STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
DATE: November 18, 2025
TO: Honorable Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director
By: Lisa Flores, Deputy Development Services Director
SUBJECT: FINAL VESTING TRACT MAP NO. 82734 TO CONS OLIDATE 10 LEGAL LOTS, RE -SUBDIVIDE THE PROPERTY INTO SIX (6) LEGAL LOTS, INCLUDING ONE COMPREHENSIVE GROUND LOT AND FIVE (5)
AIRSPACE LOTS FOR RESIDENTIAL UNITS, COMMERCIAL UNITS, AND PUBLIC PARKING AT 117 -129 E. HUNTINGTON DRIVE AND 124 -134 WHEELER AVENUE (THE "HUNTINGTON PLAZA" PROJECT)
CEQA: Exempt
Recommendation: Approve
SUMMARY
Tentative tract maps and final maps are required for all subdivisions and condominium projects. In accordance with Section 9105.05.050 of the Arcadia Development Code, the City Council shall approve a final map if it conforms to all requirements of the sub division regulations of the Development Code and the Subdivision Map Act. Vesting Tentative Tract Map No. 82734 was conditionally approved by the Planning Commission on September 10, 2024, to consolidate 10 legal lots and re -subdivide the property into six (6) legal lots, consisting of one comprehensive grou nd lot and five (5) airspace lots, for the approved mixed- use development project known as “Huntington Plaza”, located at 117–129 E. Huntington Drive and 124–134 Wheeler Avenue.
Final Vesting Tract Map No. 82734 has met all applicable criteria for subdivision – refer to Attachment No. 1. Therefore, it is recommended that the City Council Final Tract Map No. 82734
November 18, 2025
approve Final Vesting Tract Map No. 82734, along with a Categorical Exemption under the California Environmental Quality Act (“CEQA”).
BACKGROUND
On August 18, 2020, the City Council approved the Huntington Plaza Mixed- Use Development. This project consists of two separate five-story buildings spanning 10 parcels on either side of the east–west alley between Huntington Drive and Wheeler Avenue. The approved development includes 139 residential units, approximately 10,200 square feet of ground -floor commercial space, and both surface and subterranean parking.
The project design features a shared subterranean parking structure connecting the two buildings and extending beneath the existing alley. To accommodate this configuration, the developer has requested that the City vacate the portion of the alley located within the project boundaries. This vacation request also has been scheduled for the November 18, 2025, City Council agenda as a Public Hearing, and must be approved prior to the final tract map. The vacation is required because a final map cannot be recorded over an existing public right-of-way.
Since approval in 2020, the project has experienced several years of delays . Project delays are primarily due to the COVID -19 pandemic, a change in ownership, unforeseen development challenges, a fire that destroyed several vacant buildings on the project site, and changes to Southern California Edison’s design requirements, which necessitated modifications to the building’s mechanical systems and overall design. As a result, the original Vesting Tentative Tract Map expired in August 2024.
A new map was subsequently approved by the Planning Commission on September 10, 2024, to extend the life of the project. However, the building permits will expire on December 31, 2025, if the alley is not vacated and the final tract map is not approved.
The proposed map consolidates the existing 10 legal lots and re -subdivides the property into six (6) new lots: one (1) comprehensive ground lot (Lot 1) and five (5) airspace lots to accommodate residential condominium units, commercial units, and residential and public parking.
Final Tract Map No. 82734
November 18, 2025
A “comprehensive ground lot” represents the entire site area on the ground and is typically used in mixed- use airspace subdivisions , where a project involves the subdivision of land along with the creation of multiple airspace lots for residential, commercial, and parking uses. The project site encompasses properties located at 117–129 E. Huntington Drive and 124 –134 Wheeler Avenue. Specifically, Lot 2 will contain residential parking and 55 public parking stalls; Lots 3 and 4 will contain retail parking; Lot 5 will include comme rcial units and retail parking; and Lot 6 will be comprised entirely of residential units.
The proposed map is essential to the Huntington Plaza Mixed-Use Project, as it allows the consolidation and subdivision of existing lots necessary for the approved development.
DISCUSSION
The Final Tract Map submitted by the Applicant/Property Owner satisfies all conditions of approval set forth in the Tentative Tract Map. All utilities within the alley have been removed, as required prior to the alley vacation and approval of this Map.
The Map has been reviewed by the Los Angeles County Department of Public Works – refer to Attachment No. 2. The Map has been found to be in substantial compliance with both the Tentative Map, as conditionally approved by the Planning Commission, and the su bdivision regulations of the City’s Development Code and the State Subdivision Map Act. If approved, the Map is required to be filed with the Los Angeles County Recorder’s office for final recordation.
ENVIRONMENTAL ANALYSIS
Final Tract Map No. 82734 is Categorically Exempt from environmental review under the California Environmental Quality Act (“CEQA”), pursuant to Section 15332 of the CEQA Guidelines as an infill development project. The Planning Commission affirmed this finding and conditionally approved Tentative Tract Map No. 8 2734 at its regular meeting on August 18, 2024.
FISCAL IMPACT
There is no fiscal impact to the City by approving Final Tract Map No. 82734.
Final Tract Map No. 82734
November 18, 2025
RECOMMENDATION
It is recommended that the City Council approve Final Vesting Tract Map No. 82734 with a Categorical Exemption under the California Environmental Quality Act (“CEQA”); and consolidate 10 legal lots and re-subdivide the property into six (6) legal lots, consisting of one comprehensive ground lot and five (5) airspace lots, for the approved mixed -use development project known as Huntington Plaza, located at 117–129 E. Huntington Drive and 124–134 Wheeler Avenue.
Attachment No. 1: Final Tract Map No. 82734
Attachment No. 2: Letter of Compliance from Los Angeles County Department of Public Works
Attachment No. 1
Final Tract Map No. 82734
TRACT NO. 82734
TRACT NO. 82734
TRACT NO. 82734
TRACT NO. 82734
TRACT NO. 82734
TRACT NO. 82734
Attachment No. 2
Letter of Compliance from L.A. County’s
Public Works Department
COUNTY OF LOS ANGELES
DEPARTMENT OF PUBLIC WORKS
“To Enrich Lives Through Effective and Caring Service”
900 SOUTH FREMONT AVENUE
ALHAMBRA, CALIFORNIA 91803-1331
Telephone: (626) 458-5100
http://dpw.lacounty.gov
December 21, 2023
MARK PESTRELLA, Director
ADDRESS ALL CORRESPONDENCE TO:
P.O. BOX 1460
ALHAMBRA, CALIFORNIA 91802-1460
IN REPLY PLEASE
REFER TO FILE: LD-2
Mr. Kevin Merrill
City Engineer
City of Arcadia
P.O. Box 60021
Arcadia, CA 91006-6021
Dear Mr. Merrill:
TRACT 82734
Tract 82734 (enclosed) has been reviewed and approved by Public Works for mathematical accuracy, survey analysis, title information, and for compliance with the Subdivision Map Act. It is ready for your examination and certification as to compliance with the conditions of approval and applicable City ordinances.
The City Council or Advisory Agency should make the findings required by the California Environmental Quality Act and the Subdivision Map Act.
After your approval and the approval of the City Council or Advisory Agency, the final map should be returned to Los Angeles County Public Works, Land Development Division, for filing with the Registrar-Recorder/County Clerk's office.
If you have any questions, please contact Mr. Max Rodriguez of Public Works, Land Development Division, at (626) 458-4915 or [email protected].
Very truly yours,
MARK PESTRELLA, PE
Director of Public Works
JAMES H. CHON, PE
Assistant Division Engineer
Land Development Division
MR:kt
P:\LDPUB\SUBMAP\LETTERS\CITY LETTERS - TRACT\TR 82734 CITY LETTER (ARCADIA).DOCX Enc.