIXED -USE
DEVELOPMENT AND DENSITY BONUS, COMPRISED OF 359 RESIDENTIAL UNITS, INCLUDING 35 VERY LOW AFFORDABLE UNITS AND NINE (9) LIVE/WORK UNITS AT 325 N. SANTA ANITA AVENUE

WHEREAS, on September 5, 2023, the Applicant, Arcadia Apartments L.L.C., on behalf of the property owner, Positive Investments, Inc., submitted an application for Minor Use Permit No. MUP 23 -10. The Applicant later submitted applications for Tentative Tract Map No. TTM 23 -04, Site Plan and Design Review No. ADR 23 -12, Certificate of Demolition No. COD 23-32, and Healthy Protected Tree Permit No. TRH 25-13. The Project proposes to consolidate six legal lots into one parcel and remove one healthy Coast Live Oak tree to accommodate a new mixed-use development with a density bonus, consisting of 324 market -rate units, 35 very low-income affordable units, and nine (9) live/work loft units at 325 North Santa Anita Avenue (collectively known as the “Project”); and
WHEREAS, pursuant to CEQA Guidelines Section 15332, the Tentative Tract Map qualifies for a Class 32 Categorical Exemption as an urban infill project; and WHEREAS, pursuant to Assembly Bill 130 ( “AB 130”) that went into effect on June 30, 2025, which provides a statutory exemption from the California Environmental Quality Act (“CEQA”) for certain housing developments that (1) include a specified percentage of affordable units, (2) are located within qualified urban infill 2 areas, and (3) comply with applicable zoning, density, and design standards, the proposed mixed-use development qualifies for a statutory exemption; and WHEREAS, because the Project includes the required affordable housing component, is located within a designated urban infill area, and meets all other AB 130 criteria, the City has determined that the Project is statutorily exempt from CEQA pursuant to AB 130; and
WHEREAS, on October 28, 2025, a duly noticed public hearing was held before the Planning Commission on said Project, at which time all interested persons were given full opportunity to be heard and to present evidence; and WHEREAS, on October 28, 2025, the Planning Commission reviewed the project, heard the public testimonies, and then voted 3-2 to recommend denial of the Project with Commissioners Wilander and Tallerico dissenting; and WHEREAS, on November 18, 2025 a duly noticed public hearing was held before the City Council on said application, at which time all interested persons were given full opportunity to be heard and to present evidence.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:

SECTION 1. The factual data submitted by the Development Services Department in the staff report dated November 18, 2025, are true and correct. 3 SECTION 2. This Council finds that based upon the entire record, pursuant to the Arcadia Development Code, all of the following findings can be made:

Minor Use Permit

1. The proposed use is consistent with the General Plan and any applicable specific plan; and is allowed within the applicable zone, subject to the granting of a Conditional Use Permit, and complies with all other applicable provisions of this Development Code and the Municipal Code.

FACT: The Project site’s General Plan land use designation is Downtown Mixed Use (“DMU”), which permits mixed-use or stand-alone residential development when affordable housing is provided, in accordance with the Land Use and Community Design Element of the City’s General Plan. Under this designation, mixed -use development is encouraged to incorporate both residential and non-residential uses that support one another within a pedestrian-oriented environment.

The proposed Alexan Arroyo Project is consistent with the DMU land use designation. The Project includes 359 residential units and nine live/work units, with the live/work component contributing toward the DMU zone’s non- residential use requirement. While the Project does not include tradi tional commercial uses, the live/work units align with the policy intent to promote a blend of residential and non- residential activity in the Downtown area.

The Project supports and implements several General Plan policies, including:
4 • Policy LU-1.1 – Promote new infill and redevelopment projects that are consistent with the City’s land use designations and compatible with surrounding existing uses.
• Policy LU-1.8 – Encourage development types that support transit and other alternative forms of transportation, including bicycling and walking. • Policy LU-4.2 – Encourage residential development that enhances the visual character, quality, and uniqueness of the City’s neighborhoods and districts.

Overall, the proposal is consistent with the DMU land use designation, meets the affordable housing conditions that enables stand-alone residential use, provides live/work units as the non- residential component, and implements applicable General Plan goals and policies, the project is consistent with the General Plan and complies with the applicable zoning regulations.

2. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity.

FACT: The subject site is approximately 3. 08 acres and is located within the Downtown Mixed-Use (“DMU”) zone. The site is situated in the City’s downtown area and is surrounded by a mix of commercial, light industrial, and residential uses. While the project does not include traditional commercial space, it incorporates nine live/work units and ground -floor residential services and amenities, which are 5 consistent with the non-residential area provisions of the DMU zone and the policies of the City’s General Plan for this area.

The Project’s height and mass exceed those of surrounding developments, making it the tallest structure in the downtown area. However, the proposed height is permitted under State Density Bonus Law, which allows waivers of development standards when necessary to accommodate the increa sed density and inclusion of affordable housing. Although the scale differs from nearby buildings, the design and site planning incorporate step- backs, articulation, and transitional elements to reduce visual impacts and better relate to the surrounding context.

The Project is consistent with the planned future land uses envisioned for the DMU zone, which anticipates higher -density residential development supported by pedestrian-oriented amenities and proximity to transit. Therefore, while the Project’s scale is greater than existing structures, it remains consistent with the regulatory framework and planned character of the area.

3. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the proposed use in order to accommodate the use, site improvements, loading, and parking.

FACT: The 3.08-acre site is adequately sized and configured to accommodate the proposed residential development with ground-floor live/work units. The Project 6 provides two primary access points from Santa Anita Avenue and Rolyn Place, directing project-related traffic onto local surface streets rather than major corridors.

The internal circulation system is designed to accommodate residents, visitors, and service vehicles efficiently. A total of 454 on -site parking spaces will be provided, exceeding the required parking under State Density Bonus Law. While no dedicated loading docks are proposed, move -in and service vehicles can utilize internal drive aisles and the fire lane, minimizing interference with public rights -of-way. The building footprint and site design fit the parcel shape and support the proposed use.

For these reasons, this finding can be made.
b. Streets and highways are adequate to accommodate public and emergency vehicle (e.g., fire and medical) access.

FACT: The Project site fronts Santa Anita Avenue and Rolyn Place, both of which provide adequate width and pavement to carry emergency vehicles and project-generated traffic. Access driveways are provided on both streets, and the project includes a dedicated fire access lane adjacent to the Metro right-of-way. The surrounding street network is adequate to accommodate the proposed use.

Therefore, this finding can be made.
c. Public protection services (e.g., fire protection, police protection, etc.).

FACT: The Fire and Police Departments have reviewed the P roject and determined that, with the required fire protection systems, hydrants, and access 7 improvements, the proposed development will not adversely impact public protection services. Adequate emergency vehicle access is provided via two two-way drive aisles off Santa Anita Avenue and Rolyn Place, as well as a dedicated fire access lane along the Metro Rail right-of-way.
d. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.).

FACT: As part of the development, new utility connections, including connections, including potable water and storm drainage, will be required.

Implementation of best management practices by the Applicant during construction and operation would ensure impacts to water quality do not occur. If any upgrades to existing infrastructure, including sewers, are necessary to accommodate the Project, the Applicant will be required to contribute toward those improvements as a condition of approval.

4. The measure of site suitability shall be required to ensure that the type, density, and intensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located.
8 FACT: The Project is not anticipated to be detrimental to the public health, safety, or welfare of the surrounding area. The proposed residential development, including ground -floor live/work spaces, is consistent with the types of uses envisioned in the Downtown Mixed-Use (“DMU”) zone, which supports higher-density housing in proximity to commercial areas and transit.

While the Project exceeds the base height limit for the zone, the additional height is permitted under State Density Bonus Law and is necessary to accommodate the proposed density and required affordable housing. Without the height waiver, the Project would not be physically or financially feasible, which would preclude the delivery of needed housing, including units for very low-income households.

The Project has been conditioned to address potential operational impacts related to construction, traffic circulation, and ongoing site activities. Additionally, the building design incorporates height step- downs, articulation, and transitional elements t o reduce visual impacts and ensure compatibility with surrounding development. These measures ensure that the Project’s type, density, and intensity of use will not create a nuisance or negatively affect surrounding properties, public safety, or the general welfare. For these reasons, this finding can be made.

Tentative Tract Map
9 1. The proposed map, subdivision design, and improvements are consistent with the General Plan, any applicable specific plan, and the Subdivisions Division of the Development Code.

FACT: The proposed subdivision map, design, and associated improvements the Project are consistent with the General Plan’s Downtown Mixed Use (“DMU”) land use designation, which supports higher -density residential and mixed- use development in the City’s core.. The subdivision complies with applicable provisions of the Subdivisions Division of the Development Code, including standards for lot configuration, access, and public improvements.

The project layout has been designed to align with surrounding development patterns and to integrate with existing street, utility, and storm drainage infrastructure. Circulation and utility systems have been planned to adequately serve the proposed density and use types. All required improvements will be constructed in accordance with City standards.

Therefore, the proposed map and subdivision design are consistent with the General Plan, the applicable zoning and development regulations, and the standards of the Subdivisions Division of the Development Code.

2. The site is physically suitable for the type and proposed density of development.
10 FACT: The 3.08-acre site is physically suitable to accommodate the proposed 359-unit residential development, including 35 very low-income units, at a density of approximately 115 units per acre. This exceeds the base DMU density of 80 units per acre but is permitted under State Density Bonus Law, which allows increased density and related concessions when affordable housing is provided. The building massing has been designed to transition toward the adjacent single -family neighborhood by stepping down to s even stories at the western side of the development. Building setbacks, access points, and internal circulation patterns are appropriately designed for the site configuration. The site is generally level, has no physical constraints, and is served by existing infrastructure, making it physically suitable for the proposed use and density. Therefore, this finding can be made.

3. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

FACT: The proposed tentative tract map involves the consolidation of six legal lots into a single parcel to facilitate a high-density residential development within an urbanized area. The Project site is currently developed and located within the City's Downtown core, which is fully built out with existing infrastructure, paved streets, and surrounding urban uses.
11 No sensitive biological resources, natural habitats, wetlands, or watercourses are present on the site or in the immediate vicinity. Because the Project is not located in or near an environmentally sensitive area, it is not expected to cause substantial environmental damage or result in harm to fish, wildlife, or their habitats.

Any potential construction-related impacts such as noise, dust, or runoff will be temporary and minimized through required best management practices (“BMPs”).

Therefore, the design of the subdivision and associated improvements will not result in substantial or avoidable environmental damage and will not significantly impact fish, wildlife, or habitat.

4. The design of the subdivision or type of improvements is not likely to cause serious public health or safety problems.

FACT: The proposed subdivision consolidates six lots together as one parcel to facilitate development. Construction of the Project will comply fully with all the applicable Building, Fire, and Safety Codes, as well as other relevant regulations. The City’s existing infrastructure, including roads, water, sewer, and emergency services, is sufficient to support the new development. Furthermore, the Project has been designed and conditioned to meet all public health and safety standards, and it is not expected to create any significant health or safety concerns for the community.

5. The design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of, 12 property within the proposed subdivision (This finding shall apply only to easements of record or to easements established by judgement of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision).

FACT: The Project does not encroach upon or interfere with any existing public easements of record or court -established easements. In fact, the Project includes provisions for new easements and public dedications to ensure adequate sidewalk access along N. Santa Anita Avenue and Rolyn Place. Therefore, no conflicts with public easements or rights of access are anticipated.

6. The discharge of sewage from the proposed subdivision into the community sewer system will not result in violation of existing requirements specified by the California Regional Water Quality Control Board.

FACT: The existing sewer infrastructure along Santa Anita Avenue currently has limited capacity to serve new development. To address this, the Applicant will be responsible for paying their contributions toward necessary improvements to sewer system as required by the City’s Public Works Department. These improvements will be coordinated to accommodate the Project and future development in the area. The Project will comply with all applicable requirements of the California Regional Water 13 Quality Control Board to ensure that sewage discharge does not violate water quality standards. Therefore, this finding can be made.

7. That the proposed design and site improvements of the subdivision conform to the regulations of this Development Code and the regulations of any public agency having jurisdiction by law.

FACT: The subdivision design, including lot layout, access, and dedications, complies with applicable provisions of the Arcadia Development Code, including the Downtown Mixed Use (“DMU”) zone standards and Subdivision Division. The Project will also adhere to the requirements and conditions set forth by all relevant public agencies, including the City’s Engineering Division, Public Works Services Department, and City’s Fire Department. Therefore, this finding can be made.

Site Plan & Design Review
Section 9107.19.050(F) of the Development Code requires that following findings must be met for the approval of the design.

1. The proposed development will be in compliance with all applicable development standards and regulations in the Development Code.

FACT: The Project complies with the applicable development standards of the Downtown Mixed Use (“DMU”) zone as modified through the provisions of California Density Bonus Law (Government Code Section 65915). The proposed development includes 359 residential units at a density of approximately 115 units per acre, 14 exceeding the base maximum of 80 units per acre. The proposed building height of 90 feet 8 inches also exceeds the maximum 60-foot height limit allowed under base zoning standards. However, both the increased density and height waiver are permitted under State Density Bonus Law in exchange for the provision of affordable housing and are therefore considered compliant.

The Project also includes one concession under State Density Bonus Law to allow all affordable units to be studio units, which is not otherwise permitted under the City’s Development Code. This concession facilitates the inclusion of affordable housing units while maintaining the Project’s design and feasibility.

In addition, the Project meets other applicable development standards, including floor area ratio ( “FAR”), setbacks, and parking through the density bonus provisions. Therefore, the proposed development is in compliance with all applicable development standards and regulations of the Development Code. This finding can be made.

2. The proposed development will be consistent with the objectives and standards of the applicable Design Guidelines.

FACT: The Project incorporates several features consistent with the City’s Design Guidelines, including articulated building façades, varied massing, recessed balconies, and the use of high- quality materials to break down the building’s visual bulk and add interest. Setbacks along Santa Anita Avenue, Rolyn Place, and adjacent 15 property lines provide appropriate transitions to surrounding uses. At the street level, live/work units, leasing space, and residential amenities create active and transparent frontages that support pedestrian activity. Landscaping and streetscape improvements are integrated throughout the site to complement the surrounding urban context and enhance the public realm. Collectively, these features align with the Mixed-Use Objective Development Standards and Design Guidelines to enhances an area’s unique char acter and sense of place, respects existing neighborhood compatibility and privacy, and ensures a high -quality living environment. Therefore, this finding can be made.

3. The proposed development will be compatible in terms of scale and aesthetic design with surrounding properties and developments.

FACT: The proposed seven- to eight-story building, with a maximum height of 90 feet 8 inches, will be significantly taller than surrounding existing development and will be the tallest structure in the downtown area. The additional height is permitted through a waiver under State Density Bonus Law (Government Code Section 65915), which allows exceptions to local development standards, including building height, when necessary to accommodate additional density and affordable housing units.

While the Project is larger in scale than nearby buildings, its design has been intentionally designed to promote visually compatibility and reduce massing 16 impacts. Step- backs at upper floors, façade modulation, and the use of varied materials help break up the building’s scale and provide architectural interest.

Setbacks along Santa Anita Avenue (3' -7"), the north property line (19' -10"), and the south property line (12' -5") create visual separation from adjacent properties and help ease the transition to lower scale development.

At the street level, active frontages such as live/work units and residential amenities enhance pedestrian engagement and contribute to the evolving mixed- use, transit -oriented character envisioned for the Downtown Mixed Use ( “DMU”) zone. Although the building height exceeds that of existing structures, the P roject’s architectural design, mass transitions, and pedestrian -focused ground floor treatment ensure that it is compatible in scale and aesthetic character with surrounding development and the City’s b roader goals for the downtown area. For these reasons, this finding can be made.

4. The proposed development will have an adequate and efficient site layout in terms of access, vehicular circulation, parking and landscaping.

FACT: The site layout is designed to function efficiently, with two two -way driveways providing vehicular access from Santa Anita Avenue and Rolyn Place.

Internal circulation has been reviewed by the City Engineer and found to be adequate to serve the development. Parking is provided within a three- level garage located above g rade, with clear internal circulation and minimal dead- end aisles. 17 Landscaping is distributed along frontages, within courtyards, and on roof decks to provide visual relief and usable open space. The P roject’s site plan demonstrates efficient circulation, parking layout, and landscape integration. Therefore, the site will be adequate in terms of parking and circulation.

The proposed site layout provides efficient and adequate access, circulation, parking, and landscaping to support the development. Vehicular access is provided via both two-way driveways - one from Santa Anita Avenue and one from Rolyn Place - ensuring convenient ingress and egress. Internal circulation has been reviewed and deemed sufficient by the City Engineer, with the layout supporting clear vehicle movement and emergency access.

Parking is accommodated within a three -level above-grade garage, designed with logical circulation patterns and minimal dead- end aisles to enhance functionality. Landscaping is thoughtfully integrated throughout the site, including along public frontages, within private courtyards, and on rooftop decks, contributing both to visual relief and the provision of usable open space for residents.

Overall, the P roject demonstrates an efficient and well- organized site layout that meets the City's standards for access, vehicular circulation, parking, and landscape design.

5. The proposed development will be in compliance with all of the applicable criteria identified in Subparagraph 9107.19.040.C.5 for compliance with 18 the Development Code and all other applicable City regulations and policies, the General Plan and any applic able specific plan, the Design Guidelines, policies and standards, and efficient site and layout design.

FACT: The proposed development meets all applicable requirements of the Development Code, General Plan, and relevant City policies, design guidelines, and objective development standards specific to the Downtown Mixed Use (“DMU”) zone.

The Project reflects the City's goals for a higher -density, pedestrian-oriented urban environment near transit, consistent with the Land Use Element and Downtown vision.

Although the building exceeds the scale of surrounding development, its design is consistent with the evolving character anticipated for the area. The Project includes design features such as vertical and horizontal articulation, varied materials, and meaningful setbacks to visually break down the building's mass and provide interest at the pedestrian level. Active frontages, including live/work units and enhanced landscaping along public frontages, contribute to a more engaging and walkable streetscape. Po dium-level open spaces and rooftop amenities further support the Project's functionality and livability.

The site layout accommodates efficient vehicular access from both Santa Anita Avenue and Rolyn Place, with clearly organized internal circulation and structured 19 parking. Landscaping is integrated throughout the site to soften building edges and enhance the pedestrian experience.

The Applicant/Property Owner shall comply with all applicable City requirements related to disabled access, occupancy limits, building and fire safety, health code standards, environmental regulations, and parking and site design, to the satisfaction of the Building Official, City Engineer, Deputy Development Services Director, Fire Marshal, Public Works Services Director, or their respective designees.

Overall, the P roject demonstrates compliance with the objective criteria outlined in Section 9107.19.040.C.5 and supports the City’s broader planning goals for a vibrant, mixed-use downtown core. Therefore, this finding can be made.

Density Bonus
Pursuant to Development Code Section 9103.15.040, the City Council must make the following findings to approve a Density Bonus project.

1. The project will be consistent with the General Plan, except as provided by this Section with regard to maximum density, density bonuses, and other incentives and concessions.

FACT: The Project is located within the Downtown Mixed- Use designation, which allows higher density residential development near transit. The Project implements General Plan policies supporting infill housing, downtown revitalization, and expanding affordable housing opportunities. The Project includes 359 20 residential units, 35 of which are affordable units for very low -income households, thereby contributing to the City’s Regional Housing Needs Allocation (“RHNA”). Where the Project exceeds local development standards, such modifications are permitted under State Density Bonus Law. The Project is also consistent with the intent of the Housing Accountability Act (Government Code Section 65589.5), which protects qualifying housing developments that comply with objective standards. Therefore, the Project is con sistent with the General Plan, except where State Density Bonus Law authorizes deviations from local standards.

2. The approved number of dwellings can be accommodated by existing and planned infrastructure capacities.

FACT: The site is located on two public streets (Santa Anita Avenue and Rolyn Place) with adequate traffic capacity and dual access points. The City’s Fire Department has reviewed the plans and confirmed that adequate fire lanes, emergency access, hydrant placem ent, and standpipe/sprinkler systems will be provided.

Sewer, water, electricity, and communications utilities already serve the site.

Any necessary system upgrades or fair -share improvements required to accommodate the Project will be completed and a condition of approval to this effect has been proposed. The Project exceeds State-required parking and includes bicycle parking and all required EV infrastructure.
21 With these improvements, existing and planned public services and utilities are expected to adequately support the Project.

3. Adequate evidence exists to indicate that the project will provide affordable housing in a manner consistent with the purpose and intent of this Section.

FACT: The Project includes 35 units restricted for Very Low -Income households, which represents approximately 14% of the base density. These units qualify the Project for a State density bonus under Government Code 65915. The affordable units will be restricted for a minimum of 55 years through a recorded affordability covenant, consistent with State requirements.

The affordable units are distributed throughout the building and will be constructed, marketed, and operated in compliance with Housing Element policies, State regulatory requirements, and the City’s Density Bonus ordinance. The Project also supports the City’s progress toward meeting its Regional Housing Needs Allocation for Very Low-Income households.

The Project is consistent with the purpose and intent of the Density Bonus Ordinance, Government Code Section 65915, and the Housing Accountability Act (Government Code Section 65589.5). An Affordable Housing Agreement will be executed to ensure long-term compliance with these requirements; therefore, the Project complies with this finding.
22 4. In the event that the City does not grant at least one financial concession or incentive as defined in Government Code Section 65915 in addition to the density bonus, that additional concessions or incentives are not necessary to ensure affordable housing costs as defined in Health and Safety Code 50052.5, or for rents for the targeted units to be set as specified in Government Code Section 65915(c).

FACT: The Applicant has requested one concession to allow the 35 affordable units to be constructed as studio units, and one development standard waiver to permit the building to exceed the 60 -foot height limit in the Downtown Mixed Use (“DMU”) zone. No additional concessions, incentives, or waivers have been requested.

State Density Bonus Law (Government Code Section 65915) requires the City to grant only the concessions and waivers needed to make the affordable units feasible. Based on the information provided, the requested concession and waiver adequately support the production of the Very Low -Income units at regulated rent levels, and no additional concessions or incentives are required.

5. There are sufficient provisions to guarantee that the units will remain affordable for the required time period.

FACT: The affordable housing units for Very Low -Income will be secured through a recorded Affordable Housing Covenant Agreement, which will run with the land and be enforceable by the City. The agreement will specify the number of units, 23 household income restrictions, method of calculation for maximum rents, and minimum affordability term of 55 years, consistent with State Density Bonus Law.

The covenant will ensure ongoing compliance with all applicable State and local requirements and will be executed prior to issuance of a Certificate of Occupancy.

Therefore, there are sufficient provisions to guarantee that the units will remain affordable for the required time period.

Removal of a Healthy Protected Tree
The following findings are required for the approval of the removal of a healthy protected tree per Development Code Section 9110.01.070.A.2.

1. Removal of a Healthy Protected Tree:

FACT: The removal of one protected Coast Live Oak (Tree No. 48) is necessary to accommodate the proposed Project . As documented in the Arborist Report (Attachment No. 6), this tree is located within the proposed 26 -foot-wide fire lane along the northern portion of the site. Construction of the fire lane will require grading and installation of pavement and undergrou nd utilities that would directly impact the tree’s root zone, making preservation infeasible. The Arborist concluded that the tree would not s urvive due to the extent of the necessary excavation and compaction associated with fire-lane construction.

To mitigate the removal of the protected tree, the Project is conditioned to provide replacement trees consistent with the Arcadia Development Code, which 24 requires at least two 36 -inch-box Coast Live Oak trees for each protected tree removed. These replacement trees will be incorporated into the final landscape plan to help restore canopy coverage and preserve the site’s environmental and aesthetic value.

Therefore, removal of the healthy protected tree is warranted to accommodate essential site and life -safety improvements associated with the proposed development and remains consistent with the intent of Development Code Section 9110.01.070.

SECTION 3. Pursuant to the provisions of the California Environmental Quality Act (“CEQA”), the Tentative Tract Map qualifies for a Class 32 Categorical Exemption as an urban infill project under Section 15332 of the CEQA Guidelines.

Additionally, pursuant to Public Resources Code Section 21080(b)(1), the mixed -use development is statutorily exempt from CEQA under Assembly Bill 130 (“AB 130”).

SECTION 4. For the foregoing reasons, that the City Council find the Tentative Tract Map categorically exempt from CEQA pursuant to Section 15332 (Class 32 – Infill Development) and the mixed- use development statutorily exempt under Assembly Bill 130 (“AB 130”), and approve Minor Use Permit No. MUP 23-10, Tentative Tract Map No. TTM 23 -04, Architectural Design Review No. ADR 23 -12, Certificate of Demolition No. COD 23 -32, and Healthy Protected Tree Permit No. TRH 25 -13 to consolidate six parcels into one and to construct the Alexan Arroyo mixed -use 25 development at 325 North Santa Anita Avenue, consisting of 324 market -rate units, 35 very low-income affordable units, and nine live/work units, including the removal of one protected Coast Live Oak tree, subject to the conditions of approval attached hereto.

SECTION 5. The Secretary shall certify to the adoption of this Resolution.

Passed, approved and adopted this 18th day of November, 2025.

______________________________
Mayor of the City of Arcadia

ATTEST:

___________________________
City Clerk

APPROVED AS TO FORM:

____________________________
Michael J. Maurer
City Attorney

26 Page Intentionally Left Blank

27 RESOLUTION NO. 7661

Conditions of Approval

Planning

1. The Project shall be developed and maintained by the Property Owner/Applicant in a manner that is consistent with the approved plans for Minor Use Permit No. MUP 23-10, Tentative Tract Map No. TTM 23-04, Site Plan and Design Review No. ADR 23 -12, and Certificate of Demolition No. COD 23 - 32 and Healthy Protected Tree Permit No. TRH 25 -13, subject to the satisfaction of the Deputy Development Services Director or their designee.

Noncompliance with the C onditions of Approval shall be grounds for immediate suspension or revocation of any approvals. Minor changes to the Project, may be approved administratively by the Deputy Development Services Director at their discretion.

2. The final landscape and irrigation plan shall be prepared by a licensed landscape architect and submitted to Building Services for plan check. The plan must comply with Water Efficiency Landscape Ordinance and receive approval from the Planning Division p rior to the issuance of any building permits.

3. The final landscape plan submitted to Building Services for plan check shall include at least two (2) Coast Live Oak trees, each with a minimum box size of 36 inches. The placement of these trees shall be determined by a licensed landscape architect and s ubject to approval by the Deputy Development Services Director or their designee prior to issuance of a building permit for the development.

4. The Applicant/Property Owner shall maintain and preserve Tree No. 19, a protected Coast Live Oak located at the northwest corner of the project site.

The tree shall be protected throughout all construction activities, including installation of the recommended protective fencing and measures identified in the arborist report. Any activity that may impact the tree’s roots, trunk, or canopy shall require prior approval in accordance with the City’s Tree Ordinance.
28 5. All proposed mechanical equipment, including but not limited to roof - mounted equipment, shall be fully screened from public view and not visible from the public right-of-way in accordance with the requirements in the City’s Development Code. Screening mat erials shall be architecturally integrated with the building design and will be reviewed and approved during building plan check.

6. All exterior lighting shall be designed to prevent glare, light trespass, and spillover onto adjacent properties. Lighting fixtures shall be shielded and directed downward. Lighting plans shall be subject to review and approval by the Planning Division during building plan check.

7. All exterior signage shall comply with the City’s Development Code. A separate sign permit shall be required for any proposed signage.

8. All screen walls, fences, and gates shall be constructed in accordance with the approved plans and shall comply with the maximum height and design standards of the Arcadia Development Code. Any modification to materials, height, or location shall require review and approval by the Planning Division.

9. The Applicant/Property Owner shall comply with all applicable provisions of the State Density Bonus Law (Government Code Section 65915), including maintaining the required number, type, and affordability levels of restricted units for the duration require d by law. Prior to the issuance of any building permits, the Applicant shall enter into a Density Bonus and Affordable Housing Agreement with the City, which shall be recorded against the property to ensure long-term compliance.

10. Ongoing maintenance of all buildings, landscaping, open spaces, fences, walls, and on-site amenities shall be the responsibility of property management in accordance with the recorded Covenants, Conditions & Restrictions (CC&Rs).

The CC&Rs shall include provisions requiring regular maintenance consistent with the approved plans and City standards. Failure to maintain the property as required may result in enforcement action by the City.

29 11. The Applicant/Property Owner shall install and maintain wayfinding and directional signage within the site for vehicles and pedestrians, including clear markings for visitor parking, loading zones, and EV charging spaces, subject to review during building plan check.

12. Prior to the issuance of a Certificate of Occupancy, the Applicant/Property Owner shall install clear and visible on-site signage directing visitors to the on- site parking garage and advising residents and guests of the City’s existing overnight parking restrictions.

13. The Applicant/Property Owner shall implement best management practices (BMPs) for stormwater management during construction and operation, consistent with City and Regional Water Quality Control Board requirements.

14. The Final Tract Map must be recorded prior to the issuance of any building or foundation permits for the mixed-use development. The map shall include all required dedications and easements along Santa Anita Avenue and Rolyn Place to the satisfaction of the City Engineer.

15. The Applicant/Property Owner shall pay its fair share contribution toward any infrastructure upgrades required to serve the project, including but not limited to the sewer line upsizing project on Santa Anita Avenue. The scope of required improvements and the Applicant's proportional share shall be determined by the Public Works Services Department during plan check. No building permits shall be issued until the required contribution has been determined by Public Works Services Director.

16. The Property Owner/Applicant shall file a Notice of Intent (NOI) with the State Water Resources Control Board for a General Construction NPDES Permit, due to the proposed project exceeding one acre of disturbed land. The NOI must include items such as the preparation of a Stormwater Pollution Prevention Plan, applicable fees, and other required documentation. The City will not approve any grading plans until a Waste Discharger Identification number has been issued by the State.

30 17. The Applicant/Property Owner shall submit a haul route map and staging plan to Planning Services for review and approval prior to issuance of a grading permit.

18. All above ground utilities serving the site shall be removed, including all utility poles along property boundaries, and all new utility services shall be placed underground.

19. At the time of plan submittal to Building Services for plan check, the final site plan shall show the location of the backflow prevention device and any transformer. Appropriate screening may be required, depending on the location of these utilities.

20. Prior to issuance of a building permit, the Applicant/Property Owner shall coordinate with Metro and take all necessary measures to ensure the construction shall not disrupt the operation and maintenance activities of the Metro A line or the structural and systems integrity of Metro’s light rail infrastructure.

Building

21. The Project shall comply with the latest adopted edition of the following codes as applicable:
a. California Building Code
b. California Electrical Code
c. California Mechanical Code
d. California Plumbing Code
e. California Energy Code.
f. California Fire Code
g. California Green Building Standards Code

Fire Department

22. Prior to issuance of a Certificate of Occupancy by the Building Division, the building shall have the following fire and life safety systems fully installed, 31 tested, and approved. Each system shall require a separate permit from the Fire Department and is subject to review and approval by the Fire Marshal:
a. Automatic fire sprinkler system
b. Fire alarm system
c. Emergency responder radio coverage system
d. Two-way communication system

23. Prior to issuance of a Certificate of Occupancy by the Building Division, Class I standpipes shall be installed within all stairwells and shall extend to the roof level, subject to review and approval by the Fire Department in accordance with applicable fire and building codes.

24. New public and private fire hydrants shall be installed as shown on the approved site plan that is submitted to the Building Division for plan-check. All hydrant locations and specifications shall comply with applicable fire code requirements. Final placement and installation details shall be verified during plan check and prior to issuance of a Certificate of Occupancy by the Building Division. The hydrants shall be located at:
a. Three (3) public hydrants on Rolyn Place
b. One (1) public hydrant on Santa Anita Avenue
c. Two (2) private hydrants on the north access road

25. All exit stairwells that do not discharge directly to the exterior shall be provided with a protected exterior access route leading to an access road at grade, in compliance with applicable fire and building code requirements. Final design shall be subjec t to review and approval by the Fire Department during plan check.

26. Knox boxes shall be installed at the main building entrance and at all exterior stairwell entrances. Knox switches shall be provided for any automatic vehicular gates.

32 27. Standby power shall be provided for a minimum of one elevator in each elevator bank.

28. A minimum of one (1) Emergency Medical Services (EMS) elevator shall be provided at each elevator bank, in compliance with applicable Fire Codes.

29. A minimum fire flow of 2,000 gallons per minute (gpm) at 20 pounds per square inch (psi) residual pressure shall be provided, in accordance with applicable fire code standards. Verification of fire flow capacity shall be required prior to issuance of building permits.

30. Prior to issuance of a Certificate of Occupancy by the Building Division, the Applicant/Property Owner shall pay a fair-share contribution toward the City’s traffic mitigation system for all areas impacted by the Project. The amount and scope of the contribution shall be based on the findings of an approved traffic study.

Engineering

31. A. Prior to recordation of the Final Map, the Applicant/Property Owner shall enter into an Offsite Improvement Agreement with the City and provide the required cost estimate and improvement bonds, subject to the City Engineer’s approval
-or
B. Prior to Certificate of Occupancy by the Building Division, the Applicant/Property Owner shall remove and replace existing curb and gutter and sidewalk along the property frontages on Santa Anita Avenue and Rolyn Place, subject to the City Engineer approval

32. Prior to recordation of the Final Tract Map, the Applicant/Property Owner shall also dedicate the necessary right-of-way along Santa Anita Avenue to establish a consistent 10- foot (10’) width from the north to the south property line.

Additionally, a five-foot (5’) dedication shall be provided along the Rolyn Place frontage to achieve a 10- foot (10’) right -of-way width from the north to the south property line, as approved by the City Engineer. These dedications shall be depicted on the Final Tract Map prior to approval by the City Council. 33 33. Prior to Certificate of Occupancy by the Building Division, the path of travel around the tree on Rolyn Place shall be removed and reconstructed to ensure ADA compliance and safe pedestrian circulation. Existing Easement on Rolyn Place for public sidewalk purposes shall be reconfigured to include the path of travel around the tree and may be depicted on the Final Tract Map prior to approval by the City Council. Alternatively, the easement may be shown per separate documents (Legal Description and Plat Map) submitted to the City Engineer for review and approval

34. Prior to Certificate of Occupancy by the Building Division, all existing driveway approaches shall be removed and reconstructed per City Standard 801-1. Each approach shall include ADA compliant sidewalk access and transitions. In addition, a two -foot (2’) wide easement shall be provided at each driveway approach for public sidewalk purposes and may be depicted on the Final Tract Map prior to approval by the City Council. Alternatively, the easements may be shown per separate documents (Legal Description and Plat Map) submitted to the City Engineer for review and approval.

35. The Applicant/Property Owner shall prepare a Low Impact Development (LID) Plan in compliance with the Los Angeles County Department of Public Works 2014 LID Standard Manual. All selected LID measures shall be incorporated into the grading and drainage plans, subject to review and approval by the City Engineer prior to issuance of any grading or building permits.

36. At the time of building plan -check submittal, the Project shall include a Stormwater Pollution Prevention Plan (SWPPP) prepared in accordance with all applicable City and regional requirements. A copy of the SWPPP, including the Waste Discharge Identification Number (WDID#), shall be submitted to the City’s Engineering Division prior to building permit issuance.

37. At the time of building plan -check submittal, a grading and drainage plan, erosion control plan, and hydrology report shall be submitted for review and approval to the City’s Engineering Division. The plans and report shall demonstrate compliance with all applicable City grading, drainage and stormwater management standards.
34 38. At the time of building plan -check submittal, a soils and geotechnical report shall be prepared and submitted for review and approval by the City’s Engineering Division. Approval of the report is required prior to the start of any construction to ensure safe and stable site development.

39. The Applicant shall be responsible for repairing all asphalt street frontages from property line to property line for any damage caused by development activities, including but not limited to trench cuts and construction traffic, per the direction of the City Engineer.

Public Works Services

40. The development shall connect to the existing 30-inch welded steel water main with 51 psi static pressure located on the east side of Santa Anita Avenue, and the existing 8-inch cast iron water main with 51 psi static pressure located on Rolyn Place. Both m a i n s m a y b e u s e d t o s e r v e d o m e s t i c w a t e r a n d / o r fi r e protection needs. Due to the static pressure and the proposed building height, the need for a booster pump system shall be evaluated during building plan check. If required, the booster system shall be designed and installed to the satisfaction of the City Engineer and Fire Department.

41. At the time of building plan -check submittal, the Applicant/Property Owner shall provide water demand calculations, prepared by a licensed Civil or Mechanical Engineer, demonstrating the maximum domestic and fire flow demands to verify the appropriate water service size for the Project.

42. The Applicant/Property Owner shall provide separate water services and meters for each individual structure, including dedicated water services for residential, commercial, and irrigation uses as applicable.

43. Domestic water service for residential developments shall be provided by common master meter equipped with an approved reduced pressure backflow device for meter services protection.

44. A separate landscape meter is required for landscape irrigation in common areas. The backflow preventer shall be Reduce Pressure Backflow Assembly as approved by the Public Works Services Department prior to issuance of a building permit.
35 45. Fire protection requirements shall be stipulated by the Arcadia Fire Department and shall be confirmed to Arcadia Standard Plan. A separate fire service with Double Check Detector Assembly (DCDA) shall be installed for fire service required.

46. A Water Meter Permit Application shall be submitted to the Public Works Services Department prior to final plan check approval.

47. The Applicant/Property Owner shall provide new water services installations.

Installation shall be according to the specifications of the Public Works Services Department, Engineering Section. Abandonment of the existing water services, if necessary shall be by the Applicant/Property Owner, according to the Public Works Services Department, Engineering Section specification.

48. Trash/recycling bins shall be configured to provide easy access for trash collection services. There should be a minimum of one foot (1’) of foot clearance around the trash bins/recycling bins and all bins/carts shall meet the specifications of the Public Works Services Department. At a minimum, trash enclosure areas should accommodate three containers: a 3-yard bin for trash, 3-yard bin for recycling, and 69/96 gallon sized carts for organics recycling. The roof clearance for the trash enclosure must be at least 10 feet high.

Cultural Resources

49. The Applicant/Property Owner shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation, prior to commencement of any ground-disturbing activities (i.e., both on-site and any off-site locations that are included in the Project description/definition and/or required in connection with the Project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubb ing, tree removal, boring, grading, excavation, drilling, and trenching.

A copy of the monitoring agreement executed with Gabrieleño Band of Mission Indians – Kizh Nation shall be submitted to the City’s Planning Division prior to commencement of any ground -disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity. 36 50. The Gabrieleño Band of Mission Indians – Kizh Nation shall conduct monitoring during ground-disturbing activities and complete daily monitoring logs. These logs will document relevant construction activities, locations of disturbance, soil types, cultural materials, and any other information of significance to the Tribe. The logs will specifically identify and describe any discovered Tribal Cultural Resources (TCRs), including Native American cultural and historical artifacts, remains, places of signifi cance, as well as any ancestral human remains and associated burial goods. Copies of the monitoring logs will be made available to the Applicant/Property Owner or the City upon written request to the Tribe.

51. On-site tribal monitoring shall conclude upon the later of the following: (1) written confirmation from the Applicant/Property Owner or the City to the Gabrieleño Band of Mission Indians - Kizh Nation that all ground -disturbing activities and related phases at the Project site are complete; or (2) written notification from the Gabrieleño Band of Mission Indians - Kizh Nation to the Applicant/Property Owner or the City confirming that no fut ure planned construction activities or development phases at the Project site have the potential to impact Kizh Tribal Cultural Resources (TCRs).

52. Upon discovery of any Tribal Cultural Resources (TCRs), all construction activities within at least a 50 -foot radius of the find shall cease immediately and shall not resume until the Gabrieleño Band of Mission Indians – Kizh Nation monitor and/or Kizh’s archaeologist has fully assessed the resource.

The Tribe shall recover and retain all discovered TCRs in the manner and for the purposes it deems appropriate, including educational, cultural, and historic uses, at its sole discretion.

53. In the event human remains or associated funerary objects are encountered during any ground-disturbing activities:
a. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, also referred to as grave goods under Public Resources Code Section 5097.98, shall be treated according to the same statute.
37 b. If Native American human remains and/or grave goods are discovered or recognized on the Project site, then all ground -disturbing in the vicinity of the discovery shall cease immediately. Pursuant to Health and Safety Code Section 7050.5, the discovery sha ll be reported to the Los Angeles County Coroner. No further work shall occur in that area until the Coroner has made a determination regarding the nature of the remains. If the Coroner determines or has reason to believe the remains are those of a Nativ e American, the Coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the procedures outlined in PRC § 5097.98 shall be followed. c. All human remains and grave or burial goods shall be treated alike in accordance with California Public Resources Code section 5097.98(d)(1) and (2).
d. Construction activities may resume in other areas of the Project site at a minimum of 200 feet away from the discovery if, in the sole discretion of the Gabrieleño Band of Mission Indians – Kizh Nation, it is determined that resuming such activities at th at distance is appropriate. The Kizh Nation shall provide any measures it deems necessary to the Applicant/Property Owner and the City prior to resumption of work. e. Preservation in place (i.e., avoidance) is the preferred method of treatment for discovered human remains and/or burial goods. Any historic archaeological material that is not Native American in origin (non-TCR) shall be curated at a public, non -profit in stitution with a research interest in the materials (e.g. Natural History Museum of Los Angeles County or the Fowler Museum) provided such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes.
f. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

54. If, in accordance with Public Resources Code § 5097.98 and all applicable regulatory procedures, the Gabrieleño Band of Mission Indians – Kizh Nation 38 is identified by the Native American Heritage Commission (NAHC) as the Most Likely Descendant (MLD) for any discovered Native American human remains or associated funerary objects on the Project site, the following requirements shall apply:
a. If the Gabrieleño Band of Mission Indians – Kizh Nation is identified as the Most Likely Descendant (MLD), the Tribe’s Koo-nas-gna Burial Policy shall be implemented. For the Tribe, the term "human remains" encompasses more than skeletal material and includes associated cultural and ceremonial elements. Tribal traditions may include, but are not limited to, preparation of the soil for burial, the inclusion of funerary objects, and the ceremonial burning of remains. All treatment of human remains and asso ciated items shall be carried out in accordance with the Tribe’s customs and practices, and in consultation with the MLD. b. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery, and a separate treatment plan shall be created.
c. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed w ith individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.
d. If discovered human remains cannot be fully documented and recovered on the same day, the remains shall be respectfully covered with muslin cloth and protected with a steel plate capable of being moved by heavy equipment, placed over the excavation area. If a steel plate is not available, a 24-hour security guard shall be posted to protect the site outside of working hours. The Gabrieleño Band of Mission Indians – Kizh Nation, as the Most Likely Descendant (MLD), shall make 39 every effort to recommend Project design modifications to allow the remains to be preserved in situ. If project diversion is not feasible, and upon consultation with the MLD, removal of the remains may proceed in accordance with applicable laws and Tribal protocols. e. In the event preservation in place is not feasible despite good faith efforts by the Applicant/Property Owner, no ground-disturbing activities shall resume until the property owner, in consultation with the Most Likely Descendant (MLD), has arranged for a designated reburial location within the Project site footprint. This location shall be used for the respectful reinterment of any human remains and/or ceremonial objects, consistent with the cultural protocols of the Gabrieleño Band of Mission Indians – Kizh Nation.
f. If human remains or associated funerary objects are discovered, each occurrence shall be respectfully stored in opaque cloth bags. All human remains, funerary objects, sacred objects, and objects of cultural patrimony shall be relocated to a secure on -site container, if feasible.

These items shall be reburied within six (6) months of recovery, at a location on the Project site mutually agreed upon by the Tribe and the Applicant/Property Owner. The reburial site shall be protected in perpetuity and not su bject to future disturbance. No public disclosure or publicity regarding the discovery or nature of these cultural materials shall occur.
g. In the event data recovery is necessary, the Gabrieleño Band of Mission Indians – Kizh Nation shall work in close coordination with a qualified archaeologist to ensure all excavation activities are conducted carefully, ethically, and respectfully. If the Tribe approves data recovery, all associated documentation, at a minimum including detailed descriptive notes and sketches shall be reviewed and approved in advance by the Tribe. Upon completion of any approved data recovery, a final report shall be submitted to both the Tribe and the Native American Heritage Commission (NAHC). The Tribe does not authorize any scientific study or the use of invasive and/or destructive diagnostics on human remains under any circumstances.
40 General Conditions

55. All City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, and parking and site design shall be complied with to the satisfaction of the Building Official, City Engineer, Deputy Development Services Director, Fire Marshal, and Public Works Services Director. Any changes to the existing facility may be subject to having fully detailed plans submitted for plan check review and approval by the aforementioned City officials and employees and may subject to separate building permits.

56. To the maximum extent permitted by law, the Applicant must defend, indemnify, and hold the City, any departments, agencies, divisions, boards, and/or commissions of the City, and its elected officials, officers, contractors serving as City officials, agen ts, employees, and attorneys of the City (“Indemnitees”) harmless from liability for damages and/or claims, actions, or proceedings for damages for personal injuries, including death, and claims for property damage, and with respect to all other actions and liabilities for damages caused or alleged to have been caused by reason of the Applicant’s activities in connection with MUP 23-10, TTM 23-04, ADR 23-12, COD 23-32 and TRH 25-13 (“Project”) on the Project site, and which may arise from the direct or indirect operations of the Applicant or those of the Applicant’s contractors, agents, tenants, employees or any other persons acting on Applicant’s behalf, which relate to the development and/or construction of the Project. This indemnity provision applies to all damages and claims, actions, or proceedings for damages, as described above, regardless of whether the City prepared, supplied, or approved the plans, specifications, or other documents for the Project.

In the event of any legal action challenging the validity, applicability, or interpretation of any provision of this approval, or any other supporting document relating to the Project, the City will promptly notify the Applicant of the claim, action, or proceedings and will fully cooperate in the defense of the matter. Once notified, the Applicant must indemnify, defend and hold harmless the Indemnitees, and each of them, with respect to all liability, costs 41 and expenses incurred by, and/or awarded against, the City or any of the Indemnitees in relation to such action. Within 15 days’ notice from the City of any such action, the Applicant shall provide to the City a cash deposit to cover legal fees, costs, and expenses incurred by City in connection with defense of any legal action in an initial amount to be reasonably determined by the City Attorney. The City may draw funds from the deposit for such fees, costs, and expenses. Within 5 business days of each and every notice from City that the deposit has fallen below the initial amount, Applicant shall replenish the deposit each and every time in order for City’s legal team to continue working on the matter. The City shall only refund to the Applicant/Property Owner any unexpended funds from the deposit within 30 days of: (i) a final, non - appealable decision by a court of competent jurisdiction resolving the legal action; or (ii) full and complete settlement of legal action. The City shall have the right to selec t legal counsel of its choice that the Applicant reasonably approves. The parties hereby agree to cooperate in defending such action. The City will not voluntarily assist in any such third -party challenge(s) or take any position adverse to the Applicant in connection with such third -party challenge(s). In consideration for approval of the Project, this condition shall remain in effect if the entitlement(s) related to this Project is rescinded or revoked, at the request of the Applicant or not.

57. Approval of MUP 23-10, TTM 23-04, ADR 23-12, COD 23-32 and TRH 25-13 shall not be in effect unless the Applicant and Property Owner have executed and filed the Acceptance Form with the City on or before 30 calendar days after the City Council has adopted the Resolution. The executed Acceptance Form submitted to the Development Services Department is to indicate awareness and acceptance of the Conditions of Approval.

Attachment No. 2

Attachment No. 2
Draft Planning Commission Minutes and
Staff Report, dated October 25, 2025 with
no attachments

ARCADIA PLANNING COMMISSION

REGULAR MEETING MINUTES
TUESDAY, OCTOBER 28, 2025

Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection in the City’s Planning Services Office located at 240 W. Huntington Drive, Arcadia, California, during normal business hours.

CALL TO ORDER Chair Tallerico called the meeting to order at 7:00 p.m.

ROLL CALL

PRESENT: Chair Tallerico, Vice Chair Tsoi, Commissioners Arvizu, Hui (arrived at 7:02 p.m.) , and Wilander

ABSENT: None

SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS

Deputy Director Lisa Flores reported that two letters were received regarding item no. 1. The first was from Lozeau Drury LLP and the second was from California Housing Defense Fun ("CalHDF").

PUBLIC COMMENTS (5 minute time limit per person)

Thomas Li asked if his item (item no. 2 on the agenda) can be moved up before item no. 1 for consideration because item no. 1 will take a while.

Ms. Flores informed the Commissioners that the Alexan Arroyo Mixed-Use Project had already been scheduled for tonight’s meeting before Mr. Li filed his appeal. She also noted that the project is subject to a shot clock under AB 130. Additionally, staff informed Mr. Li of the situation and offered him the option to be first on the next Planning Commission agenda or second on tonight’s. He chose to remain second, so the agenda should remain as-is. The Chair agreed.

PUBLIC HEARING

Resolution No. 2177 – A recommendation that the City Council approve the Alexan Arroyo Mixed-Use Development with a density bonus, comprising 359 residential units, including 35 very low affordable units and nine (9) live/work units at 325 N. Santa Anita Avenue CEQA: Categorically and Statutorily Exemptions
Recommendation: Adopt

Applicant: Arcadia Apartments, LLC

DRAFT

2 10/28/2025

MOTION - PUBLIC HEARING

Chair Tallerico introduced the item and Building Official Ken Fields and Senior Planner Melissa Chipres presented the staff report.

Commissioner Arvizu inquired about parking and asked whether the project includes more than the 180 parking spaces required by Code.

Ms. Chipres confirmed yes, 450 parking spaces were proposed.

Commissioner Arvizu asked how many parking spaces there are on each level of the parking structure.

Ms. Chipres stated that there will be 85 spaces on level one, 91 on level two, and 85 spaces on level three.

Commissioner Arvizu asked how the height is calculated.

Mr. Fields explained that, according to the California Building Code , the height does not exceed 85 feet. Ms. Chipres added that, under the Development Code, height is measured from the average existing grade to the top of the structure.

Vice Chair Tsoi asked what the minimum requirement is for common open space.

Ms. Chipres stated that the requirement is to provide 100 square feet of open space per unit, resulting in a minimum of 35,900 square feet. The proposal exceeds this requirement, offering over 40,000 square feet, consisting of both shared common areas and private open spaces.

Commissioner Hui asked what the average square footage of each unit is.

Ms. Chipres stated that the average size for the units will range between 548 to 1,200 square feet. The live/work units will be about 1,028 square feet.

Commissioner Wilander asked for clarification about the waiver for the maximum height of the development.

Ms. Flores and Assistant City Attorney Martz clarified that there are two different height related issues. The first concerns the maximum height allowed under AB 130 ( referencing the letter from Lozeau Drury LLP ), and the second involves the waiver under the density bonus provisions to exceed the maximum height.

DRAFT

3 10/28/2025
Commissioner Arvizu asked about the Lozeau Drury LLP letter regarding AB 130 . He asked for confirmation that required labor wages based on height of the building was incorrect.

Mr. Martz explained that there was a miscalculation of the height of the building which would have met the requirement for AB 130, however the height was incorrect, and AB 130 does not apply.

Commissioner Hui asked for more explanation about density bonus and the waivers/concessions being requested.

Mr. Martz explained that density bonus allows a developer to deviate from the Development Code if affordable units are provided. In this case, the concessions include exceeding maximum height standards and making all the affordable units studio apartments.

Vice Chair Tsoi said he was under the understanding that under density bonus the affordable units had to be reasonable dispersed throughout the development.

Ms. Flores clarified that the developer may request to build all the affordable units as one type as a concession but deferred to the Applicant of how the affordable units will be dispersed within the building.

Commissioner Wilander requested additional information regarding the number of parking spaces required based on the demand analysis and the number proposed.

Ms. Flores explained that a parking-demand study was conducted, and the results showed
that the demand exceeded the minimum parking standards . As a result of this study the proposed number of parking spaces will satisfy both the minimum requirement and the demand.

Commissioner Arvizu asked for clarification about the location and scale of the dog park as indicated on page 14 of the agenda packet.

Ms. Chipres explained that the dog park will be located on the north -west corner of the development, but it was split up on the plans so that it can fit.

Vice Chair Tsoi asked about the setback requirements.

Ms. Chipres stated that there are no setback requirements in the Downtown Mixed Use zone, however the Developer is providing a range of setbacks throughout the property.

Vice Chair Tsoi stated that some of the setbacks around the property appear very close to the property line and asked if there will be a street dedication on Santa Anita Avenue to align the development with the street.

DRAFT

4 10/28/2025

Ms. Flores confirmed there will be a street dedication on both sides of the street - Santa Anita Avenue and Rolyn Place to provide a 10-foot sidewalk along each frontage.

Commissioner Hui asked if a traffic study had been conducted to consider all the new developments on the Santa Anita Avenue and Huntington Drive corridors.

City Engineer Kevin Merrill confirmed that a traffic study was conducted considering all projects, and the results indicated that no additional improvements would be required.

Ms. Flores added that this Project is considered a transit- oriented development , as the property lies within a half-mile radius of the transit station.

Ms. Hui expressed concerns about traffic during peak hours.

Ms. Flores responded that a traffic study was conducted analyzing both commercial and residential peak-hour conditions. The study concluded that the project will not impact the nearby intersections, and the street network has sufficient capacity to accommodate the projected traffic from this development and all the other ones that are either under construction or approved.

Chair Tallerico asked who provided the traffic analysis.

Ms. Flores stated that one of our environmental firms completed the analysis, which was reviewed by Staff to ensure we agreed with the conclusion.

Commissioner Arvizu asked whether any traffic study had later been determined to contain inaccuracies.

Ms. Flores stated that she is not aware of it. She stated that traffic studies always analyze the worst-case scenario for that reason.

The public hearing was opened.

The Applicant, Reece Pettersen, introduced himself as the Developer of the project and before his presentation addressed the Commissioner's questions and clarified their concerns about parking, height of the building , the square footage of the units , the size of the dog park, and setbacks.

Vice Chair Tsoi asked if the fire lane, which is also labeled as a dry creek on the landscaping plans, would serve as open space for residents.

DRAFT

5 10/28/2025
Mr. Pettersen confirmed that it would, explaining that the area will be landscaped to allow residents to use it as functional open space.

Commissioner Arvizu referenced the subterranean parking of the sister project, Alexan Azalea, and asked why parking for the Alexan Arroyo was not planned underground . He suggested incorporating two levels of subterranean parking and one level of above -ground to reduce the overall height and scale of the project.

Mr. Pettersen pointed out that the Alexan Azalea is a smaller site and the only option for parking was subterranean to meet parking requirements and to replace all the existing parking spaces for the adjacent buildings.

Commissioner Arvizu asked what the setback was between the building and the wall of the metro line.

Mr. Pettersen stated that the setback will be between 20 and 30 feet.

Commissioner Hui asked what type of tenants they had in mind for the commercial units.

Mr. Pettersen said the live/work units are to encourage small businesses ranging from retail and a variety of professional firms. He added that the commercial units will have access to the parking lot to promote direct access to the public.

Commissioner Hui asked if this project is within District One.

Ms. Flores clarified that it is within District Two.

Commissioner Wilander asked if the first floor of units would be facing the wall of the metro line should subterranean parking be constructed.

Mr. Pettersen confirmed that would be the case.

Commissioner Hui asked if a sound wall will be built to screen the noise of the 210 freeway/metro line.

Mr. Pettersen stated that they will not be making improvements to infrastructure outside of the development and instead will focus on soundproof windows.

Stephan Parise, a resident on San Miguel Drive in the neighborhood west of the project, spoke in opposition , citing concerns about impacts to his privacy and increased traffic congestion on the main streets surrounding his neighborhood. He also provided the Commission with an email of those concerns which he had previously sent to Staff during environmental review process back in September of 2024.

DRAFT

6 10/28/2025

Derek Michaelis, a resident on San Miguel Drive, spoke in opposition to the project expressing concerns about impacts to his privacy, the loss of mountain views, property value loss, and traffic congestion in the general area.

Karen Wong, a resident on San Miguel Drive, spoke in opposition to the project. She expressed concerns about traffic, impacts on her privacy and mountain views, and the increase in street parking in the general area.

Sally Youssef, a resident on San Miguel Drive, spoke in opposition to the project and expressed support for the concerns by her neighbors.

Alyse Michaelis, a resident on San Miguel Drive, spoke in opposition to the project and expressed concerns about the impacts to traffic in the general area . She stated that she is concerned with the elevated dog park overlooking her backyard and the impact that it will have on the privacy of her family.

Mr. Pettersen responded to the residents ’ concerns, noting that their input had been carefully considered through neighborhood outreach meetings .

He emphasized that the
project team is committed to delivering a high -quality development designed to minimize local impacts. Mr. Pettersen also clarified that the dog park will be located at the end of the property on Rolyn Place, at grade level, with appropriate setbacks from the San Miguel neighborhood.

Commissioner Wilander asked if mountain views will be affected.

Mr. Pettersen stated that they mitigated the impacts by reducing the building ’s height and conducting a shade analysis, projecting the building’s shadow from the public right -of-way on San Miguel Drive.

Commissioner Wilander made a motion to close the public hearing.

Vice Chair Tsoi seconded the motion.

Without objection, the motion was approved.

DISCUSSION

Commissioner Arvizu thanked the speakers for their public comments. Commissioner Arvizu said he understands that they must agree with the findings made by Staff but asked if he can refer to other General Plan policies not included in the Staff Report to make his own determination.

DRAFT
7 10/28/2025
Mr. Martz said yes.

Ms
. Flores reminded him that, because the project is proposing a density bonus, the required findings related to building height must be made if the project meets the applicable requirements, and the project cannot be denied on that basis.

C
ommissioner Arvizu stated that he understands, but the decision not to include subterranean parking was a financial one and is unrelated to the number of units being provided. He further stated that he could not make the findings for Policy LU - 4.2, as he agrees with the residents who feel the project will not enhance their neighborhood.

Additionally, he cannot make finding Policy LU-4.1 because the project's scale and mass are not consistent with the surrounding neighborhood’s existing structures.

C
ommissioner Wilander agreed that adequate parking is important for residents; however, she suggested that some of the excess outdoor space could be better utilized. For example, expanding the building outward rather than upward, which would help reduce its overall height.

Mr
. Martz reiterated that State law does not allow suggestions to change the design that can affect the den sity and number of units. Unless a health and safety issue is identified, the project must be approved as proposed.

C
ommissioner Arvizu asked if they can recommend denial if they do not agree with the findings.

Mr
. Martz confirmed, yes. However, they need to make specific findings to recommend denial. In this case, State law does not provide a lot of room for denial.

C
hair Tallerico agreed with Commissioner Arvizu and cannot make Finding No. 2 however, after reading the materials, he understands that they cannot deny the project because of the density bonus.

C
ommissioner Arvizu clarified that he is not suggesting a reduction in density. He stated that the project could accommodate the same number of units while reducing its height and mass by incorporating subterranean parking.

V
ice Chair Tsoi said his interpretation of the law is that when affordable housing is proposed they are rented below market-rate and at a loss to the developer therefore the density bonus allows you to offset how much is lost. In this case, the Developer is asking for a waiver of the height to accommodate more un its (including affordable) but the number of units can fit on less floors. He added that projects near public transportation in other cities have been in high demand with less or no parking, therefore, this project could propose less parking and still comply with the requirement.

DRAFT
8 10/28/2025
Ms
. Flores advised the Commissioners that they should not reference General Plan policies not included in the Staff Report, as those policies are not applicable to the proposal. She noted that Staff made findings they believed were consistent with the goals and policies of the General Plan.

C
ommissioner Arvizu understood but noted that excluding policies for which findings cannot be met gives the impression that the project is fine.

Ms
. Flores said she understood his point but noted that a recommendation for denial could be supported by referring to another relevant General Plan policy, provided that such action reflects the Commission’s intent.

Ms
. Flores suggested opening the public hearing so that the Applicant can respond.

C
ommissioner Hui motioned to reopen the public hearing.

V
ice Chair Tsoi seconded the motion.

W
ithout objection, the motion was approved.

C
hris Burt introduced himself as the land use attorney speaking on behalf of the Applicant.

Mr. Burt provided some background and context on Density Bonus Law and the Housing Accountability Act. He c larified that there are no financial criteria associated with the waiver of development standard. If a project is a density bonus project and is entitled to waivers and the City must grant the waiver so as to not prohibit the project to be approved as proposed. If the project is consistent with the City's objective standards a project can only be denied if the City can find a specific adverse impact on the public's health and safety.

V
ice Chair Tsoi asked if the project can be built in 80 feet instead of the proposed 90 feet.

Mr
. Burt reiterated that suggested changes to the design cannot be made to those which would impact or eliminate the waiver that is being requested, in this case the height.

V
ice Chair Tsoi said that there is an impact to public health and safety that was brought up by the neighbors.

Mr
. Burt said that an impact to public health and safety must be defined based on a written objective standard as outlined by State law.

Mr
. Martz stated the health and safety concerns of the neighbors were speculative and that specific impacts had n ot been presented and it was not a valid point to deny the project.

DRAFT

9 10/28/2025
Commissioner Arvizu asked why the project was before the Planning Commission if their only option was to recommend approval.

Mr. Martz said he understands there are questions about the Planning Commission's role and there are still many things they do but their responsibilities have been reduced in terms of what they can deny or approve.

Commissioner Arvizu asked if it is legal for him to make a motion to recommend denial if he cannot make the findings to approve the project.

Mr. Martz said yes, he can make any motion but urged him to recommend approval.

Commissioner Hui asked for an example of what is considered a health and safety issue.

Mr. Martz stated that there must be specific health and safety impacts to justify certain actions, but none were found to be applicable to this project.

Resident Mr. Parise asked the Commission to consider his and his neighbors' concerns because the project would have an impact on them.

Resident Ms. Wong spoke for a second time and stated that noise and air pollution as a result of more d
evelopment in the area would have an impact on their health and mental well- being.

Commissioner Arvizu motioned to close the public hearing.

Vice Chair Tsoi seconded the motion.

Without objection, the motion was approved.

MOTION

It was moved by Commissioner Wilander, seconded by Chair Tallerico to adopt Resolution No. 2177 approving recommendation that City Council approve the Alexan Arroyo Mixed - Use Development with a density bonus, comprising 359 residential units, including 35 very low affordable units and nine (9) live/work units at 325 N. Santa Anita Avenue in which the project is Categorically and Statutorily Exemptions.

Commissioner Arvizu, seconded by Vice Chair Tsoi made a subsequent motion to recommend denial of Resolution No. 2177 based on the fact that it does not meet the findings presented in the Staff Report specifically Policy LU - 4.2 which states that it encourages residential development that enhances the visual character, quality, and uniqueness of the City’s neighborhoods and districts and also does not meet the standards DRAFT
10 10/28/2025
of Policy LU - 4.1 which requires new multi -family residential development be visually and functionally integrated in consistency in scale, mass, and character with structures in the surrounding neighborhood.

ROLL CALL
A
YES: Tsoi, Arvizu, and Hui
NOES: Tallerico and Wilander
ABSENT: None
DRAFT

STAFF REPORT

DEVELOPMENT SERVICES DEPARTMENT
DATE: October 28, 2025

TO: Honorable Chairperson and Planning Commission

FROM: Lisa L. Flores, Deputy Development Services Director By: Melissa Chipres, Senior Planner
Ken Fields, Building Official

SUBJECT: RESOLUTION NO. 2177 – A RECOMMENDATION THAT THE CITY

COUNCIL APPROVE THE ALEXAN ARROYO MIXED -USE DEVELOPMENT WITH A DENSITY BONUS, COMPRISING 359 RESIDENTIAL UNITS, INCLUDING 35 VERY LOW AFFORDABLE UNITS AND NINE (9) LIVE/WORK UNITS AT 325 N. SANTA ANITA AVENUE
CEQA: Categorically and Statutorily Exemptions
Recommendation: Adopt

SUMMARY

The Applicant, Arcadia Apartments, LLC, on behalf of the property owner, Positive Investments, Inc., is requesting approval of Minor Use Permit No. MUP 23 -10, Tentative Tract Map No. TTM 23 -04, Site Plan and Design Review No. ADR 23 -12, Certificate of Demolition No. COD 23-32, and Healthy Protected Tree Permit No. TRH 25-13 to allow the construction of a new mixed-use development at 325 North Santa Anita Avenue and the surrounding parcels (collectively, the “Project”). The proposed Project, known as Alexan Arroyo, includes a density bonus and would consist of a seven to eight story mixed -use building with 359 residential units, including 35 affordable units, and nine (9) live/work units.

The proposed development is consistent with the City’s General Plan , Development Code, Subdivision Map Act, and the California Density Bonus Law. It is recommended that the Planning Commission adopt Resolution No. 2177 (refer to Attachment No. 1) recommending that the City Council find the Tentative Tract Map is Categorically Exempt from CEQA pursuant to Section 15332 (Class 32 – Infill Development), the Alexan Arroyo
October 28, 2025

mixed-use development Statutorily Exempt under Assembly Bill 130 (AB 130), and approve the Project, subject to the conditions of approval.

BACKGROUND

The Alexan Arroyo project site consists of six developed parcels totaling approximately 3.08 acres. The site is located along the west side of North Santa Anita Avenue and east side of Rolyn Place north of West Saint Joseph Street and south of the Metro A Line rail (see Figure 1 for an aerial of the site). The parcels and corresponding Assessor’s Parcel Numbers (APNs) are:

• 420 Rolyn Place — APN 5775-022-028
• 414 Rolyn Place — APN 5775-022-029
• 333 N. Santa Anita Avenue — APN 5775-022-046
• 400 Rolyn Place — APN 5775-022-047
• 325 N. Santa Anita Avenue — APN 5775-022-048
• 325 N. Santa Anita Avenue — APN 5775-022-049

The site is currently developed with three Arroyo Pacific Academy school buildings and three light industrial buildings, all of which are surrounded by surface parking.

The property is located within Downtown Arcadia and is bordered by a mix of commercial, residential, and light industrial uses. To the north, the site abuts the Metro A Line rail corridor, Fasching’s Car Wash, and multi -family residential. To the east, across Santa Anita Avenue, are the Metro A Line overpass and A&A Building Material. To the south, the site is adjacent to the Arcadia Animal Hospital, and across Rolyn Place to the west are light industrial and commercial uses, including Fitness Factor and Relton Corporation. To the west are industrial and the school district yard, and further west are single-family homes.

In February 2024, the City Council adopted Ordinance No. 2399 as part of the City’s 6th Cycle Housing Element implementation program . This ordinance included the rezoning of commercial areas throughout the City to support expanded housing opportunities. As part of these efforts, the subject site was also rezoned from Commercial Manufacturing (C-M) and the Arroyo Pacific Specific Plan to Downtown Mixed Use (DMU). These actions expanded the boundaries of the DMU zone, allowing residential and mixed -use development consistent with state housing law and the City’s adopted Housing Element. This designation supports mixed -use, straight Alexan Arroyo
October 28, 2025

residential uses, or commercial uses with a maximum commercial Floor Area Ratio (FAR) of 1.0 and residential density of 80 dwelling units per acre.

Figure No. 1 – Aerial of Subject Site

The six existing structures on site will be demolished to accommodate the Project.

The Development Code requires a Certificate of Demolition (COD) be approved to demolish any structures over 50 years of age , which is the case for the three industrial buildings. An evaluation by an Architectural Historian concluded that the structures do not meet the criteria for recognition as historical resources and are

Alexan Arroyo
October 28, 2025

therefore not eligible for listing on the California Register or designation as local landmarks. The existing industrial buildings are not considered significant examples of any specific architectural style, nor are they associated with any notable historical events or figures.

PROPOSAL

The Project will introduce a new Contemporary -style mixed -use development featuring 359 rental residential units, including 35 affordable units for very low - income households and nine ground -floor live/work units along Rolyn Place to activate the street fr ontage. The development will feature two towers of varying heights, one at seven stories (See Figure No. 2 below) and the other to eight (See Figure 3). Each tower will include five levels of residential units situated above a three- story above-ground parking structure. At the end of the cul-de-sac, near the adjacent single-family neighborhood of Arcadia Gardens, the building steps down to seven stories, comprising four residential levels above the parking structure to better transition into the surrounding context.

Figure No. 2 – View from Southeast on Rolyn Pl.

Alexan Arroyo
October 28, 2025

Figure No. 3 - View looking Northwest on Santa Anita Ave.

The Project will include 454 parking spaces for residents, guests, including dedicated spaces for electric vehicle (EV) charging (see Figure 4- Site Plan). The Project provides 72 bicycle parking stalls on the ground level. Residential amenities will include landscaped courtyards, roof decks, an outdoor pool and spa, a dog park, and other recreational spaces. The ground floor frontage along North Santa Anita Avenue will feature the leasing office, residential lobby and lounge , and has been designed to look like a commercial space from the streetscape to enhance pedestrian engagement.

Alexan Arroyo
October 28, 2025

Figure No. 4 - Site Plan

The proposed residential units consist of 83 studio units, 199 one -bedroom units, and 68 two -bedroom units, for a total of 359 units. Unit sizes range from approximately 548 square feet for the studios, 650 –900 square feet for the one - bedroom units, and up to 1,296 square feet for the two -bedroom units. This mix offers a range of housing options intended to serve a variety of household types.

As part of the Project, a Tentative Tract Map (Attachment No. 3) is proposed to consolidate the six existing parcels, totaling approximately 3. 08 acres, into a single legal lot to accommodate the development. Also, the map includes right -of-way dedications along N. Santa Anita Avenue and Rolyn Place to provide a consistent 10- foot sidewalk along each frontage. Additionally, two -foot easements are included around all proposed driveway approaches to provide a 12 -foot right -of-way to

Alexan Arroyo
October 28, 2025

maintain an accessible path -of-travel. No other easements are identified on the Project site.

An Arborist Report (Attachment No. 6) prepared by the applicant’s sub-consultant evaluated thirty-two (32) existing trees across the site, documenting each tree’s species, size, condition, and potential impacts from grading, building placement, and utility installation. Most trees were found to be ornamental or non-native species in fair to good condition. Two Coast Live Oaks were identified as protected under the City’s Tree Preservation Ordinance. One of these trees (Tree No. 48), located along the northern portion of the site, conflicts with the alignment of the required 26-foot fire access lane and associated underground utilities, making preservation infeasible. The Certified Arborist concluded that excavation, pavement installation, and soil compaction within the root zone would result in the tree’s decline and recommended its removal. The second protected Coast Live Oak, located near the northwest corner, is in healthy condition and will be retained and protected in place throughout construction.

To mitigate the removal of the protected oak, the Arborist recommends planting two (2) 24 -inch-box Coast Live Oak trees. However, consistent with the City’s Tree Preservation requirements and to better support long -term canopy restoration, the Project will instead be conditioned to plant two (2) 36 -inch-box Coast Live Oak replacement trees.

The Project complies with the minimum open space requirement of 100 square feet per dwelling unit in the DMU zone, as set forth in Section 9102.05.030(E) of the Development Code. For 359 units, this equates to a minimum requirement of 35,900 square feet. The Project proposes a total of 40,150 square feet of open space, exceeding the minimum by approximately 4,250 square feet.

Amenities are distributed throughout the development and include a variety of outdoor and indoor spaces (see Figure 5 for an overview of open space). Most outdoor amenities are located on Level 4, featuring three landscaped courtyards with flexible turf panels, fire pits, gaming tables, lounge areas, an outdoor pool and spa, and cooking and dining areas.

Alexan Arroyo
October 28, 2025

Figure No. 5 - Open Space Overview

Additional outdoor spaces include two roof decks (on Levels 7 and 8) and a private fenced and gated dog park on the ground floor. Interior amenities include a fitness center, co -working space, pet spa (ground floor), speakeasy (Level 3), pool room (Level 4 ), and sky lounge (Level 8). These open space and amenity areas provide ample opportunities for passive and active recreation for residents.

The Project would include a three -level parking garage for residents and guests.

Primary vehicle access to the parking garage would be via two gated ingress/egress driveways: one on Santa Anita Avenue and another on Rolyn Place. The Project would provide a total of 454 parking spaces, including standard, accessible standard, and accessible van spaces. The driveways and ground floor of the parking garage are illustrated on the Architectural Plans – refer to Attachment No. 4.

Alexan Arroyo
October 28, 2025

Public Outreach

To ensure community engagement and gather input on the Project, the Applicant conducted a formal public outreach effort. This included a City Council presentation in February 2023, two public meetings held on May 1, 2023 (virtual) and July 25, 2024 (in person at 333 N. Santa Anita Avenue #11), and a CEQA Scoping Meeting on August 29, 2024, at the Gilb Museum of Arcadia Heritage Education Center. For each meeting, the noticing radius was extended beyond the minimum 300 feet, including outreach to residents in the adjacent Arcadia Gardens neighborhood.

The Scoping Meeting was originally conducted in compliance with California Environmental Quality Act (CEQA) requirements because the Project was initially subject to the preparation of an Environmental Impact Report (EIR). However, following the enactment of Assembly Bill 130 ( AB 130) that went into effect on June 30, 2025 , and modified the CEQA applicability for certain qualifying projects, the Applicant elected to proceed under the new statutory provisions, and preparation of an EIR was no longer required.

Throughout the outreach process, some of the residents raised concerns primarily related to privacy, shadow impacts, and potential view obstruction associated with the Project’s height and massing. In response, the Applicant revised the building design to reduce height along the western side by lowering the tower to seven (7) stories, creating a more gradual transition to the adjacent lower -density residential areas. Additional refinements included enhanced landscaping buffers at the podium and roof-deck levels and reorientation of select units toward the northwest to help redirect lines of sight away from neighboring single-family homes located west of the adjacent commercial buffer.

Alexan Arroyo
October 28, 2025

ANALYSIS

The Project site is located within the Downtown Mixed-Use (DMU) zone, which allows both mixed-use and, where affordable housing is provided, stand-alone residential development. This is consistent with the Land Use and Community Design Element of the General Plan and the applicable provisions of the Development Code. The proposed Project meets these criteria by incorporating affordable housing and providing nine live/work units, which count toward satisfying the non-residential area requirement in the DMU zone.

Architecture and Site Plan

The Alexan Arroyo is designed in a contemporary architectural style, featuring a neutral color palette of grays, tans, and off-whites. The building façade incorporates a variety of high-quality materials, including cement plaster, stone veneer, standing seam metal panels, metal trellises with integrated greenery, metal mesh balcony guardrails, dark bronze storefront systems with clear glazing, and dark bronze vinyl windows. A combination of horizontal and vertical articulation, along with material variation, breaks up the building massing and clearly differentiates the live/work units on the ground floor from the residential levels above, adding visual interest and enhancing the building's overall form.

At street level, the building activates the frontage along both Santa Anita Avenue and Rolyn Place with nine live/work units and primary residential lobby entrances.

Landscaped and seating areas, and direct pedestrian connections to the public sidewalks reinforce the pedestrian realm and foster an active streetscape.

Levels two and three are dedicated to residential units, with step backs along key frontages to provide private terraces and soften the building’s profile. Level four features a central outdoor amenity deck with landscaped courtyards, artificial turf areas, lounge seating, and recreational amenities including a pool and spa (See Figure No. 6) . Residential levels continue above, with the fifth through seventh (or eighth) stories incorporating additional step backs, rooftop terraces, and a sky lounge. These design strategies help reduce the perceived mass of the building while providing outdoor amenities and private open space for residents.

Alexan Arroyo
October 28, 2025

Figure No. 6 Courtyard 1 and Pool room

Durability and sustainability are also emphasized in the design. Natural ventilation, shaded terraces, and integrated planting elements contribute to energy efficiency, occupant comfort, and long -term environmental performance. These features encourage outdoor activity and social interaction while supporting the City’s broader sustainability goals.

Overall, the Project’s thoughtful massing, high -quality materials, and active street interface create a cohesive and well -integrated mixed-use development (See Figure No. 7). The design supports the vision for a more urban, walkable Downtown and aligns with the goals outlined in the City’s General Plan and Design Guidelines.

Alexan Arroyo
October 28, 2025

Figure No. 7 Views looking West from the Metro Line

Density Bonus

The Applicant is requesting a Density Bonus under California Government Code Section 65915 (State Density Bonus Law) by reserving 14% of the base density for units affordable to very low -income households. This qualifies the Project for associated benefits, including two incentives/concessions and one waiver. While only one concession is being requested , the Project is entitled to a waiver to accommodate building heights that exceed local standards. This waiver is necessary to accommodate the density bonus and make the Project physically and financially feasible.

The requested concession is to allow all 35 affordable units to be designated as studios, deviating from the City’s requirement under Development Code Section 9103.15.060.A that affordable units reflect the same bedroom mix as market -rate units. State Dens ity Bonus Law allows Applicants to request such concessions and requires cities to grant them unless specific findings can be made that the concession would cause an adverse impact on public health or safety, the physical environment, or a historic resource that cannot be mitigated. As no such impacts are present, the City is obligated to approve this concession. This is not a discretionary action; the Planning Commission and City Council are required to approve the request under State law.

Alexan Arroyo
October 28, 2025

The Project also includes a request for a waiver of development standards to exceed the City’s maximum building height limit of 60 feet. The proposed building height is 90 feet 8 inches at its tallest point. This waiver is necessary because compliance with the local height limit would preclude the Project from achieving the density allowed under State Density Bonus Law, including the affordable units and the associated development incentives.

Both the concession and the waiver are required to facilitate the inclusion of affordable housing under State law, and the City cannot deny them unless specific, significant adverse impacts are identified, none of which are applicable to this Project. These provisions ensure the Project can achieve its intended density while delivering on its affordable housing obligations in full compliance with California Density Bonus Law.

Parking

The Project proposes a comprehensive parking program to accommodate residents, visitors, and bicycle users. A total of 454 parking spaces will be provided within a three-level parking garage, accessed via two two -way drive aisles located on Rolyn Place and Santa Anita Avenue. A dedicated fire access lane runs along the Metro rail tracks. Residential parking areas will be gated to enhance security while maintaining convenient access to building entrances and pedestrian pathways. In addition, the Project provides 72 bicycle parking stalls on Level 1, which fully satisfies the City’s requirement of 0.2 bicycle spaces per unit. No designated loading spaces are proposed or required by Code; operational needs such as move -ins and deliveries are anticipated to be managed through on-site property management using internal circulation and parking areas.

Under AB 2345, which amended the State Density Bonus Law (Government Code Section 65915) and went into effect on January 1, 2021, parking ratios were reduced for projects that include at least 11% of units for very low -income households , a threshold met by this proposal.

Pursuant to this law, the maximum number of parking spaces the City may require is 1.0 space per studio and one -bedroom unit, and 1.5 spaces per two - and three- bedroom unit, with no additional guest parking requirement. Applying these ratios, the project would require a total of 393 parking spaces. However, if the site is located within ½ mile of a major transit stop , which it is , the required parking is further Alexan Arroyo
October 28, 2025

reduced to 0.5 spaces per unit. Applying this reduced ratio, the required parking for the Project would be 180 spaces. The Project proposes 454 parking spaces, which is 274 more than the minimum required.

A parking demand analysis was prepared using data from the Institute of Transportation Engineers (ITE) Parking Generation Manual. The analysis estimates a peak parking demand of 402 spaces on weekdays and 413 spaces on Saturdays, indicating that the propos ed parking supply will exceed projected peak demand by more than 40 spaces. This provides a buffer to accommodate visitor parking and operational flexibility. The live/work units are expected to generate minimal additional parking demand, which has been accounted for in the total supply.

A neighborhood parking survey conducted in September 2024 along Rolyn Place and St. Joseph Street found that existing on -street parking is heavily utilized in certain areas. However, the removal of existing on -site uses is expected to offset some of this demand. Visitor signage directing drivers to the on -site garage and the City’s existing overnight parking restrictions will further help manage potential parking impacts on surrounding streets.

Overall, the Project provides more parking than required under State Density Bonus Law, accommodates anticipated demand, and incorporates bicycle facilities and on - site operational management strategies to minimize neighborhood parking impacts.

Healthy Protected Tree Removal

The Project includes the removal of one (1) protected Coast Live Oak tree that is approximately 5-inch in diameter, and it is located along the site’s northern property line. The tree lies directly within the path of the required fire access drive aisle, which must be constructed to meet Fire Department emergency access standards. Due to the tree’s location relative to the property boundary and the configuration of the site, it is not feasible to realign the drive aisle or otherwise redesign the Project to avoid removal while still maintaining required fire safety access. As such, removal of the tree is necessary to allow the Project to proceed in compliance with applicable fire and life safety regulations. In accordance with the City’s Protected Tree Ordina nce, Condition of Approval No. 3 requires the Applicant to plant two (2) 36-inch box replacement Coast Live Oak trees.

Alexan Arroyo
October 28, 2025

FINDINGS

Minor Use Permit

Section 9107.09.050(B) of the Development Code requires that for a Minor Use Permit to be granted for a mixed-use development within the Downtown Mixed Use Zone, and it must be found that all of the following findings can be satisfied.

1. The proposed use is consistent with the General Plan and any applicable specific plan; and is allowed within the applicable zone, subject to the granting of a Minor Use Permit, and complies with all other applicable provisions of this Development Code and the Municipal Code.

Facts to Support This Finding: The Project site’s General Plan land use designation is Downtown Mixed Use (DMU), which permits mixed -use or stand-alone residential development when affordable housing is provided, in accordance with the Land Use and Community Design Element of the City’s General Plan. Under this designation, mixed -use development is encouraged to incorporate both residential and non -residential uses that support one another within a pedestrian-oriented environment.

The proposed Alexan Arroyo project is consistent with the DMU land use designation. The Project includes 359 residential units and nine live/work units, with the live/work component contributing toward the DMU zone’s non- residential use requirement. While the Project does not include traditional commercial uses, the live/work units align with the policy intent to promote a blend of residential and non-residential activity in the Downtown area.

The Project supports and implements several General Plan policies, including:

• Policy LU-1.1 – Promote new infill and redevelopment projects that are consistent with the City’s land use designations and compatible with surrounding existing uses.
• Policy LU-1.8 – Encourage development types that support transit and other alternative forms of transportation, including bicycling and walking.

Alexan Arroyo
October 28, 2025

• Policy LU-4.2 – Encourage residential development that enhances the visual character, quality, and uniqueness of the City’s neighborhoods and districts.

Overall, the proposal is consistent with the DMU land use designation, meets the affordable housing conditions that enables stand -alone residential use, provides live/work units as the non -residential component, and implements applicable General Plan goals and policies, the project is consistent with the General Plan and complies with the applicable zoning regulations.

2. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity.

Facts to Support This Finding: The subject site is approximately 3. 08 acres and is located within the Downtown Mixed -Use (DMU) zone. The site is situated in the City’s downtown area and is surrounded by a mix of commercial, light industrial, and residential uses. While the Project does not include traditional commercial space, it incorporates nine live/work units and ground-floor residential services and amenities, which are consistent with the non-residential area provisions of the DMU zone and the policie s of the City’s General Plan for this area.

The Project’s height and mass exceed those of surrounding developments, making it the tallest structure in the downtown area. However, the proposed height is permitted under State Density Bonus Law, which allows waivers of development standards when necess ary to accommodate the increased density and inclusion of affordable housing. Although the scale differs from nearby buildings, the design and site planning incorporate step -backs, articulation, and transitional elements to reduce visual impacts and bette r relate to the surrounding context.

The Project is consistent with the planned future land uses envisioned for the DMU zone, which anticipates higher -density residential development supported by pedestrian -oriented amenities and proximity to transit.

Therefore, while the Project’s scale is greater than existing structures, it remains consistent with the regulatory framework and planned character of the area.

Alexan Arroyo
October 28, 2025

3. The site is physically suitable in terms of:

a. Its design, location, shape, size, and operating characteristics of the proposed use in order to accommodate the use, site improvements, loading, and parking.

Facts to Support This Finding: The 3.08-acre site is adequately sized and configured to accommodate the proposed residential development with ground-floor live/work units. The Project provides two primary access points from Santa Anita Avenue and Rolyn Place, directing project-related traffic onto local surface streets rather than major corridors. The internal circulation system is designed to accommodate residents, visitors, and service vehicles efficiently. A total of 454 on -site parking spaces will be provided, exceeding the required parking under State Density Bonus Law.

While no dedicated loading docks are proposed, move -in and service vehicles can utilize internal drive aisles and the fire lane, minimizing interference with public rights -of-way. The bu ilding footprint and site design fit the parcel shape and support the proposed use. For these reasons, this finding can be made.

b. Streets and highways adequate to accommodate public and emergency vehicle (e.g., fire and medical) access.

Facts to Support This Finding: The Project site fronts Santa Anita Avenue and Rolyn Place, both of which provide adequate width and pavement to carry emergency vehicles and project-generated traffic. Access driveways are provided on both streets, and the project includes a dedicated fir e access lane adjacent to the Metro right -of-way. The surrounding street network is adequate to accommodate the proposed use. Therefore, this finding can be made.

c. Public protection services (e.g., fire protection, police protection, etc.).

Facts to Support This Finding: The Fire and Police Departments have reviewed the Project and determined that, with the required fire protection systems, hydrants, and access improvements, the proposed development will not adversely impact public protection services.

Alexan Arroyo
October 28, 2025

Adequate emergency vehicle access is provided via two two -way drive aisles off Santa Anita Avenue and Rolyn Place, as well as a dedicated fire access lane along the Metro Rail right-of-way.

d. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.).

Facts to Support This Finding: As part of the development, new utility connections, including connections, including potable water and storm drainage, will be required. Implementation of best management practices by the Applicant during construction and operation would ensure impacts to water quality do not occur. If any upgrades to existing infrastructure, including sewers, are necessary to accommodate the Project, the Applicant will be required to contribute its fair share toward those improvements as a condition of approval.

4. The measure of site suitability shall be required to ensure that the type, density, and intensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located.

Facts to Support This Finding: The Project is not anticipated to be detrimental to the public health, safety, or welfare of the surrounding area.

The proposed residential development, including ground -floor live/work spaces, is consistent with the types of uses envisioned in the Downtow n Mixed-Use (DMU) zone, which supports higher-density housing in proximity to commercial areas and transit.

While the Project exceeds the base height limit for the zone, the additional height is permitted under State Density Bonus Law and is necessary to accommodate the proposed density and required affordable housing. Without the height waiver, the Project woul d not be physically or financially feasible, which would preclude the delivery of needed housing, including units for very low-income households.

Alexan Arroyo
October 28, 2025

The Project has been conditioned to address potential operational impacts related to construction, traffic circulation, and ongoing site activities.

Additionally, the building design incorporates height step-downs, articulation, and transitional elements t o reduce visual impacts and ensure compatibility with surrounding development. These measures ensure that the Project’s type, density, and intensity of use will not create a nuisance or negatively affect surrounding properties, public safety, or the genera l welfare. For these reasons, this finding can be made.

Tentative Tract Map

Section 9105.03.060(A) of the Development Code requires that for a Tentative Tract Map to be granted, it must be found that all of the following findings can be satisfied:

1. The proposed map, subdivision design, and improvements are consistent with the General Plan, any applicable specific plan, and the Subdivisions Division of the Development Code.

Facts in Support of the Finding : The proposed subdivision map, design, and associated improvements the Project are consistent with the General Plan’s Downtown Mixed Use (DMU) land use designation, which supports higher - density residential and mixed -use development in the City’s core. The subdivision complies with applicable provisions of the Subdivisions Division of the Development Code, including standards for lot configuration, access, and public improvements.

The Project layout has been designed to align with surrounding development patterns and to integrate with existing street, utility, and storm drainage infrastructure. Circulation and utility systems have been planned to adequately serve the proposed density and use t ypes. All required improvements will be constructed in accordance with City standards.

Therefore, the proposed map and subdivision design are consistent with the General Plan, the applicable zoning and development regulations, and the standards of the Subdivisions Division of the Development Code.

2. The site is physically suitable for the type and proposed density of development.

Alexan Arroyo
October 28, 2025

Facts in Support of the Finding : The 3.08-acre site is physically suitable to accommodate the proposed 359 -unit residential development, including 35 very low-income units, at a density of approximately 115 units per acre. This exceeds the base DMU density of 80 units per acre but is permitted under State Density Bonus Law, which allows increased density and related concessions when affordable housing is provided. The building massing has been designed to transition toward the adjacent single-family neighborhood by stepping down to seven stories a t the western side of the development. Building setbacks, access points, and internal circulation patterns are appropriately designed for the site configuration. The site is generally level, has no physical constraints, and is served by existing infrastruc ture, making it physically suitable for the proposed use and density. Therefore, this finding can be made.

3. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

Facts in Support of the Finding: The proposed tentative tract map involves the consolidation of six legal lots into a single parcel to facilitate a high-density residential development within an urbanized area. The Project site is currently developed and located within the City's Downtown core, which is fully built out with existing infrastructure, paved streets, and surrounding urban uses.

No sensitive biological resources, natural habitats, wetlands, or watercourses are present on the site or in the immediate vicinity. Because the Project is not located in or near an environmentally sensitive area, it is not expected to cause substantial environmental damage or result in harm to fish, wildlife, or their habitats.

Any potential construction-related impacts such as noise, dust, or runoff will be temporary and minimized through required best management practices (BMPs).

Therefore, the design of the subdivision and associated improvements will not result in substantial or avoidable environmental damage and will not significantly impact fish, wildlife, or habitat.

Alexan Arroyo
October 28, 2025

4. The design of the subdivision or type of improvements is not likely to cause serious public health or safety problems.

Facts in Support of the Finding : The proposed subdivision consolidates six lots together as one parcel to facilitate development. Construction of the Project will comply fully with all the applicable Building, Fire, and Safety Codes, as well as other relevant regulations. The City’s existing infrastructure, including roads, water, sewer, and emergency services, is sufficient to support the new development. Furthermore, the Project has been designed and conditioned to meet all public health and safety standards, and it is not expected to create any significant health or safety concerns for the community.

5. The design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of, property within the proposed subdivision (This finding shall apply only to easements of record or to ea sements established by judgement of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision).

Facts in Support of the Finding: The Project does not encroach upon or interfere with any existing public easements of record or court -established easements. In fact, the Project includes provisions for new easements and public dedications to ensure adequate sidewalk access along N. Santa Anita Avenue and Rolyn Place. Therefore, no conflicts with public easements or rights of access are anticipated.

6. The discharge of sewage from the proposed subdivision into the community sewer system will not result in violation of existing requirements specified by the California Regional Water Quality Control Board.

Facts in Support of the Finding: The existing sewer infrastructure along Santa Anita Avenue currently has limited capacity to serve new development. To address this, the Applicant will be responsible for paying their fair share toward necessary improvements to sewer system as required by the City’s Public Works Department. These improvements will be coordinated to accommodate Alexan Arroyo
October 28, 2025

the Project and future development in the area. The Project will comply with all applicable requirements of the California Regional Water Quality Control Board to ensure that sewage discharge does not violate water quality standards.

Therefore, this finding can be made.

7. That the proposed design and site improvements of the subdivision conform to the regulations of this Development Code and the regulations of any public agency having jurisdiction by law.

Facts in Support of the Finding: The subdivision design, including lot layout, access, and dedications, complies with applicable provisions of the Arcadia Development Code, including the Downtown Mixed Use (DMU) zone standards and Subdivision Division. The Project will also adhere to the requirements and conditions set forth by all relevant public agencies, including the City’s Engineering Division, Public Works Services Department, and City’s Fire Department. Therefore, this finding can be made.

Site Plan & Design Review

Section 9107.19.050(F) of the Development Code requires that following findings must be met for the approval of the design.

1. The proposed development will be in compliance with all applicable development standards and regulations in the Development Code.

Facts to Support This Finding: The Project complies with the applicable development standards of the Downtown Mixed Use (DMU) zone as modified through the provisions of California Density Bonus Law (Government Code Section 65915). The proposed development includes 359 residential units at a density of approximately 115 units per acre, exceeding the base maximum of 80 units per acre. The proposed building height of 90 feet 8 inches also exceeds the maximum 60 -foot height limit allowed under base zoning standards. However, both the increased density and height waiver are permitted under State Density Bonus Law in exchange for the provision of affordable housing and are therefore considered compliant.

The Project also includes one concession under State Density Bonus Law to allow all affordable units to be studio units, which is not otherwise permitted Alexan Arroyo
October 28, 2025

under the City’s Development Code. This concession facilitates the inclusion of affordable housing units while maintaining the Project’s design and feasibility.

In addition, the Project meets other applicable development standards, including floor area ratio (FAR), setbacks, and parking through the density bonus provisions. Therefore, the proposed development is in compliance with all applicable development standa rds and regulations of the Development Code. This finding can be made.

2. The proposed development will be consistent with the objectives and standards of the applicable Design Guidelines.

Facts to Support This Finding: The Project incorporates several features consistent with the City’s Design Guidelines, including articulated building façades, varied massing, recessed balconies, and the use of high -quality materials to break down the building’s visual bulk and add inter est. Setbacks along Santa Anita Avenue, Rolyn Place, and adjacent property lines provide appropriate transitions to surrounding uses. At the street level, live/work units, leasing space, and residential amenities create activ e and transparent frontages that support pedestrian activity. Landscaping and streetscape improvements are integrated throughout the site to complement the surrounding urban context and enhance the public realm. Collectively, these features align with the Mixed-Use Objective Development Standards and Design Guidelines to enhances an area’s unique character and sense of place, respects existing neighborhood compatibility and privacy, and ensures a high- quality living environment. Therefore, this finding can be made.

3. The proposed development will be compatible in terms of scale and aesthetic design with surrounding properties and developments.

Facts to Support This Finding: The proposed seven- to eight-story building, with a maximum height of 90 feet 8 inches, will be significantly taller than surrounding existing development and will be the tallest structure in the downtown area. The additional height is permitted through a waiver under State Density Bonus Law (Government Code Section 65915), which allows exceptions to local development standards, including building height, when necessary to accommodate additional density and affordable housing units.

Alexan Arroyo
October 28, 2025

While the Project is larger in scale than nearby buildings, its design has been intentionally designed to promote visually compatibility and reduce massing impacts. Step-backs at upper floors, façade modulation, and the use of varied materials help break up the building’s scale and provide architectural interest.

Setbacks along Santa Anita Avenue (3'-7"), the north property line (19'-10"), and the south property line (12' -5") create visual separation from adjacent properties and help ease the transition to lower scale development..

At the street level, active frontages such as live/work units and residential amenities enhance pedestrian engagement and contribute to the evolving mixed-use, transit-oriented character envisioned for the Downtown Mixed Use (DMU) zone. Although the building height exceeds that of existing structures, the Project’s architectural design, mass transitions, and pedestrian -focused ground floor treatment ensure that it is compatible in scale and aesthetic character with surrounding development and the City’s bro ader goals for the downtown area. For these reasons, this finding can be made.

4. The proposed development will have an adequate and efficient site layout in terms of access, vehicular circulation, parking and landscaping.

Facts to Support This Finding: The site layout is designed to function efficiently, with both two-way driveways providing vehicular access from Santa Anita Avenue and Rolyn Place. Internal circulation has been reviewed by the City Engineer and found to be adequate to serve the development. Parking is provided within a three -level garage located above g rade, with clear internal circulation and minimal dead -end aisles. Landscaping is distributed along frontages, within courtyards, and on roof decks to provide visual relief and usable open space. The Project’s site plan demonstrates efficient circulation, parking layout, and landscape integration. Therefore, the site will be adequate in terms of parking and circulation.

The proposed site layout provides efficient and adequate access, circulation, parking, and landscaping to support the development. Vehicular access is provided via two two -way driveways - one from Santa Anita Avenue and one from Rolyn Place - ensuring convenient ingress and egress. Internal circulation has been reviewed and deemed sufficient by the City Engineer, with the layout supporting clear vehicle movement and emergency access.

Alexan Arroyo
October 28, 2025

Parking is accommodated within a three -level above-grade garage, designed with logical circulation patterns and minimal dead -end aisles to enhance functionality. Landscaping is thoughtfully integrated throughout the site, including along public frontages, within private courtyards, and on rooftop decks, contributing both to visual relief and the provision of usable open space for residents.

Overall, the Project demonstrates an efficient and well -organized site layout that meets the City's standards for access, vehicular circulation, parking, and landscape design. Therefore, this finding can be made.

5. The proposed development will be in compliance with all of the applicable criteria identified in Subparagraph 9107.19.040.C.5 for compliance with the Development Code and all other applicable City regulations and policies, the General Plan and any appliable specific plan, the Design Guidelines, policies and standards, and efficient site and layout design.

Facts to Support This Finding: The proposed development meets all applicable requirements of the Development Code, General Plan, and relevant City policies, design guidelines, and objective development standards specific to the Downtown Mixed Use (DMU) zone. The Project reflects the Cit y's goals for a higher -density, pedestrian -oriented urban environment near transit, consistent with the Land Use Element and Downtown vision.

Although the building exceeds the scale of surrounding development, its design is consistent with the evolving character anticipated for the area. The Project includes design features such as vertical and horizontal articulation, varied materials, and mean ingful setbacks to visually break down the building's mass and provide interest at the pedestrian level. Active frontages, including live/work units and enhanced landscaping along public frontages, contribute to a more engaging and walkable streetscape. Po dium-level open spaces and rooftop amenities further support the Project's functionality and livability.

The site layout accommodates efficient vehicular access from both Santa Anita Avenue and Rolyn Place, with clearly organized internal circulation and Alexan Arroyo
October 28, 2025

structured parking. Landscaping is integrated throughout the site to soften building edges and enhance the pedestrian experience.

The Applicant/Property Owner shall comply with all applicable City requirements related to disabled access, occupancy limits, building and fire safety, health code standards, environmental regulations, and parking and site design, to the satisfaction of th e Building Official, City Engineer, Deputy Development Services Director, Fire Marshal, Public Works Services Director, or their respective designees.

Overall, the Project demonstrates compliance with the objective criteria outlined in Section 9107.19.040.C.5 and supports the City’s broader planning goals for a vibrant, mixed -use downtown core. Therefore, this finding can be made.

Removal of a Healthy Protected Tree
The following findings are required for the approval of the removal of a healthy protected tree per Development Code Section 9110.01.070.A.2.

1. Removal of a Healthy Protected Tree

The removal of one protected Coast Live Oak (Tree No. 48) is necessary to accommodate the proposed Project. As documented in the Arborist Report (Attachment No. 6), this tree is located within the proposed 26 -foot-wide fire lane along the northern portion of the site. Construction of the fire lane will require grading and installation of pavement and undergrou nd utilities that would directly impact the tree’s root zone, making preservation infeasible. The Arborist concluded that the tree would not survive d ue to the extent of the necessary excavation and compaction associated with the fire lane construction.

To mitigate the removal of the protected tree, the Project is conditioned to provide replacement trees consistent with the Arcadia Development Code, which requires at least two 36-inch-box Coast Live Oak trees for each protected tree removed. These replace ment trees will be incorporated into the final landscape plan to help restore canopy coverage and preserve the site’s environmental and aesthetic value.

Alexan Arroyo
October 28, 2025

Therefore, removal of the healthy protected tree is warranted to accommodate essential site and life -safety improvements associated with the proposed development and remains consistent with the intent of Development Code Section 9110.01.070.

ENVIRONMENTAL ANALYSIS

The Alexan Arroyo project was initially anticipated to undergo environmental review under the California Environmental Quality Act (CEQA), including preparation of an Environmental Impact Report (EIR). However, effective July 1, 2025, Assembly Bill (AB) 130 established a new statutory exemption from CEQA for qualifying infill housing and mixed-use residential developments. Unlike categorical exemptions, statutory exemptions are absolute and not subject to exceptions for unusual circumstances.

To qualify for the AB 130 exemption, a Project must meet all of the following requirements:

• Be a housing development (including mixed -use projects with at least two - thirds of the floor area dedicated to residential uses); • Be located on a site of no more than 20 acres within an incorporated city or urbanized area;
• Be situated on a previously developed site or one surrounded by urban uses; • Be consistent with applicable zoning and general plan standards; and • Not located on environmentally sensitive lands or involve the demolition of an historic structure.

The Alexan Arroyo project satisfies all these criteria . The 3. 08 acre site is located within the City of Arcadia, is currently developed with existing commercial buildings and surface parking and is entirely surrounded by urban land uses. The proposed development is a mixed-use residential project with over two-thirds of the total floor area dedicated to residential use. It is consistent with the applicable zoning and General Plan land use designation and does not involve the demolition of any historic resources or encroach on environmentally sensitive lands.

Accordingly, the Project is statutorily exempt from CEQA under AB 130, and no further environmental review is required for purposes of Planning Commission consideration.

Alexan Arroyo
October 28, 2025

Pursuant to AB 130 and Public Resources Code Section 21080.3.1, the City provided notice to California Native American tribes requesting consultation under AB 52. One tribe requested consultation, and the City completed the required process. Input received during consultation has been incorporated into the project’s conditions of approval.

The Tentative Tract Map qualifies for a Class 32 Categorical Exemption as an urban infill project under Section 15332 of the CEQA Guidelines. Additionally, pursuant to Public Resources Code Section 21080(b)(1).

PUBLIC COMMENTS/NOTICE

A public hearing notice for this item was published in the Arcadia Weekly newspaper, posted on the City’s website, and posted at the City Council Chambers and the Arcadia Public Library. The notice was also mailed on October 16, 2025, to property owners and occupants within a 500-foot radius of the project site. Although the City is only required to mail notices within a 300 -foot radius, the Applicant elected to expand the notification area to 500 feet to promote transparency, broaden community awareness, a nd proactively address questions that may arise from the Planning Commission or surrounding neighborhood. This expanded notice exceeded the City’s minimum legal requirement and provided additional outreach as courtesy (refer to Attachment No. 7 for the expanded radius map). As of October 22, 2025, no additional public comments have been received.

RECOMMENDATION

It is recommended that the Planning Commission adopt Resolution No. 2177 recommending that the City Council find the project is statutorily exempt from the California Environmental Quality Act (“CEQA”) pursuant to AB 130 and approve Minor Use Permit No. MUP 23-10, Tentative Tract Map No. TTM 23-04, Site Plan and Design Review No. ADR 23 -12, Certificate of Demolition No. COD 23 -32, and Healthy Protected Tree Permit No. TRH 25 -13 for the new Alexan Arroyo mixed -use development, subject to the conditions of approval listed below.

Planning

1. The Project shall be developed and maintained by the Property Owner/Applicant in a manner that is consistent with the approved plans for Alexan Arroyo
October 28, 2025

Minor Use Permit No. MUP 23-10, Tentative Tract Map No. TTM 23-04, Site Plan and Design Review No. ADR 23 -12, and Certificate of Demolition No. COD 23 - 32 and Healthy Protected Tree Permit No. TRH 25 -13, subject to the satisfaction of the Deputy Development Services Director or designee.

Noncompliance with the conditions of approval shall be grounds for immediate suspension or revocation of any approvals. Minor changes to the Project, may be approved administratively by the Deputy Development Services Director at his/her discretion.

2. The final landscape and irrigation plan shall be prepared by a licensed landscape architect and submitted to Building Services for plan check. The plan must comply with Water Efficiency Landscape Ordinance and receive approval from the Planning Division p rior to the issuance of any building permits.

3. The final landscape plan submitted to Building Services for plan check shall include at least two (2) Coast Live Oak trees, each with a minimum box size of 36 inches. The placement of these trees shall be determined by a licensed landscape architect and s ubject to approval by the Deputy Development Services Director or their designee prior to issuance of a building permit for the development.

4. The Applicant/Property Owner shall maintain and preserve Tree No. 19, a protected Coast Live Oak located at the northwest corner of the project site.

The tree shall be protected throughout all construction activities, including installation of the recommen ded protective fencing and measures identified in the arborist report. Any activity that may impact the tree’s roots, trunk, or canopy shall require prior approval in accordance with the City’s Tree Ordinance.

5. All proposed mechanical equipment, including but not limited to roof - mounted equipment, shall be fully screened from public view and not visible from the public right-of-way in accordance with the requirements in the City’s Development Code. Screening mat erials shall be architecturally integrated with the building design and will be reviewed and approved during building plan check.

Alexan Arroyo
October 28, 2025

6. All exterior lighting shall be designed to prevent glare, light trespass, and spillover onto adjacent properties. Lighting fixtures shall be shielded and directed downward. Lighting plans shall be subject to review and approval by the Planning Division during building plan check.

7. All exterior signage shall comply with the City’s Development Code. A separate sign permit shall be required for any proposed signage.

8. All screen walls, fences, and gates shall be constructed in accordance with the approved plans and shall comply with the maximum height and design standards of the Arcadia Development Code. Any modification to materials, height, or location shall require review and approval by the Planning Division.

9. The Applicant/Property Owner shall comply with all applicable provisions of the State Density Bonus Law (Government Code Section 65915), including maintaining the required number, type, and affordability levels of restricted units for the duration require d by law. Prior to the issuance of any building permits, the Applicant shall enter into a Density Bonus and Affordable Housing Agreement with the City, which shall be recorded against the property to ensure long-term compliance.

10. Ongoing maintenance of all buildings, landscaping, open spaces, fences, walls, and on-site amenities shall be the responsibility of property management in accordance with the recorded Covenants, Conditions & Restrictions (CC&Rs).

The CC&Rs shall include provisions requiring regular maintenance consistent with the approved plans and City standards. Failure to maintain the property as required may result in enforcement action by the City.

11. The Applicant/Property Owner shall install and maintain wayfinding and directional signage within the site for vehicles and pedestrians, including clear markings for visitor parking, loading zones, and EV charging spaces, subject to review during building plan check.

12. Prior to the issuance of a Certificate of Occupancy, the Applicant/Property Owner shall install clear and visible on-site signage directing visitors to the on- site parking garage and advising residents and guests of the City’s existing overnight parking restrictions.

Alexan Arroyo
October 28, 2025

13. The Applicant/Property Owner shall implement best management practices (BMPs) for stormwater management during construction and operation, consistent with City and Regional Water Quality Control Board requirements.

14. The Final Tract Map must be recorded prior to the issuance of any building or foundation permits for the mixed-use development. The map shall include all required dedications and easements along Santa Anita Avenue and Rolyn Place to the satisfaction of the City Engineer.

15. The Applicant/Property Owner shall pay its fair share contribution toward any infrastructure upgrades required to serve the project, including but not limited to the sewer line upsizing project on Santa Anita Avenue. The scope of required improvements and the Applicant's proportional share shall be determined by the Public Works Services Department during plan check. No building permits shall be issued until the required contribution has been determined by Public Works Services Director.

16. The Property Owner/Applicant shall file a Notice of Intent (NOI) with the State Water Resources Control Board for a General Construction NPDES Permit, due to the proposed project exceeding one acre of disturbed land. The NOI must include items such as the preparation of a Stormwater Pollution Prevention Plan, applicable fees, and other required documentation. The City will not approve any grading plans until a Waste Discharger Identification number has been issued by the State.

17. The Applicant/Property Owner shall submit a haul route map and staging plan to Planning Services for review and approval prior to issuance of a grading permit.

18. All above ground utilities serving the site shall be removed, including all utility poles along property boundaries, and all new utility services shall be placed underground.

19. At the time of plan submittal to Building Services for plan check, the final site plan shall show the location of the backflow prevention device and any transformer. Appropriate screening may be required, depending on the location of these utilities.

Alexan Arroyo
October 28, 2025

20. Prior to issuance of a building permit, the Applicant/Property Owner shall coordinate with Metro and take all necessary measures to ensure the construction shall not disrupt the operation and maintenance activities of the Metro A line or the structural an d systems integrity of Metro’s light rail infrastructure.

Building

21. The Project shall comply with the latest adopted edition of the following codes as applicable:

a. California Building Code
b. California Electrical Code
c. California Mechanical Code
d. California Plumbing Code
e. California Energy Code.
f. California Fire Code
g. California Green Building Standards Code

Fire Department

22. Prior to issuance of a Certificate of Occupancy by the Building Division, the building shall have the following fire and life safety systems fully installed, tested, and approved. Each system shall require a separate permit from the Fire Department and is subject to review and approval by the Fire Marshal:

a. Automatic fire sprinkler system
b. Fire alarm system
c. Emergency responder radio coverage system
d. Two-way communication system

23. Prior to issuance of a Certificate of Occupancy by the Building Division, Class I standpipes shall be installed within all stairwells and shall extend to the roof level, subject to review and approval by the Fire Department in accordance with applicable fire and building codes.

24. New public and private fire hydrants shall be installed as shown on the approved site plan that is submitted to the Building Division for plan-check. All Alexan Arroyo
October 28, 2025

hydrant locations and specifications shall comply with applicable fire code requirements. Final placement and installation details shall be verified during plan check and prior to issuance of a Certificate of Occupancy by the Building Division. The hydrants shall be located at:

a. Three (3) public hydrants on Rolyn Place
b. One (1) public hydrant on Santa Anita Avenue
c. Two (2) private hydrants on the north access road

25. All exit stairwells that do not discharge directly to the exterior shall be provided with a protected exterior access route leading to an access road at grade, in compliance with applicable fire and building code requirements. Final design shall be subject to review and approval by the Fire Department during plan check.

26. Knox boxes shall be installed at the main building entrance and at all exterior stairwell entrances. Knox switches shall be provided for any automatic vehicular gates.

27. Standby power shall be provided for a minimum of one elevator in each elevator bank.

28. A minimum of one (1) Emergency Medical Services (EMS) elevator shall be provided at each elevator bank, in compliance with applicable Fire Codes.

29. A minimum fire flow of 2,000 gallons per minute (gpm) at 20 pounds per square inch (psi) residual pressure shall be provided, in accordance with applicable fire code standards. Verification of fire flow capacity shall be required prior to issuance of building permits.

30. Prior to issuance of a Certificate of Occupancy by the Building Division, the Applicant/Property Owner shall pay a fair-share contribution toward the City’s traffic mitigation system for all areas impacted by the Project. The amount and scope of the contribution shall be based on the findings of an approved traffic study.

Alexan Arroyo
October 28, 2025

Engineering

31. A. Prior to recordation of the Final Map, the Applicant/Property Owner shall enter into an Offsite Improvement Agreement with the City and provide the required cost estimate and improvement bonds, subject to the City Engineer’s approval or
B. Prior to Certificate of Occupancy by the Building Division, the Applicant/Property Owner shall remove and replace existing curb and gutter and sidewalk along the property frontages on Santa Anita Avenue and Rolyn Place, subject to the City Engineer approval

32. Prior to recordation of the Final Tract Map, the Applicant/Property Owner shall also dedicate the necessary right-of-way along Santa Anita Avenue to establish a consistent ten -foot (10’) width from the north to the south property line.

Additionally, a five-foot (5’) dedication shall be provided along the Rolyn Place to achieve a ten -foot (10’) right -of-way width from the north to the south property line, as approved by the City Engineer. These dedications shall be depicted on the Final Tract Map prior to approval by the City Council.

33. Prior to Certificate of Occupancy by the Building Division, the path of travel around the tree on Rolyn Place shall be removed and reconstructed to ensure ADA compliance and safe pedestrian circulation. Existing Easement on Rolyn Place for public sidewalk purposes shall be reconfigured to include the path of travel around the tree and may be depicted on the Final Tract Map prior to approval by the City Council. Alternatively, the easement may be shown per separate documents (Legal Description and Plat Map) submitted to the City Engineer for review and approval.

34. Prior to Certificate of Occupancy by the Building Division, all existing driveway approaches shall be removed and reconstructed per City Standard 801-1. Each approach shall include ADA compliant sidewalk access and transitions. In addition, a two (2’) foot wide e asement shall be provided at each driveway approach for public sidewalk purposes and may be depicted on the Final Tract Map prior to approval by the City Council. Alternatively, the easements may be shown per separate documents (Legal Description and Plat Map) submitted to the City Engineer for review and approval

Alexan Arroyo
October 28, 2025

35. The Applicant/Property Owner shall prepare a Low Impact Development (LID) Plan in compliance with the Los Angeles County Department of Public Works 2014 LID Standard Manual. All selected LID measures shall be incorporated into the grading and drainage plans, subject to review and approval by the City Engineer prior to issuance of any grading or building permits.

36. At the time of building plan -check submittal, the Project shall include a Stormwater Pollution Prevention Plan (SWPPP) prepared in accordance with all applicable City and regional requirements. A copy of the SWPPP, including the Waste Discharge Identification Number (WDID#), shall be submitted to the City’s Engineering Division prior to building permit issuance.

37. At the time of building plan -check submittal, a grading and drainage plan, erosion control plan, and hydrology report shall be submitted for review and approval to the City’s Engineering Division. The plans and report shall demonstrate compliance with all app licable City grading, drainage and stormwater management standards.

38. At the time of building plan -check submittal, a soils and geotechnical report shall be prepared and submitted for review and approval by the City’s Engineering Division. Approval of the report is required prior to the start of any construction to ensure safe and stable site development.

39. The Applicant shall be responsible for repairing all asphalt street frontages from property line to property line for any damage caused by development activities, including but not limited to trench cuts and construction traffic, per the direction of the City Engineer.

Public Works Services

40. The development shall connect to the existing 30-inch welded steel water main with 51 psi static pressure located on the east side of Santa Anita Avenue, and the existing 8-inch cast iron water main with 51 psi static pressure located on Rolyn Place. Both mains may be used to serve domestic water and/or fire protection needs. Due to the static pressure and the proposed building height, the need for a booster pump system shall be evaluated during building plan check. If required, the booster system shall be designed and installed to the satisfaction of the City Engineer and Fire Department.

Alexan Arroyo
October 28, 2025

41. At the time of building plan -check submittal, the Applicant/Property Owner shall provide water demand calculations, prepared by a licensed Civil or Mechanical Engineer, demonstrating the maximum domestic and fire flow demands to verify the appropriate water service size for the Project.

42. The Applicant/Property Owner shall provide separate water services and meters for each individual structure, including dedicated water services for residential, commercial, and irrigation uses as applicable.

43. Domestic water service for residential developments shall be provided by common master meter equipped with an approved reduced pressure backflow device for meter services protection.

44. A separate landscape meter is required for landscape irrigation in common areas. The backflow preventer shall be Reduce Pressure Backflow Assembly as approved by the Public Works Services Department prior to issuance of a building permit.

45. Fire protection requirements shall be stipulated by the Arcadia Fire Department and shall be confirmed to Arcadia Standard Plan. A separate fire service with Double Check Detector Assembly (DCDA) shall be installed for fire service required.

46. A Water Meter Permit Application shall be submitted to the Public Works Services Department prior to final plan check approval.

47. The Applicant/Property Owner shall provide new water services installations.

Installation shall be according to the specifications of the Public Works Services Department, Engineering Section. Abandonment of the existing water services, if necessary shall be by the Applicant/Property Owner, according to the Public Works Services Department, Engineering Section specification.

48. Trash/recycling bins shall be configured to provide easy access for trash collection services. There should be 1 foot clearance around the trash bins/recycling bins and all bins/carts shall meet the specifications of the Public Works Services Department. At a minimum, trash enclosure areas should accommodate three containers: a 3-yard bin for trash, 3-yard bin for recycling, Alexan Arroyo
October 28, 2025

and 69/96 gallon sized carts for organics recycling. The roof clearance for the trash enclosure must be at least 10 feet high.

Cultural Resources

49. The Applicant/Property Owner shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation, prior to commencement of any ground-disturbing activities (i.e., both on-site and any off-site locations that are included in the Project description/definition and/or required in connection with the Project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

A copy of the monitoring agreement executed with Gabrieleño Band of Mission Indians – Kizh Nation shall be submitted to the City’s Planning Division prior to commencement of any ground -disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.

50. The Gabrieleño Band of Mission Indians – Kizh Nation shall conduct monitoring during ground-disturbing activities and complete daily monitoring logs. These logs will document relevant construction activities, locations of disturbance, soil types, cultural materials, and any other information of significance to the Tribe. The logs will specifically identify and describe any discovered Tribal Cultural Resources (TCRs), including Native American cultural and historical artifacts, remains, places of signifi cance, as well as any ancestral human remains and associated burial goods. Copies of the monitoring logs will be made available to the Applicant/Property Owner or the City upon written request to the Tribe.

51. On-site tribal monitoring shall conclude upon the later of the following: (1) written confirmation from the Applicant/Property Owner or the City to the Kizh Nation that all ground -disturbing activities and related phases at the Project site are complete; or (2) written notification from the Gabrieleño Band of Mission Indians - Kizh Nation to the Applicant/Property Owner or the City confirming that no future planned construction activities or development phases at the Project site have the potential to impact Kizh Tribal Cultural Resources (TCRs).

Alexan Arroyo
October 28, 2025

52. Upon discovery of any Tribal Cultural Resources (TCRs), all construction activities within at least a 50 -foot radius of the find shall cease immediately and shall not resume until the Gabrieleño Band of Mission Indians – Kizh Nation monitor and/or Kizh’s archaeologist has fully assessed the resource.

The Tribe shall recover and retain all discovered TCRs in the manner and for the purposes it deems appropriate, including educational, cultural, and historic uses, at its sole discretion.

53. In the event human remains or associated funerary objects are encountered during any ground-disturbing activities:

a. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, also referred to as grave goods under Public Resources Code Section 5097.98, shall be treated according to the same statute.

b. If Native American human remains and/or grave goods are discovered or recognized on the Project site, then all ground -disturbing in the vicinity of the discovery shall cease immediately. Pursuant to Health and Safety Code Section 7050.5, the discovery shall be reported to the Los Angeles County Coroner. No further work shall occur in that area until the Coroner has made a determination regarding the nature of the remains. If the Coroner determines or has reason to believe the remains are those of a Nativ e American, the Coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the procedures outlined in PRC § 5097.98 shall be followed.

c. All human remains and grave or burial goods shall be treated alike in accordance with California Public Resources Code section 5097.98(d)(1) and (2).

d. Construction activities may resume in other areas of the Project site at a minimum of 200 feet away from the discovery if, in the sole discretion of the Gabrieleño Band of Mission Indians – Kizh Nation, it is determined that resuming such activities at that distance is appropriate. The Kizh Alexan Arroyo
October 28, 2025

Nation shall provide any measures it deems necessary to the Applicant/Property Owner and the City prior to resumption of work.

e. Preservation in place (i.e., avoidance) is the preferred method of treatment for discovered human remains and/or burial goods. Any historic archaeological material that is not Native American in origin (non-TCR) shall be curated at a public, non -profit in stitution with a research interest in the materials (e.g. Natural History Museum of Los Angeles County or the Fowler Museum) provided such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes.

f. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

54. If, in accordance with Public Resources Code § 5097.98 and all applicable regulatory procedures, the Gabrieleño Band of Mission Indians – Kizh Nation is identified by the Native American Heritage Commission (NAHC) as the Most Likely Descendant (MLD) for any discovered Native American human remains or associated funerary objects on the Project site, the following requirements shall apply:

a. If the Gabrieleño Band of Mission Indians – Kizh Nation is identified as the Most Likely Descendant (MLD), the Tribe’s Koo-nas-gna Burial Policy shall be implemented. For the Tribe, the term "human remains" encompasses more than skeletal material and incl udes associated cultural and ceremonial elements. Tribal traditions may include, but are not limited to, preparation of the soil for burial, the inclusion of funerary objects, and the ceremonial burning of remains. All treatment of human remains and asso ciated items shall be carried out in accordance with the Tribe’s customs and practices, and in consultation with the MLD.

b. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery, and a separate treatment plan shall be created.

Alexan Arroyo
October 28, 2025

c. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.

d. If discovered human remains cannot be fully documented and recovered on the same day, the remains shall be respectfully covered with muslin cloth and protected with a steel plate capable of being moved by heavy equipment, placed over the excavation area. If a steel plate is not available, a 24-hour security guard shall be posted to protect the site outside of working hours. The Gabrieleño Band of Mission Indians – Kizh Nation, as the Most Likely Descendant (MLD), shall make every effort to recommend Project design modifications to allow the remains to be preserved in situ. If project diversion is not feasible, and upon consultation with the MLD, removal of the remains may proceed in accordance with applicable laws and Tribal protocols.

e. In the event preservation in place is not feasible despite good faith efforts by the Applicant/Property Owner, no ground-disturbing activities shall resume until the property owner, in consultation with the Most Likely Descendant (MLD), has arranged for a designated reburial location within the Project site footprint. This location shall be used for the respectful reinterment of any human remains and/or ceremonial objects, consistent with the cultural protocols of the Gabrieleño Band of Mission Indians – Kizh Nation.

f. If human remains or associated funerary objects are discovered, each occurrence shall be respectfully stored in opaque cloth bags. All human remains, funerary objects, sacred objects, and objects of cultural patrimony shall be relocated to a secure on -site container, if feasible.

These items shall be reburied within six (6) months of recovery, at a location on the Project site mutually agreed upon by the Tribe and the Applicant/Property Owner. The reburial site shall be protected in Alexan Arroyo
October 28, 2025

perpetuity and not subject to future disturbance. No public disclosure or publicity regarding the discovery or nature of these cultural materials shall occur.

g. In the event data recovery is necessary, the Gabrieleño Band of Mission Indians – Kizh Nation shall work in close coordination with a qualified archaeologist to ensure all excavation activities are conducted carefully, ethically, and respectfully. If the Tribe approves data recovery, all associated documentation, at a minimum including detailed descriptive notes and sketches shall be reviewed and approved in advance by the Tribe. Upon completion of any approved data recovery, a final report shall be submitted to both the Tribe and the Native American Heritage Commission (NAHC). The Tribe does not authorize any scientific study or the use of invasive and/or destructive diagnostics on human remains under any circumstances.

General Conditions

55. All City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, and parking and site design shall be complied with to the satisfaction of the Building Official, City Engineer, Deputy Development Services Director, Fire Marshal, and Public Works Services Director. Any changes to the existing facility may be subject to having fully detailed plans submitted for plan check review and approval by the aforementioned City officials and employees and may subject to separate building permits.

56. To the maximum extent permitted by law, the Applicant must defend, indemnify, and hold the City, any departments, agencies, divisions, boards, and/or commissions of the City, and its elected officials, officers, contractors serving as City officials, agen ts, employees, and attorneys of the City (“Indemnitees”) harmless from liability for damages and/or claims, actions, or proceedings for damages for personal injuries, including death, and claims for property damage, and with respect to all other actions and liabilities for damages caused or alleged to have been caused by reason of the Applicant’s activities in connection with MUP 23-10, TTM 23-04, ADR 23-12, COD 23-32 and TRH 25-13 (“Project”) on the Project site, and which may arise from the direct Alexan Arroyo
October 28, 2025

or indirect operations of the Applicant or those of the Applicant’s contractors, agents, tenants, employees or any other persons acting on Applicant’s behalf, which relate to the development and/or construction of the Project. This indemnity provision applies to all damages and claims, actions, or proceedings for damages, as described above, regardless of whether the City prepared, supplied, or approved the plans, specifications, or other documents for the Project.

In the event of any legal action challenging the validity, applicability, or interpretation of any provision of this approval, or any other supporting document relating to the Project, the City will promptly notify the Applicant of the claim, action, or proceedings and will fully cooperate in the defense of the matter. Once notified, the Applicant must indemnify, defend and hold harmless the Indemnitees, and each of them, with respect to all liability, costs and expenses incurred by, and/or awarded against, the City or any of the Indemnitees in relation to such action. Within 15 days’ notice from the City of any such action, the Applicant shall provide to the City a cash deposit to cover legal fees, costs, and expenses incurred by City in connection with def ense of any legal action in an initial amount to be reasonably determined by the City Attorney. The City may draw funds from the deposit for such fees, costs, and expenses. Within 5 business days of each and every notice from City that the deposit has fall en below the initial amount, Applicant shall replenish the deposit each and every time in order for City’s legal team to continue working on the matter. The City shall only refund to the Applicant/Property Owner any unexpended funds from the deposit within 30 days of: (i) a final, non - appealable decision by a court of competent jurisdiction resolving the legal action; or (ii) full and complete settlement of legal action. The City shall have the right to select legal counsel of its choice that the Applicant reasonably approves. The parties hereby agree to cooperate in defending such action. The City will not voluntarily assist in any such third -party challenge(s) or take any position adverse to the Applicant in connection with such third -party challenge(s). In consideration for approval of the Project, this condition shall remain in effect if the entitlement(s) related to this Project is rescinded or revoked, at the request of the Applicant or not.

57. Approval of MUP 23-10, TTM 23-04, ADR 23-12, COD 23-32 and TRH 25-13 shall not be in effect unless the Applicant and Property Owner have executed and filed the Acceptance Form with the City on or before 30 calendar days after the Alexan Arroyo
October 28, 2025

Planning Commission has adopted the Resolution. The executed Acceptance Form submitted to the Development Services Department is to indicate awareness and acceptance of the conditions of approval.

If any Planning Commissioner or other interested party has any questions or comments regarding this matter prior to the October 28 , 2025, hearing, please contact Senior Planner, Melissa Chipres , at (626) 574-5447, or by email at [email protected].

Approved:

Lisa L. Flores
Deputy Development Services Director

Attachment No. 1: Resolution No. 2177
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Project Site
Attachment No. 3: Tentative Tract Map
Attachment No. 4: Architectural Plans and Renderings
Attachment No. 5: Parking Analysis, dated November 2024 Attachment No. 6: Arborist Report, dated September 2024 Attachment No. 7: Expanded Radius Map

Attachment No. 3

Attachment No. 3
Aerial Photo with Zoning Information &
Photos of the Subject Site

Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):

Lot Area (sq ft):

Year Built:

Main Structure / Unit (sq. ft.):

DMU
Number of Units:

C 1.0
Property Characteristics
1963
3,764
0 Property Owner
Site Address: 420 ROLYN PL
Parcel Number: 5775-022-028
N/A
Zoning:

General Plan:

N/A
Downtown Overlay:

Downtown Parking Overlay:

Architectural Design Overlay: N/A
N/A
N/A
N/A
Residential Flex Overlay:

N/A
N/A
N/A
N/A
Special Height Overlay:

N/A
Parking Overlay:

Racetrack Event Overlay:

This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.

Report generated 22-Oct-2025

Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):

Lot Area (sq ft):

Year Built:

Main Structure / Unit (sq. ft.):

DMU
Number of Units:

C 1.0
Property Characteristics
1963
2,918
0 Property Owner
Site Address: 414 ROLYN PL
Parcel Number: 5775-022-029
N/A
Zoning:

General Plan:

N/A
Downtown Overlay:

Downtown Parking Overlay:

Architectural Design Overlay: N/A
N/A
N/A
N/A
Residential Flex Overlay:

N/A
N/A
N/A
N/A
Special Height Overlay:

N/A
Parking Overlay:

Racetrack Event Overlay:

This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.

Report generated 22-Oct-2025

Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):

Lot Area (sq ft):

Year Built:

Main Structure / Unit (sq. ft.):

DMU
Number of Units:

C 1.0
Property Characteristics
1972
8,880
10 Property Owner
Site Address: 333 N SANTA ANITA AVE
Parcel Number: 5775-022-046
N/A
Zoning:

General Plan:

N/A
Downtown Overlay:

Downtown Parking Overlay:

Architectural Design Overlay: N/A
N/A
N/A
N/A
Residential Flex Overlay:

N/A
N/A
N/A
N/A
Special Height Overlay:

N/A
Parking Overlay:

Racetrack Event Overlay:

This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.

Report generated 22-Oct-2025

Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
Property Owner(s):

Lot Area (sq ft):

Year Built:

Main Structure / Unit (sq. ft.):

Number of Units:

Property Characteristics
1964
15,000
0 Property Owner
Site Address: 400 ROLYN PL
Parcel Number: 5775-022-047
Zoning:

General Plan:

Downtown Overlay:

Downtown Parking Overlay:

Architectural Design Overlay:

Residential Flex Overlay:

Special Height Overlay:

Parking Overlay:

Racetrack Event Overlay:

This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.

Report generated 22-Oct-2025

Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
Property Owner(s):

Lot Area (sq ft):

Year Built:

Main Structure / Unit (sq. ft.):

Number of Units:

Property Characteristics
1986
11,866
1 Property Owner
Site Address: 325 N SANTA ANITA AVE
Parcel Number: 5775-022-048
Zoning:

General Plan:

Downtown Overlay:

Downtown Parking Overlay:

Architectural Design Overlay:

Residential Flex Overlay:

Special Height Overlay:

Parking Overlay:

Racetrack Event Overlay:

This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.

Report generated 22-Oct-2025

Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
Property Owner(s):

Lot Area (sq ft):

Year Built:

Main Structure / Unit (sq. ft.):

Number of Units:

Property Characteristics
1986
4,000
0 Property Owner
Site Address: 325 N SANTA ANITA AVE
Parcel Number: 5775-022-049
Zoning:

General Plan:

Downtown Overlay:

Downtown Parking Overlay:

Architectural Design Overlay:

Residential Flex Overlay:

Special Height Overlay:

Parking Overlay:

Racetrack Event Overlay:

This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.

Report generated 22-Oct-2025

Attachment No. 4

Attachment No. 4
Letters Received in 2025 NOP and
Previous 2024 NOP Comments

VIA EMAIL
October 24, 2025
Domenico Tallerico, Chair
Vincent Tsoi, Vice Chair
David Arvizu, Commissioner
Angela Hui, Commissioner
Marilynne Wilander, Commissioner
Planning Commission
City of Arcadia
240 W. Huntington Drive
Arcadia, California 91007
[email protected]
Lis Flores, Deputy Development Services
Director
Planning Department
City of Arcadia
240 W. Huntington Drive
Arcadia, California 91007
[email protected]
Re: Required Use of Skilled and Traine d Labor and Prevailing Wages under AB 130 for the Alexan Arroyo Mixed- Use Development (TTM No. 23-04) Dear Chair Tallerico, Vice Chair Tsoi, Honorable Commissioners, and Ms. Flores:

I am writing on behalf of Supporters Alliance for Environmental Responsibility (“SAFER”) and its members living or working in the City of Arcadia (“City”) regarding the Alexan Arroyo Mixed-Use Development (TTM No. 23-04) (“Project”), proposed by Arcadia Apartments LLC(“Applicant”). The Project involves the construction of a new mixed-use development with 359 rental residential units in two buildings one at seven stories, and the other at eight with a height of 90’-8” located along the west side of North Santa Anita Avenue and east side of Rolyn Place north of West Saint Joseph Street and south of the Metro A Line rail in the City of Arcadia . The Project is scheduled to be heard at the Planning Commission’s Meeting on October 28, 2025, at 7:00 pm.

Through the recently enacted Assembly Bill 130 (“AB 130”), the Applicant has sought to exempt the Project from environmental review under the California Environmental Quality Act (“CEQA”). AB 130 establishes a new statutory exemption from CEQA for qualifying infill housing projects. (See AB 130 § 59; Pub. Res. Code § 21080.66 [“PRC”].) As discussed below, AB 130 specifies construction labor standards for certain types of projects, including buildings taller than 85 feet, such as the proposed Project here. Therefore, under AB 130, SAFER respectfully requests that the City require the Applicant to: (1) employ a skilled and trained construction workforce; and (2) pay its construction workforce prevailing wages.

DISCUSSION
AB 130 states that the labor standards of Government Code § 65913.4(a)(8) [“Gov.

Letter Re: Required Use of Skilled and Trained Labor and Prevailing Wages under AB 130 Alexan Arroyo Mixed- Use Development (TTM No. 23-04)
October 24, 2025

Code”] apply to buildings over 85 feet in height for any housing development project that otherwise qualifies for a CEQA exemption under AB 130. (PRC § 21080.66(d)(2); AB 130 § 59(d)(2).) Here, the Project will be 26-stories and over 309 feet, thereby triggering the labor standards of Gov. Code § 65913.4(a)(8).

I. The Applicant must employ a skilled and trained construction workforce to build the Project.

Gov. Code § 65913.4(a)(8)(F)(i) states, inter alia, that the developer for any project over 85 feet tall shall enter construction contracts with prime contractors only if the contract contains an enforceable commitment that the prime contractor and subcontractors at every tier will use a skilled and trained workforce, as defined in Public Contract Code § 2601(d), to perform work on the project that falls within an apprenticeable occupation, as defined in PCC § 2601(a), in the building and construction trades. (Gov. Code § 65913.4(a)(8)(F)(i)(I).)

Public Contract Code § 2601(d) [“PCC”] defines a “skilled and trained workforce” as a workforce that meets the following conditions, among others:

(1) All workers performing work in an apprenticeable occupation in the building and construction trades are either skilled journeypersons or apprentices registered in an apprenticeship program approved by the chief.

(2)(A) For work performed on or after January 1, 2017, at least 30 percent of the skilled journeypersons employed to perform work on the contract or project by every contractor and each of its subcontractors at every tier are graduates of an apprenticeship program for the applicable occupation. This requirement shall not apply to work performed in the occupation of teamster. . . .

(2)(D) For work performed on or after January 1, 2020, at least 60 percent of the skilled journeypersons employed to perform work on the contract or project by every contractor and each of its subcontractors at every tier are graduates of an apprenticeship program for the applicable occupation, except that the requirements of subparagraph (A) shall continue to apply to work performed in the following occupations: acoustical installer, bricklayer, carpenter, cement mason, drywall installer or lather, marble mason, finisher, or setter, modular furniture or systems installer, operating engineer, pile driver, plasterer, roofer or waterproofer, stone mason, surveyor, teamster, terrazzo worker or finisher, and tile layer, setter, or finisher.

(PCC § § 2601(d).) PCC § 2601(a) defines an “apprenticeable occupation” as an occupation for which the Chief of the Division of Apprenticeship Standards of the Department of Industrial Relations had approved an apprenticeship program pursuant to California Labor Code § 3075 [“CLC”] before 2014.

Here, because the Project building will be 8-stories, exceeding 85 feet tall, the Applicant Letter Re: Required Use of Skilled and Trained Labor and Prevailing Wages under AB 130 Alexan Arroyo Mixed- Use Development (TTM No. 23-04)
October 24, 2025

must use a skilled and trained workforce at every tier to perform work on the Project that falls within an apprenticeable occupation in the building and construction trades.

II. The Applicant must pay its construction workforce prevailing wages for the Project.

For any development that is not entirely a public work, Gov. Code § 65913.4(a)(8)(A) requires, inter alia, that all construction workers employed in the execution of the subject project be paid at least the general prevailing rate of per diem wages for the type of work and geographic area, as determined by the Director of Industrial Relations under CLC §§ 1733 and 1733.9.

However, apprentices registered in programs approved by the Chief of the Division of Apprenticeship Standards may be paid at least the applicable apprentice prevailing rate. (Gov.

Code § 65913.4(a)(8)(A)(i).) Additionally, the development proponent shall ensure that the prevailing wage requirement is included in all contracts for the performance of the work and shall also provide notice of all contracts for the performance of the work to the Department of Industrial Relations for the portions of the development that are not a public work. (Gov. Code § 65913.4(a)(8)(A)(ii).)
Here, because the Project is not a wholly public work and will be over 85 feet tall, the Applicant must pay all its construction workers prevailing wages.

CONCLUSION
For the reasons set forth above, the City must require the Applicant to use a skilled and trained construction workforce and pay its construction workforce prevailing wages, in compliance with the labor standards set forth in AB 130. Thank you for your consideration.

Sincerely,
Richard Drury

LOZEAU DRURY LLP

Oct 28, 2025

City of Arcadia
240 W Huntington Drive
Arcadia, CA 91007

Re: Proposed Housing Development Project at 325 Santa Anita Ave

By email: [email protected]

Cc: [email protected]; [email protected]; [email protected]; [email protected];

Dear Arcadia Planning Commission,

The California Housing Defense Fund (“CalHDF”) submits this letter to remind the City of its obligation to abide by all relevant state laws when evaluating the proposed 359-unit housing development project at 325 Santa Anita Ave, which includes 35 very low-income units. These laws include the Housing Accountability Act (“HAA”), the Density Bonus Law (“DBL”), AB 130, and California Environmental Quality Act (“CEQA”) guidelines.

The HAA provides the project legal protections. It requires approval of zoning and general plan compliant housing development projects unless DZindings can be made regarding speciDZic, objective, written health and safety hazards. (Gov. Code, § 65589.5, subds. (d), (j).) The HAA also bars cities from imposing conditions on the approval of such projects that would render the project infeasible (id. at subd. (d)) or reduce the project’s density (id. at subd. (j)) unless, again, such written DZindings are made. As a development with at least two-thirds of its area devoted to residential uses, the project falls within the HAA’s ambit, and it complies with local zoning code and the City’s general plan. Increased density, concessions, and waivers that a project is entitled to under the DBL (Gov. Code, § 65915) do not render the project noncompliant with the zoning code or general plan, for purposes of the HAA (Gov.

Code, § 65589.5, subd. (j)(3)). The HAA’s protections therefore apply, and the City may not reject the project except based on health and safety standards, as outlined above.

Furthermore, if the City rejects the project or impairs its feasibility, it must conduct “a thorough analysis of the economic, social, and environmental eǸects of the action.” (Id. at subd. (b).)

2201 Broadway, PH1, Oakland, CA 94612
www.calhdf.org

CalHDF also writes to emphasize that the DBL oǸers the proposed development certain protections. The City must respect these protections. In addition to granting the increase in residential units allowed by the DBL, the City must not deny the project the proposed waivers and concessions with respect to building height and studio designation. If the City wishes to deny requested waivers, Government Code section 65915, subdivision (e)(1) requires DZindings that the waivers would have a speciDZic, adverse impact upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the speciDZic adverse impact. If the City wishes to deny requested concessions, Government Code section 65915, subdivision (d)(1) requires DZindings that the concessions would not result in identiDZiable and actual cost reductions, that the concessions would have a speciDZic, adverse impact on public health or safety, or that the concessions are contrary to state or federal law. The City, if it makes any such DZindings, bears the burden of proof. (Gov. Code, § 65915, subd. (d)(4).) Of note, the DBL speciDZically allows for a reduction in required accessory parking in addition to the allowable waivers and concessions. (Id. at subd. (p).) Additionally, the California Court of Appeal has ruled that when an applicant has requested one or more waivers and/or concessions pursuant to the DBL, the City “may not apply any development standard that would physically preclude construction of that project as designed, even if the building includes ‘amenities’ beyond the bare minimum of building components.” (Bankers Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, 775.)

Furthermore, the project is exempt from state environmental review under the Class 32 CEQA categorical exemption (In-Fill Development Projects) pursuant to section 15332 of the CEQA Guidelines, as the project is consistent with the applicable general plan designation and all applicable general plan policies as well as the applicable zoning designation and regulations; the proposed development occurs within city limits on a project site of no more than DZive acres substantially surrounded by urban uses; the project site has no value as habitat for endangered, rare, or threatened species; approval of the project would not result in any signiDZicant eǸects relating to trafDZic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. Furthermore, the project is eligible for a statutory exemption from CEQA pursuant to AB 130 (Pub. Res. Code, § 21080.66), which was signed into law on June 30, 2025 and eǸective immediately (Assembly Bill No. 130, 2025-2026 Regular Session, Sec. 74, available here). Caselaw from the California Court of Appeal afDZirms that local governments err, and may be sued, when they improperly refuse to grant a project a CEQA exemption or streamlined CEQA review to which it is entitled. (Hilltop Group, Inc. v. County of San Diego (2024) 99 Cal.App.5th 890, 911.)

As you are well aware, California remains in the throes of a statewide crisis-level housing shortage. New housing such as this is a public beneDZit: by providing aǸordable housing, it will mitigate the state’s homelessness crisis; it will increase the city’s tax base; it will bring new customers to local businesses; and it will reduce displacement of existing residents by reducing competition for existing housing. It will also help cut down on transportation-related greenhouse gas emissions by providing housing in denser, more

2 of 3
urban areas, as opposed to farther-flu n gr e g i o n si nt h es t a t e( a n do u to fs t a t e ) .W h i l en oo n e project will solve the statewide housing crisis, the proposed development is a step in the right direction. CalHDF urges the City to approve it, consistent with its obligations under state law.

CalHDF is a 501(c)(3) non-proDZit corporation whose mission includes advocating for increased access to housing for Californians at all income levels, including low-income households. You may learn more about CalHDF atwww.calhdf.org.

Sincerely,
Dylan Casey
CalHDF Executive Director
James M. Lloyd
CalHDF Director of Planning and Investigations
3o f3

Attachment No. 4

Attachment No. 4
Previous 2024 NOP Comments

VIA EMAIL

August 28, 2024

Fiona Graham, Planning Services Manager
Planning and Zoning Division
Development Services Department
City of Arcadia
240 W. Huntington Drive
P.O. Box 60021
Arcadia, CA 91007
[email protected]

Lisa Flores, Deputy Development Services Director
Development Services Department
City of Arcadia
240 W. Huntington Drive
P.O. Box 60021
Arcadia, CA 91007
[email protected]
Linda Rodriguez, City Clerk
City Clerk’s Office
City of Arcadia
240 W. Huntington Drive
P.O. Box 60021
Arcadia, CA 91007
[email protected]

Re: CEQA and Land Use Notice Request for the Alexan Arroyo Mixed-Use Development Project (SCH 2024080685, Minor Use Permit No. 23-10, Tentative Tract Map (84296) No. 23-04, Certificate of Demolition No. 23-32, and Site Plan & Design Review No. 23- 12 with Density Bonus)

Dear Ms. Graham, Ms. Flores, and Ms. Rodriguez,

I am writing on behalf of Supporters Alliance for Environmental Responsibility (“SAFER”) regarding the project known as the Alexan Arroyo Mixed-Use Development Project (SCH 2024080685, Minor Use Permit No. 23-10, Tentative Tract Map (84296) No. 23-04, Certificate of Demolition No. 23-32, and Site Plan & Design Review No. 23-12 with Density Bonus), including all actions referring or related to the proposed development of a new 7-story to 8-story mixed-use development consisting of 359 dwelling units, including 315 market-rate dwelling units, 35 affordable, very-low-income dwelling units, and 9 live/work units, as well as a 3-level above ground parking garage, and residential amenities such as a co-working space, and a fitness center, lounge, and bicycle storage room, located at 325 North Santa Anita Avenue in Arcadia (“Project”).

We hereby request that the City of Arcadia (“City”) send by electronic mail, if possible, or U.S. Mail to our firm at the address below notice of any and all actions or hearings related to activities undertaken, authorized, approved, permitted, licensed, or certified by the City and any of its subdivisions, and/or supported, in whole or in part, through contracts, grants, subsidies, loans or other forms of assistance from the City, including, but not limited to the following:

x Notice of any public hearing in connection with the Project as required by California Planning and Zoning Law pursuant to Government Code Section 65091.

August 28, 2024
CEQA and Land Use Notice Request for the Alexan Arroyo Mixed-Use Development Project (SCH 2024080685, Minor Use Permit No. 23-10, Tentative Tract Map (84296) No. 23-04, Certificate of Demolition No. 23-32, and Site Plan & Design Review No. 23-12 with Density Bonus)

x Any and all notices prepared for the Project pursuant to the California Environmental Quality Act (“CEQA”), including, but not limited to:

ƒ Notices of any public hearing held pursuant to CEQA.
ƒ Notices of determination that an Environmental Impact Report (“EIR”) is required for the Project, prepared pursuant to Public Resources Code Section 21080.4. ƒ Notices of any scoping meeting held pursuant to Public Resources Code Section 21083.9. ƒ Notices of preparation of an EIR or a negative declaration for the Project, prepared pursuant to Public Resources Code Section 21092.
ƒ Notices of availability of an EIR or a negative declaration for the Project, prepared pursuant to Public Resources Code Section 21152 and Section 15087 of Title 14 of the California Code of Regulations.
ƒ Notices of approval and/or determination to carry out the Project, prepared pursuant to Public Resources Code Section 21152 or any other provision of law. ƒ Notices of any addenda prepared to a previously certified or approved EIR. ƒ Notices of approval or certification of any EIR or negative declaration, prepared pursuant to Public Resources Code Section 21152 or any other provision of law. ƒ Notices of determination that the Project is exempt from CEQA, prepared pursuant to Public Resources Code section 21152 or any other provision of law. ƒ Notice of any Final EIR prepared pursuant to CEQA.
ƒ Notice of determination, prepared pursuant to Public Resources Code Section 21108 or Section 21152.

Please note that we are requesting notices of CEQA actions and notices of any public hearings to be held under any provision of Title 7 of the California Government Code governing California Planning and Zoning Law. This request is filed pursuant to Public Resources Code Sections 21092.2 and 21167(f), and Government Code Section 65092, which requires agencies to mail such notices to any person who has filed a written request for them with the clerk of the agency’s governing body.

Please send notice by electronic mail, if possible, or U.S. Mail to:

Richard Drury
Chase Preciado
Madeline Dawson
Layne Fajeau
Lozeau Drury LLP
1939 Harrison Street, Suite 150
Oakland, CA 94612
[email protected]
[email protected]
[email protected]
[email protected]

Please call if you have any questions. Thank you for your attention to this matter.

August 28, 2024
CEQA and Land Use Notice Request for the Alexan Arroyo Mixed-Use Development Project (SCH 2024080685, Minor Use Permit No. 23-10, Tentative Tract Map (84296) No. 23-04, Certificate of Demolition No. 23-32, and Site Plan & Design Review No. 23-12 with Density Bonus)