Item 09c - North Village Mixed-Use Development Project — Arcadia City Council, July 21, 2026

STAFF REPORT

DEVELOPMENT SERVICES DEPARTMENT
DATE: July 21, 2026

TO: Honorable Mayor and City Council

FROM: Lisa Flores, Development Services Director
By: Edwin Arreola, Senior Planner

SUBJECT: RESOLUTION NO. 7705 APPROVING ARCHITECTURAL DESIGN REVIEW NO. ADR 25-11 WITH A DENSITY BONUS AND HEIGHT WAIVER, AND TENTATIVE TRACT MAP NO. TTM 25 -07 (84740) FOR THE NORTH VILLAGE MIXED- USE DEVELOPMENT PROJECT CONSISTING OF 130 RESIDENTIAL CONDOMINIUM UNITS, INCLUDING 20 LOW -INCOME

AFFORDABLE UNITS, AND GROUND FLOOR COMMERCIAL SPACE , AT 225 N. 2ND AVENUE
CEQA: Statutorily Exempt
Recommendation: Adopt

SUMMARY

The Project qualifies for a 35% density bonus and associated waivers of development standards, including a height waiver to allow a proposed building height of 69 feet, exceeding the maximum permitted height limit of 60 feet. The Planning Commission voted 4-0, with one Commissioner absent, to recommend approval of the Project to the City Council.

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It is recommended that the City Council adopt Resolution No. 7705 finding the Project is Statutorily Exempt from California Environmental Quality Act (“CEQA”) pursuant to Assembly Bill (“AB”) 130, and approve the Project, subject to the conditions included in Attachment No. 1.

BACKGROUND

The Project site is located at 225 N. 2nd Avenue, on the southwest corner of N. 2nd Avenue and E. Saint Joseph Street. The site consists of two existing lots (APNs: 5773- 007-033 and 5773-007-034) with a total area of approximately 52,270 square feet (1.2 acres prior to the two-foot dedication along 2nd Avenue).

The existing one to two story industrial/office building, constructed in 1981, spans both parcels. Because the building is less than 50 years old, a historical assessment was not required. The only current tenant is Mt. Lowe Brewing Company, which has occupied the building since 2016. The remainder of the building is vacant but was most recently used for a variety of office and warehouse uses.

The site is zoned Downtown Mixed- Use ( “DMU”) with a General Plan Land Use designation of Downtown Mixed -Use. Surrounding land uses consist of sites zoned Commercial Manufacturing (“C-M”) with a Downtown Mixed- Use (“DMU”) Overlay to the north , which include commercial businesses and Southern California Edison substation, Open Space – Outdoor Recreation ( “OS-OR”) to the east , which consists of a City of Arcadia water facility, and DMU immediately to the south and west, which consist of offices and commercial/light industrial businesses. Refer to Figure 1 below and Attachment No. 2 for an aerial photo with zoning Information and photos of the subject property and vicinity.

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Figure 1 – Aerial of the Subject Site

Prior to formally submitting applications for the Project, the Applicant went through several rounds of preapplication review to obtain feedback from the City on various conceptual proposals. Through that process, Planning Services provided comments and recommendations regarding the Project's design. At that time, the proposal did not include affordable housing units and would have been subject to discretionary design review. Ultimately, the submitted Project included affordable housing units at a level that precludes discretionary design review . However, the final design incorporates many of the recommendations provided by Planning Services during the preapplication review process.

DISCUSSION

The Applicant proposes merging the two existing lots through the Tentative Tract Map process to develop a six -story, contemporary-style, mixed-use development consisting of 130 residential condominium units, including 20 deed- restricted affordable units at the Low Income level, and 3,932 square feet of commercial space.

The Tentative Tract Map would also establish airspace subdivisions for each unit to facilitate the sale of individual residential condominiums, it includes a two-foot right- of-way dedication along N. 2nd Avenue for sidewalk purposes , and a corner cut -off

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at the northeast corner of the site to accommodate an ADA -compliant curb ramp.

Refer to Attachment No. 3 for the Tentative Tract Map. The ground-floor commercial space will remain under a single ownership.

The Project site is located within the DMU Zone, which permits mixed- use developments at a residential density of up to 80 dwellings/acre. At approximately

1.20 acres in size, the Project site has a maximum base density of 96 units. The Project includes 20 deed -restricted affordable units at the L ow Income level, representing 20.8 % of the maximum base density. Pursuant to California Government Code Section 65915 (State Density Bonus Law) , the provision of L ow Income units qualifies the Project for a 35 % density bonus. Accordingly, the Project permits a density bonus of 32 units, resulting in a maximum allowable density of 130 residential units. Furthermore, by providing 20 % of the base density as affordable units, the Project is also complying with the City’s Inclusionary Housing Ordinance , which requires a minimum 5 % of for -sale units to be provided at the M oderate Income level or lower, and the Project is not subject to discretionary design review.

The Project will include the following residential unit types and sizes on Levels 2 through 6:

Units Type Minimum Size (sq. ft.) Maximum Size (sq. ft.) 6 Studio 441 471
17 1 Bedroom 763 893
63 2 Bedrooms 966 1,363
44 3 Bedrooms 1,239 1,591

The affordable units will be distributed throughout the Project site and will be comparable to the market-rate units in terms of size, bedroom counts, and exterior design. As the Project consists of for-sale condominium units, the Low Income units will be subject to a minimum affordability restriction period of 45 years, consistent with State law and City requirements. Residential amenities will include a lobby/mail room, gym, coworking office space, club lounge s, and common and private open spaces.

The ground floor commercial space will consist of three separate units. Two units will front E. Saint Joseph Street and consist of 1,347 square feet and 851 square feet. The Resolution No. 7705 – 225 N. 2nd Avenue
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third unit will be 1,734 square feet and front N. 2nd Avenue. Refer to Attachment No. 4 for the Architectural Plans and Figure 2 for a rendering of the Project.

Figure 2 – Rendering of the North Village Project

Access to residential parking will be provided from E. Saint Joseph Street through a gated driveway. Commercial parking as well as secondary access to the residential parking garage will be pro vided from a driveway off the alley located south of the Project site. The residential portion of the parking garage will be internally gated to separate it from the commercial parking area.

The Project will include 187 parking spaces for the residences and 16 parking spaces for commercial use, including dedicated spaces for electrical vehicle (“EV ”) charging and ADA spaces at grade level or within the basement level.

Residential parking is provided pursuant to Density Bonus L aw, which requires a minimum of one space per studio and one -bedroom unit, and 1.5 spaces for every two- and three-bedroom unit, inclusive of guest parking. The Project will also provide code compliant bicycle parking within the ground floor parking structure. Refer to Figure 3 for a site plan of the ground floor. T he Project complies with all applicable parking requirements, as shown in Table 1 below.

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Table 1 – Parking Requirements
Use Required Parking Number of
required spaces
Provided
Parking
Studio and 1
Bedroom units
1 space per unit
23 23
Two- and three-
bedroom units

1.5 spaces per unit
161 164
(incl. 3 tandem)
Bicycle Parking
(residential)

0.2 spaces per unit
28 32
Commercial
1/200 square feet
25% reduction within ¼ mile
of Arcadia Station
15 16
Bicycle Parking
(commercial) Two 2-bicycle racks 4 4

Figure 3 – Site Plan of the Ground Floor

The Project also 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 130 units, this equates to a minimum requirement of 13,000 square feet. The Project proposes a total of 17,776 square feet of open space provided through a mix of private open space balconies , totaling 6,235 square feet,

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and an 11,541 square foot common open space deck on the second floor. The total provided open space exceeds the minimum requirements by approximately 4,776 square feet.

Regarding setbacks, the DMU Zone permits a maximum front and side yard setback of 10'-0" and allows a 0'-0" rear yard setback. The Project complies with all applicable setback requirements and, in certain locations, provides setbacks that exceed the minimum standards, including a 10'-2" rear yard setback.

The Applicant is requesting a waiver of the DMU Zone's 60 -foot maximum building height to allow a building height of 69 feet. The requested waiver is necessary to accommodate the Project's density bonus units, as strict application of the height limit would physically preclude development of the Project at the density otherwise permitted under State Density Bonus Law. The requested waiver would allow the Project to meet the maximum density of 130 units with a density bonus. Pursuant to California Government Code Section 65915, the City is required to grant the requested waiver unless it makes written findings, supported by substantial evidence, that the waiver would result in a specific adverse impact on public health or safety. No such adverse impacts have been identified. Aside from the requested height waiver, the Project complies with all applicable development standards , including parking, open space , and setback requirements. Refer to Figure 4 , below, for an aerial rendering of the Project.

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Figure 4 – Aerial Rendering of the Project

FINDINGS

Sections 9103.15.040 and 9105.03.060(A)(1) of the Development Code require that for a Density Bonus and Tentative Tract Map to be granted, all of the following prerequisite findings must be satisfied:

Tentative Tract Map

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

Facts to Support This Finding: The Project is in compliance with all of the provisions of the City’s General Plan, Subdivisions Division of the Development Code, and the State Subdivision Map Act. It has been determined that the proposed subdivision is consistent with the General Plan Downtown Mixed -Use Land Use designation and the Downtown Mixed -Use ( “DMU”) Zone, which supports higher-density residential and mixed-use development in the City’s core.

The proposed Tentative Tract Map complies with the Subdivision Map Act

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regulations, and there is no specific plan applicable to this Map. The site is physically suitable for the proposed Project.

The Project layout has been designed to align with surrounding development patterns and to integrate with existing street, utility, and storm drainage infrastructure. Existing roadways and utilities are capable of adequately serving the proposed density and use types. All required improvements will be constructed in accordance with City standards.

The Map would not adversely affect the comprehensive General Plan and is consistent with the following General Plan goals and policies:

Land Use and Community Design Element

• Policy LU -1.1: Promote new infill and redevelopment projects that are consistent with the City’s land use and compatible with surrounding existing uses.

• Policy H -2.3: Encourage compatible residential development in areas on underutilized land.

• Policy H-4.4: Support infill development at appropriate locations in the City.

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

Facts to Support This Finding: The 1.2 acre site is physically suitable to accommodate the proposed 130 residential unit mixed -use development, including 20 Low Income units, at a density of 80 units per acre with the 35% density bonus. 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 or waivers when afforda ble housing is provided. 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. The Project complies with all other applicable zoning requirements, including, but not limited to , parking, setbacks, and open space. Therefore, the site is physically suitable for the Project.

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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 to Support This Finding: The Project is a subdivision for consolidation of two legal lots into a single parcel, and the subdivision of the airspace of an infill site within an urbanized area and does not serve as a habitat for endangered or rare species. 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. The Project will not cause substantial environmental damage or impact wildlife.

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

Facts to Support This Finding: The Project includes a Tentative Tract Map to consolidate two legal lots into a single parcel and subdivide the airspace of the proposed mixed-use 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 to Support This Finding: The proposed design of the subdivision does not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. There are no known easements on Resolution No. 7705 – 225 N. 2nd Avenue
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the subject property. Therefore, the Project will not conflict with any such easements.

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 to Support This Finding: The Public Works Services Department determined that the City’s existing infrastructure will adequately serve the Project. The discharge of sewage from the Project into the community sewer system will not result in violation of existing requirements specified by the California Regional Water Quality Control Board.

7. The proposed subdivision, its design, density, and type of development and improvements conform to the regulations of the Development Code and the regulations of any public agency having jurisdiction by law.

Facts to Support This 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.

Density Bonus

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

Facts to Support This Finding: The Project is consistent with the Downtown Mixed-Use General Plan land use designation, which supports higher- density residential and mixed- use development in the City’s core. The Project proposes to provide 20.8% of the units at the Low Income level, qualifying the Project for a Resolution No. 7705 – 225 N. 2nd Avenue
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Density Bonus of 35% and a request for a waiver of the height limitation that would otherwise limit the Project’s feasibility. Therefore, the Project will be consistent with the General Plan.

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

Facts to Support This Finding: The Project has been reviewed by the Public Works Services Department and Engineering Division. Both determined that the City’s existing infrastructure, including sewer, water, and public roadways, will adequately serve 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 Applicant has indicated that 20 of the 130 residential units (20.8% of the base density) within the Project will be restricted to Low Income residents, meeting the threshold established by Density Bonus law, which requires that at least 10% of the units be restricted to L ow Income residents. Accordingly, the Project meets this requirement. A condition of approval requires the preparation, submittal, and recordation of an Affordable Housing Agreement prior to issuance of a Certificate of Occupancy.

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 Section 50052.5, or for rents for the targeted units to be set as specified in Government Code Section 65915(c).

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physically precluding construction of the Project as proposed. The request has been reviewed for its potential health and safety impact on persons or property, on or within the vicinity of the Project , and it was determined that the request does not present a substantial health and safety impact. Therefore, the requested waiver can be granted.

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 L ow Income families 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, household income restrictions, method of calculation for s ale and resale prices, and a minimum affordability term of 45 years, consistent with State Density Bonus law. The covenant will ensure ongoing compliance with all applicable State and local requirements and will be executed prior to issuance of a Certifica te of Occupancy. Therefore, there are sufficient provisions to guarantee that the units will remain affordable for the required time period.

PLANNING COMMISSION MEETING

At the June 23, 2026, Planning Commission meeting, the Commission reviewed the proposed Project. No public comments were received for the Project. The Planning Commission found the Project to be well-designed and well-suited for the proposed location. They confirmed that the Project met all of the minimum requirements as it pertains to the Development Code and found the waiver for a height of 69 feet in lieu of the required 60 feet to be necessary to achieve the Density Bonus granted to the Project for providing affordable units.

The Planning Commission unanimously voted 4 -0, with Commissioner Wilander absent, to recommend approval of the Project to the City Council – refer to Attachment No. 5 - PC Resolution No. 2191 and Planning Commission Staff Report dated June 23, 2026, without attachments.

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ENVIRONMENTAL ANALYSIS

Effective July 1, 2025, Assembly Bill (“AB”) 130 established a new statutory exemption from the California Environmental Quality Act ( “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 p roject 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 Project meets all of the criteria listed above. The 1.2 acre site is located within the City of Arcadia, is currently developed with an existing commercial building and surface parking , and is entirely surrounded by urban land uses. The Project is a mixed-use residential development 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 a nd does not involve the demolition of any historic resources or encroach on environmentally sensitive lands. Additionally, pursuant to the requirements of AB 130, certain air quality restrictions apply to projects within 500 feet of a freeway. The Project complies with these requirements by not providing private balconies on the building’s north and east facades, as the property is within 500 feet of the I-210 Freeway.

Accordingly, the Project is statutorily exempt from CEQA under AB 130, and no further environmental review is required for 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 Assembly Bill 52. One tribe requested consultation, and the City completed the required Resolution No. 7705 – 225 N. 2nd Avenue
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process. Input received during consultation has been incorporated into the Project’s conditions of approval.

Under AB 130, the Project is subject to a 60-day processing “shot clock” from the date it was deemed complete on May 12, 2026. However, because the Project requires public hearings before both the Planning Commission and City Council, the Applicant agreed to extend the applicable timeline to allow sufficient time for the required public hearing process.

PUBLIC COMMENTS/NOTICE

A public hearing notice for this item was posted at the City Clerk’s Office, City Council Chambers, at the Arcadia Library, and on the City’s website, and was mailed to property owners within 300 feet of the subject property on July 9, 2026. As of July 17, 2026, no comments have been received.

FISCAL IMPACT

The net long-term fiscal impact would depend on final assessed valuations, the City’s share of property tax revenues, utility user tax, and the cost of providing municipal services to the site. As privately owned residential and commercial units within the mixed-use development, the future condominium owners will pay property taxes and utility user taxes.

Property tax revenues would be based on the assessed value of each unit at the time of sale, and while the City receives only a portion of the 1% ad valorem property tax, the aggregate assessed valuation of 1 30 ownership units instead of the existing tax from the two units currently on site, would represent a fairly substantial new taxable base. These revenues would be proportionally offset by the increased demand for City services, which would involve all City departments.

In addition, the Project would generate one -time revenues during construction, including building permit and plan check fees, development impact fees, and sewer and water connection charges. These revenues would not provide ongoing General Fund support but would help recover the C ity’s costs associated with plan review, permitting, and infrastructure capacity.

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RECOMMENDATION

It is recommended that the City Council adopt Resolution No. 7705, find the Project is Statutorily Exempt from the California Environmental Quality Act (“CEQA”) pursuant to Assembly Bill ( “AB”) 130, and approve Architectural Design Review No.

ADR 25-11 with a Density Bonus and Tentative Tract Map No. TTM 25 -07 (84740), subject to the proposed Conditions of Approval listed below.

Planning

1. The Project shall be developed and maintained by the Applicant/Property Owner in a manner that is consistent with the plans submitted and conditionally approved for Architectural Design Review No. ADR 25 -11 with a Density Bonus and Tentative Tract Map No. TTM 25-07 (84740), subject to the satisfaction of the Development Services Director or their designee.

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. 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 materials shall be architecturally integrated with the building design and will be reviewed and approved during building plan check.

4. All exterior lighting shall be designed to prevent glare, light trespass, and spillover onto adjacent properties in accordance with the requirements in the City’s Development Code. Lighting fixtures shall be shielded and directed downward. Lighting plans including a photometric analysis shall be subject to review and approval by the Planning Division during building plan check.

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

6. All screen walls, fences, and gates shall be constructed in accordance with the approved plans and shall comply with the maximum height and design Resolution No. 7705 – 225 N. 2nd Avenue
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standards of the Arcadia Development Code. Any modification to materials, height, or location shall require review and approval by the Planning Division.

7. The Applicant/Property Owner shall comply with all applicable provisions of the State Density Bonus Law (Government Code Section 65915). The Project shall include 20 for -sale affordable units restricted to the Low Income level. These units shall be dispersed throughout the residential development and shall generally reflect the mix of unit sizes and types provided within the Project. The location of the affordable units shall be reviewed and approved by Development Services Director or their designee prior to submittal of plans to Building Services plan check.

8. The Applicant/Property Owner shall submit an application and the applicable fee for a Density Bonus and/or Affordable Housing Agreement to the City prior to submitting plans for Building Services plan check, together with a $7,000 deposit for final review and approval by the City Attorney. Following approval by the City Attorney, the Agreement shall be recorded with the Los Angeles County Recorder's Office after the final map has been recorded and prior to issuance of a Certificate of Occupancy from the Building Division.

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.

10. 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 by the Development Services Department.

11. 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.

12. 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 to the satisfaction of the Development Services Director or their designee.

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13. Prior to plan check submittal, the Applicant/Property Owner shall demonstrate compliance with Assembly Bill ( “AB”) 130 and Public Resources Code Section 21080.66(c)(2). Since the Project site is located within 500 feet of a freeway, the construction plans submitted for plan check shall clearly identify and depict the applicable requirements, including the following items:
a. The entire building shall have a centralized heating, ventilation, and air- conditioning system.
b. The construction plans shall identify that all outdoor air intakes for the heating, ventilation, and air- conditioning system shall be located and oriented to face away from the freeway.
c. The construction plans shall identify that the building’s outdoor and return air systems will be equipped with air filtration media achieving a minimum efficiency reporting value (“MERV”) rating of 16. d. The Applicant shall provide documentation confirming that the air filtration media will be replaced at the interval specified by the manufacturer.

Building

14. The plans that are submitted to Building Services for plan check shall comply with the latest adopted edition of the following codes as applicable:
a. California Building Code (“CBC”)
b. California Electrical Code
c. California Mechanical Code
d. California Plumbing Code
e. California Energy Code
f. California Fire Code
g. California Green Building Standards Code
h. California Existing Building Code
i. Arcadia Municipal Code

15. Grading plans shall be submitted with the building plan check submittal, and are to be approved by Engineering, Planning Services, and Building Services prior to the issuance of building permits. The grading plans shall indicate all site improvements and shall indicate complete drainage paths of all drainage water run-off.

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16. A demolition permit shall be obtained from Building Services prior to the removal and/or demolition of the structures on site.

Engineering

17. The Applicant/Property Owner shall provide a two-foot dedication along N. 2 nd Avenue to establish a 10 -foot sidewalk and a corner cut off dedication to accommodate an American with Disabilities Act (“ADA”) ramp in accordance with Caltrans Standard A88A.

18. The Final Tract Map shall 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 N. 2 nd Avenue and Saint Joseph Street to the satisfaction of the City Engineer.

19. Prior to recordation of the final tract map, the Applicant/Property Owner shall complete the construction of or execute and provide a Subdivision Map Agreement and bond to the City for the following off-site improvements:
a. Remove the existing driveway approaches and construct new driveway approaches per the City Standard. Ensure Americans with Disabilities Act (“ADA”) access is provided around all driveway approaches within City right-of-way and development property lines. Improvements shall not encroach into neighboring properties/frontages.
b. Remove the existing sidewalk and construct a new sidewalk per City Standard providing adequate path of travel in compliance with ADA.

Ensure locations around obstructions provide necessary clearances.

20. 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.

21. The proposed development will be required to adhere to Los Angeles County Low Impact Development ( “LID”) requirements. All LID measures must be implementable within the property. A LID plan, showing the selected measures, shall be provided along with the grading and drainage plan. A Master Covenant for the LID and Maintenance Plan shall be recorded with the Los Angeles County Recorder prior to occupancy.

22. A hydrology report and a soils/geotechnical report shall be submitted with the plan check submittal to Building Services.

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23. The Applicant/Property Owner shall repair any damages to public improvements in the public right- of-way resulting from construction related activities, including, but not limited to, the movement and/or delivery of equipment, materials, and soils to and/or from the site , trench cuts , and construction traffic . The need for such repair shall be determined by the Development Services Director, the Public Works Services Director, City Engineer, or their designees, during construction and up until issuance of a Certificate of Occupancy.

Fire Department

24. The building shall be provided with an automatic fire sprinkler system per the City of Arcadia Fire Department’s Commercial Sprinkler Standard. The fire sprinkler system shall be monitored by a UL listed central station. Notification appliances shall be provided in all common areas and adjacent to sleeping areas in residential units. Visual appliances shall be provided in any units classified as being accessible.

25. Knox boxes shall be provided at the lobby entrance and at doors leading to stairwells. Knox switches shall be provided for any automatic vehicular gates.

26. Minimum 2A:10BC fire extinguishers shall be provided in all common areas. A maximum travel distance of no more than 75 feet shall be provided between fire extinguishers.

27. At least one elevator shall be EMS capable and at least one elevator shall be accessible and shall be provided with standby power. An Emergency Responder Radio Coverage System is required and a two-way communication system shall be provided at all elevator lobbies.

28. A new public fire hydrant shall be provided on the Saint Joseph Street frontage at an approved location determined by the Fire Department.

29. Prior to issuance of a Certificate of Occupancy, 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.

Public Works

30. The Applicant/Property Owner 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 Resolution No. 7705 – 225 N. 2nd Avenue
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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.

31. The Applicant/Property Owner shall utilize the existing sewer lateral(s) , if possible. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover, an approved backwater valve will be required.

32. In order to verify the required water service size for the Project, the Applicant/Property Owner shall submit to the Public Works Services Department calculations for the maximum domestic use demand and maximum fire demand prior to the issuance of a building permit. Fire protection requirements shall be those stipulated by the Arcadia Fire Department and shall conform to the Arcadia Standard Plan.

33. Prior to the issuance of a building permit, the Applicant/Property Owner shall submit a Water Meter Permit Application to the Public Works Services Department.

34. The Applicant/Property Owner shall provide a new water service installation.

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

35. The Applicant/Property Owner shall comply with the General Construction National Pollutant Discharge Elimination System ( “NPDES”) Permit, submit a Notice of Intent ( “NOI”) and pay applicable fees to the State Water Resources Control Board, and prepare a Storm Water Pollution Prevention Plan (“SWPPP”).

Cultural Resources

36. 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.

Resolution No. 7705 – 225 N. 2nd Avenue
July 21, 2026

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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.

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

38. 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; o r (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”).

39. 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 Tri be 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.

Resolution No. 7705 – 225 N. 2nd Avenue
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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 shal l 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 Native A merican, 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 tha t 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 ins titution 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.

Page 24 of 27 ends

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 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 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. I f 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.

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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 subje ct 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 T ribe 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

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satisfaction of the Building Official, Fire Marshal, Public Works Services Director, and Deputy Development Services Director. Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees.

43. To the maximum extent permitted by law, Applicant must defend, indemnify, and hold the City, any departments, agencies, divisions, boards, and/or commissions of the City, and its elected officials, officers, contractors serving as City officials, agents, e mployees, 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 lia bilities for damages caused or alleged to have been caused by reason of the Applicant’s activities in connection with ADR 25-11 with Density Bonus and TTM 25-07 (“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.

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 the City that the deposit has fallen below the initial amount, Applicant/Property Owner shall replenish the deposit each and every time in order for City’s legal team to continue working on the matter. The Resolution No. 7705 – 225 N. 2nd Avenue
July 21, 2026

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City shall only refund to the Applicant/Property Owner any unexpended funds from the deposit within 30 days of: (i) a final, non-appealable decision by a court of competent jurisdiction resolving the legal action; or (ii) full and complete settlement of legal action. The City shall have the right to select legal counsel of its choice. The parties hereby agree to cooperate in defending such action. The City will not voluntarily assist in any such third- party challenge(s). In consideration for approval of the Project, this condition shall remain in effect if the entitlement(s) related to this Project is rescinded or revoked, at the request of the Applicant or not.

Approval of ADR 25-11 with a Density Bonus and Tentative Tract Map No. TTM 25-07 (84740) shall not be in effect unless the Property Owner and Applicant 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 Acceptance Form to the Development Services Department is to indicate awareness and acceptance of the conditions of approval.

Attachment No. 1: Resolution No. 7705
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity
Attachment No. 3: Tentative Tract Map No. 84740
Attachment No. 4: Architectural Plans
Attachment No. 5: PC Resolution No. 2191 and Planning Commission Staff Report dated June 23, 2026, without attachments

Attachment No. 1

Attachment No. 1
Resolution No. 7705

1 RESOLUTION NO. 7705

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING ARCHITECTURAL DESIGN REVIEW NO. ADR 25- 11 WITH A DENSITY BONUS AND HEIGHT WAIVER, AND TENTATIVE TRACT MAP NO. TTM 25-07 (84740) FOR THE NORTH VILLAGE MIXED - USE DEVELOPMENT PROJECT CONSISTING OF 130 RESIDENTIAL
CONDOMINIUM UNITS, INCLUDING 20 LOW -INCOME AFFORDABLE
UNITS, AND GROUND FLOOR COMMERCIAL SPACE , AT 225 N. 2ND AVENUE

WHEREAS, on August 14, 2025, applications for Architectural Design Review No. ADR 25-11 with a Density Bonus and Tentative Tract Map No. TTM 25-07 (84740) were ﬁled by Daniel Wu of Giantech Construction, Inc., on behalf of the property owner, Warm Space R eal Estate LLC, requesting approval for a new mixed -use development at 225 N. 2nd Avenue (collectively, the “Project”), known as North Village, to consolidate two existing parcels into a single 1.2 -acre lot (without the 2 foot dedication along 2nd Avenue) and construct a six-story mixed-use development consisting of 130 residential condominium units, including 20 deed- restricted aﬀordable units at the low-income level, and three commercial units on the ground ﬂoor.

WHEREAS, pursuant to State Density Bonus Law (Government Code Section 65915), the Project is eligible for a 35% density bonus, up to two (2) concessions or incentives, and waivers of development standards that would physically preclude construction of the Project at the permitted density. Accordingly, the Applicant is 2 requesting a waiver of the maximum building height standard to allow a building height of 69 feet in lieu of the otherwise permitted maximum height of 60 feet; and WHEREAS, the Project is statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.66 because it is a qualifying inﬁll housing development located on a site that is not environmentally sensitive or hazar dous, is consistent with the General Plan and applicable zoning regulations, and satisﬁes all applicable objective design and development standards; and
WHEREAS, pursuant to Public Resources Code Section 21080.66(b), the City provided notice of the Project on April 2, 2026, to California Native American tribes traditionally and culturally aﬃliated with the Project site, commencing the 60 -day response period; the Gabrieleño Band of Mission Indians –Kizh Nation ("Tribe") requested consultation on April 3, 2026; and the City subsequently conducted consultation with the Tribe, which concluded on April 30, 2026; and WHEREAS, on June 23, 2026, a duly noticed public hearing was held before the Planning Commission on said Project, at which time all interested persons were given full opportunity to be heard and to present evidence; and WHEREAS, on June 23, 2026, following consideration of all testimony and evidence including staﬀ reports and attachments, the Planning Commission voted 4- 3 0, with one Commissioner absent, to recommend approval of the Project to the City Council; and
WHEREAS, on July 21, 2026, 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 July 21, 2026, are true and correct.

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:

Tentative Tract Map

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

FACT: The Project is in compliance with all of the provisions of the City’s General Plan, Subdivisions Division of the Development Code, and the State Subdivision Map Act. It has been determined that the proposed subdivision is consistent with the General Plan Downtown Mixed -Use Land Use designation a nd the Downtown Mixed -Use (DMU) Zone, which supports higher -density residential 4 and mixed-use development in the City’s core. The proposed Tentative Tract Map complies with the Subdivision Map Act regulations, and there is no speciﬁc plan applicable to this Map. The site is physically suitable for the proposed Project.

The Project layout has been designed to align with surrounding development patterns and to integrate with existing street, utility, and storm drainage infrastructure. Existing roadways and utilities are capable of adequately serving the proposed density an d use types. All required improvements will be constructed in accordance with City standards.

The Map would not adversely aﬀect the comprehensive General Plan and is consistent with the following General Plan goals and policies:

Land Use and Community Design Element
• Policy LU -1.1: Promote new inﬁll and redevelopment projects that are consistent with the City’s land use and compatible with surrounding existing uses.
• Policy H -2.3: Encourage compatible residential development in areas on underutilized land.
• Policy H-4.4: Support inﬁll development at appropriate locations in the City.

2. The site is physically suitable for the type and proposed density of development.
5 FACT: The 1.2-acre site is physically suitable to accommodate the proposed mixed-use development, consisting of 130 residential condominium units, including 20 aﬀordable units for low -income households, and 3,932 square feet of ground - ﬂoor commercial space. While the Project exceeds the base density otherwise permitted in the DMU Zone, the proposed density is permitted pursuant to State Density Bonus Law due to the provision of aﬀordable housing units. 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. The Project complies with all other applicable zoning requirements including but not limite d to parking, setbacks, and open space. Therefore, the site is physically suitable for the Project.

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 Project is a subdivision for consolidation of two legal lots into a single lot and the subdivision of the airspace of an inﬁll site within an urbanized area and does not serve as a habitat for endangered or rare species. The Project site is currently developed and located within the City's Downtown core, which is fully built out wi th existing infrastructure, paved streets, and surrounding urban uses. The Project will not cause substantial environmental damage or impact wildlife. 6 4. The design of the subdivision or type of improvements is not likely to cause serious public health or safety problems.

FACT: The Project includes a Tentative Tract Map to consolidate two legal lots into a single lot and subdivide the airspace of the proposed mixed-use 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).

FACT: The proposed design of the subdivision does not conﬂict with easements acquired by the public at large for access through or use of property 7 within the proposed subdivision. There are no known easements on the subject property. Therefore, the Project will not conﬂict with any such easements.

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 Arcadia Public Works Services Department determined that the City’s existing infrastructure will adequately serve the Project. The discharge of sewage from the Project into the community sewer system will not result in violation of existing requirements speciﬁed by the California Regional Water Quality Control Board.

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.

8 Density Bonus

FACT: The Project is consistent with the Downtown Mixed -Use General Plan land use designation, which supports higher -density residential and mixed -use development in the City’s core. The Project proposes to provide 20.8% of the units at the low-income level, qualifying the Project for a Density Bonus of 35% and a request for a waiver of the height limitation that would otherwise limit the Project’s feasibility.

Therefore, the Project will be consistent with the General Plan.

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

FACT: The Project has been reviewed by the Public Works Services Department and Engineering Division. Both determined that the City’s existing infrastructure, including sewer, water, and public roadways, will adequately serve 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 Applicant has indicated that 20 of the 130 residential units (20.8% of the base density) within the Project will be restricted to low income residents, 9 meeting the threshold established by Density Bonus law which requires that at least 10% of the units be restricted to low income residents. Accordingly, the Project meets this requirement. A condition of approval requires the preparation, submittal, and recordation of a Density Bonus and Aﬀordable Housing Agreement prior to issuance of a Certiﬁcate of Occupancy.

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 Section 50052.5, or for rents for the targeted units to be set as speciﬁed in Government Code Section 65915(c).

FACT: The Project does not include the use of any concessions or incentives.

However, the Project includes a waiver of the maximum height requirement in the DMU Zone of 60’ -0” and proposes a maximum height of 69’ -0” pursuant to State Density Bonus Law. The requested waiver would allow the Project to develop the maximum 130 units permitted under the Density Bonus granted to the Project and is necessary to avoid physically precluding construction of the Project as proposed.

The request has been reviewed for its potential health and safety impact on persons or property, on or within the vicinity of the Project and it was dete rmined that the 10 request does not present a substantial health and safety impact. Therefore, the requested waiver can be granted.

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

FACT: The aﬀordable housing units for low -income families 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, household income restrictions, method of calculation for sale and resale prices, and a minimum aﬀordability term of 45 years, consistent with State Density Bonus law.

The covenant will ensure ongoing compl iance 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.

SECTION 3. Pursuant to the provisions of the California Environmental Quality Act (“CEQA”) and Public Resources Code Section 21080.66, the Project is statutorily exempt from CEQA as a qualifying inﬁll housing development because it is located within an urbanized area on a site that is substantially surrounded by urban uses, is consistent with the applicable General Plan and zoning designation, complies with all applicable objective development and design standards, is not located on an environmentally sens itive or hazardous site, the tribal consultation requirements 11 have been completed, and meets all other applicable requirements necessary to qualify for the exemption.

SECTION 4. For the foregoing reasons, the City Council ﬁnd the Project is statutorily exempt from CEQA under Assembly Bill (AB) 130, and approve Architectural Design Review No. ADR 25-11 with a Density Bonus and Tentative Tract Map No. TTM 25-07 (84740) to consolidate two existing parcels into a single 1.2-acre lot and subdivide the airspace for condominium purposes for a new six-story, mixed- use development with 130 residential condominium units, including 20 deed- restricted aﬀordable units at the low inco me level and 3,932 square feet of ground level commercial space at 225 N. 2
nd Avenue, subject to the conditions of approval
attached hereto.

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

12 Passed, approved and adopted this 21st day of July, 2026.

_______________________________
Mayor of the City of Arcadia

ATTEST:

City Clerk

APPROVED AS TO FORM:

Michael J. Maurer
City Attorney

13 Page Intentionally Left Blank

14 RESOLUTION NO. 7705

Conditions of Approval

Planning

1. The Project shall be developed and maintained by the Applicant/Property Owner in a manner that is consistent with the plans submitted and conditionally approved for Architectural Design Review No. ADR 25 -11 with a Density Bonus and Tentative Tract Map No. TTM 25 -07 (84740), subject to the satisfaction of the Development Services Director or designee.

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

6. 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.

7. The Applicant/Property Owner shall comply with all applicable provisions of the State Density Bonus Law (Government Code Section 65915). The Project shall include 20 for -sale affordable units restricted to the low -income level. These units shall be dispers ed throughout the residential development and shall generally reflect the mix of unit sizes and types provided within the Project. The 15 location of the affordable units shall be reviewed and approved by Development Services Director or designee prior to submittal of plans to Building Services plan check.

The CC&Rs shall include pr ovisions 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 submit a haul route map and staging plan to Planning Services for review and approval prior to issuance of a grading permit.

13. Prior to plan check submittal, the Applicant/Property Owner shall demonstrate compliance with Assembly Bill (AB) 130 and Public Resources Code Section 21080.66(c)(2). Since the Project site is located within 500 feet of a freeway, the construction plans submitted for plan check shall clearly identify and depict the applicable requirements, including the following items:
a. The entire building shall have a centralized heating, ventilation, and air- conditioning system.
16 b. The construction plans shall identify that all outdoor air intakes for the heating, ventilation, and air -conditioning system shall be located and oriented to face away from the freeway.
c. The construction plans shall identify that the building’s outdoor and return air systems will be equipped with air filtration media achieving a minimum efficiency reporting value (MERV) rating of 16. d. The Applicant shall provide documentation confirming that the air filtration media will be replaced at the interval specified by the manufacturer.

Building

14. The plans that are submitted to Building Services for plan -check shall comply with the latest adopted edition of the following codes as applicable:
a. California Building Code (CBC)
b. California Electrical Code
c. California Mechanical Code
d. California Plumbing Code
e. California Energy Code
f. California Fire Code
g. California Green Building Standards Code
h. California Existing Building Code
i. Arcadia Municipal Code

15. Grading plans shall be submitted with the building plan -check submittal, and are to be approved by Engineering, Planning Services, and Building Services prior to the issuance of building permits. The grading plans shall indicate all site improvements and shall indicate complete drainage paths of all drainage water run-off.

16. A demolition permit shall be obtained from Building Services prior to the removal and/or demolition of the structures on site.

Engineering

17. The Applicant/Property Owner shall provide a two -foot dedication along N. 2 nd Avenue to establish a 10 -foot parking and a corner cut off dedication to accommodate an American with Disabilities Act (ADA) ramp in accordance with Caltrans Standard A88A.

18. The Final Tract Map shall be recorded prior to the issuance of any building or foundation permits for the mixed -use development. The map shall include all 17 required dedications and easements along N. 2 nd Avenue and Saint Joseph Street to the satisfaction of the City Engineer.

19. Prior to recordation of the final tract map, the Applicant/Property Owner shall complete the construction of or execute and provide a Subdivision Map Agreement and bond to the City for the following off-site improvements:
a. Remove the existing driveway approaches and construct new driveway approaches per the City Standard. Ensure Americans with Disabilities Act (ADA) access is provided around all driveway approaches within City right-of-way and development property lines. Improvements shall not encroach into neighboring properties/frontages.
b. Remove the existing sidewalk and construct a new sidewalk per City Standard providing adequate path of travel in compliance with ADA.

Ensure locations around obstructions provide necessary clearances.

20. 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.

21. The proposed development will be required to adhere to Los Angeles County Low Impact Development (LID) requirements. All LID measures must be implementable within the property. A LID plan, showing the selected measures, shall be provided along with the grading and drainage plan. A Master Covenant for the LID and Maintenance Plan shall be recorded with the Los Angeles County Recorder prior to occupancy.

22. A hydrology report and a soils/geotechnical report shall be submitted with the plan check submittal to Building Services.

23. The Applicant/Property Owner shall repair any damages to public improvements in the public right- of-way resulting from construction related activities, including, but not limited to, the movement and/or delivery of equipment, materials, and soils to and/or from the site, trench cuts, and construction traffic. The need for such repair shall be determined by the Development Services Director, the Public Works Services Director, City Engineer, or designees, during construction and up until issuance of a Certificate of Occupancy.

Fire Department

24. The building shall be provided with an automatic fire sprinkler system per the City of Arcadia Fire Department’s Commercial Sprinkler Standard. The fire sprinkler system shall be monitored by a UL listed central station. Notification 18 appliances shall be provided in all common areas and adjacent to sleeping areas in residential units. Visual appliances shall be provided in any units classified as being accessible.

25. Knox boxes shall be provided at the lobby entrance and at doors leading to stairwells. Knox switches shall be provided for any automatic vehicular gates.

26. Minimum 2A:10BC fire extinguishers shall be provided in all common areas. A maximum travel distance of no more than 75 feet shall be provided between fire extinguishers.

28. A new public fire hydrant shall be provided on Saint Joseph Street frontage at an approved location determined by the Fire Department.

Public Works

30. The Applicant/Property Owner 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.

31. The Applicant/Property Owner shall utilize the existing sewer lateral(s), if possible. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover, an approved backwater valve will be required.

32. In order to verify the required water service size for the Project, the Applicant/Property Owner shall submit to the Public Works Services Department calculations for the maximum domestic use demand and maximum fire demand prior to the issuance of a building permit. Fire protection requirements shall be as stipulated by the Arcadia Fire Department and shall conform to the Arcadia Standard Plan.
19 33. Prior to the issuance of a building permit, the Applicant/Property Owner shall submit a Water Meter Permit Application to the Public Works Services Department.

34. The Applicant/Property Owner shall provide a new water service installation .

35. The Applicant/Property Owner shall comply with the General Construction National Pollutant Discharge Elimination System (NPDES) Permit, submit a Notice of Intent (NOI) and pay applicable fees to the State Water Resources Control Board, and prepare a Storm Water Pollution Prevention Plan (SWPPP).

Cultural Resources

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

38. 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 20 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).

39. 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.

40. 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 shal l 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 Native 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 tha t 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. 21 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 ins titution 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.

41. 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 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 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 22 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. I f 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 remai ns 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 subje ct 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 23 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

42. The Applicant/Property Owner shall comply with all City requirements regarding building safety, fire prevention, detection, suppression, emergency access, public right- of-way improvements, parking, water supply and water facilities, sewer facilities, trash reduction and recycling requirements, and National Pollutant Discharge Elimination System (NPDES) measures, all to the satisfaction of the Building Official, Fire Marshal, Public Works Services Director, and Deputy Development Services Director. Complianc e with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees.

43. To the maximum extent permitted by law, Applicant must defend, indemnify, and hold the City, any departments, agencies, divisions, boards, and/or commissions of the City, and its elected officials, officers, contractors serving as City officials, agents, e mployees, 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 lia bilities for damages caused or alleged to have been caused by reason of the Applicant’s activities in connection with ADR 25-11 with Density Bonus and TTM 25-07 (“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.

Within 15 days’ notice from the City of any such action, the Applicant shall 24 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 the City that the deposit has fallen below the initial amount, Applicant/Property Owner shall replenish the deposit each and every time in order for City’s legal team to continue working on the matter. The City shall only refund to the Applicant/Property Owner any unexpended funds from the deposit within 30 days of: (i) a final, non-appealable decision by a court of competent jurisdiction resolving th e legal action; or (ii) full and complete settlement of legal action. The City shall have the right to select legal counsel of its choice. The parties hereby agree to cooperate in defending such action. The City will not voluntarily assist in any such third -party challenge(s). In consideration for approval of the Project, this condition shall remain in effect if the entitlement(s) related to this Project is rescinded or revoked, at the request of the Applicant or not.

Attachment No. 2
Aerial Photo with Zoning Information &
Photos of the Subject Site

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

Lot Area (sq ft):

Year Built:

Main Structure / Unit (sq. ft.):

DMU
Number of Units:

DMU
Property Characteristics
1981
23,350
0 Property Owner
Site Address: 225 N 2ND AVE
Parcel Number: 5773-007-033
N/A
Zoning:

General Plan:

Yes
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 18-Jun-2026

Page 1 of 1 ends

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

Lot Area (sq ft):

Year Built:

Main Structure / Unit (sq. ft.):

DMU
Number of Units:

DMU
Property Characteristics
1981
35,900
0 Property Owner
Site Address: 225 N 2ND AVE
Parcel Number: 5773-007-034
N/A
Zoning:

General Plan:

Yes
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 18-Jun-2026

Page 1 of 1 ends

SITE PHOTOS
225 N 2ND AVE., ARCADIA, CA 91006

SITE MAP

E ST JOSEPH ST
N 2ND AVE.

ALLEY

SITE PHOTOS
225 N 2ND AVE., ARCADIA, CA 91006

SITE MAP
1 SITE PHOTO - VIEW FROM 2ND AVE

E ST JOSEPH
ST
N 2ND AVE.

ALLE
Y
1 2
2 SITE PHOTO - VIEW FROM 2ND AVE
3 3 SITE PHOTO - VIEW FROM ALLEY

SITE PHOTOS
225 N 2ND AVE., ARCADIA, CA 91006

SITE MAP
4 SITE PHOTO - VIEW FROM ALLEY

E ST JOSEPH ST
N 2ND AVE.

ALLEY
4 5

SITE PHOTO - VIEW FROM SOUTHWEST SIDE
6 5
6 SITE PHOTO - VIEW FROM NORTHWEST SIDE

SITE PHOTOS
225 N 2ND AVE., ARCADIA, CA 91006

SITE MAP
7 SITE PHOTO - VIEW FROM ST JOSEPH ST

E ST JOSEPH ST
N 2ND AVE.

ALLEY
SITE PHOTO - VIEW FROM ST JOSEPH8
87 SITE PHOTOS - ADJACENT BUILDINGS
225 N 2ND AVE., ARCADIA, CA 91006

SITE MAP

E ST JOSEPH ST
N 2ND AVE.

ALLEY
B A
C D
E
B
A
E
D
C
F
F
Attachment No. 3

Attachment No. 3
Tentative Tract Map No. 84740

H HH HH
RH
7 11
10 12
13 14
15 16
12345678910111213141516171819
22 23
24 26
27 28
31 25
35 34
33 32
38 40
43 44
39 53
50 49
48 47
56 57
59 62
63 58
70 69
68 67
66 42
41 51
52 WASTE

COLLECTION

VEHICLE
60 61
9 6
1 8 5
4 R
R
R
R
R
R
R
RR R H
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R

R RRR RRR RRR RRR RRR RRR
R
R
R
R
R
R
R
R
R HR
R
R
R
R
R
R
C
C
C
C
C
C
C
C
C
C
C
C
C
C
2 C
3 C
20 R
21 R
R
29R
30 36
37 45
46 54
55 64
65 71
72 PACKAGE

RETAIL PARKING AREA
TRASH

RESIDENT PARKING AREA

VEHICLE ENTRANCE

VEHICLE ENTRANCE
GYM
LOBBY
MAIL

UTILITY
WORK
CIRC.

RETAIL
6" RISER
30,000 GAL TANK
DW
PUMP
WEIR
RETAIL
RETAIL

ELECTRICAL
CLUB

BICYCLE

PARKING

BICYCLE

PARKING

BICYCLE

PARKING

BICYCLE

PARKING

BICYCLE PARKING

TO BASEMENT

RAMP TO BASEMENT

UTILITY
1 TENTATIVE TRACT MAP
225 N 2nd AVENUE
ARCADIA, CA 91006
COUNTY OF LOS ANGELES 1

PROFESSIONAL C I V I L ENGINEER

STAT E OF CA L I FORNIA
GEOTECHNOLOGIES, INC.
439 WESTERN AVE
GLENDALE, CA 91201
(818) 240-9600
ADDRESS 225 N 2ND AVE. ARCADIA, CA 91006
ASSESSORS PARCEL NUMBER 5773-007-033 AND 5773-007-034

ZONING DOWNTOWN MIXED USE (DMU) WITH DOWNTOWN PARKING OVERLAY LOT SIZE 52,270 SF (1.20 AC)

MAJOR LAND DIVISION

THE TENTATIVE TRACT PROJECT PROPOSED IS FOR THE CONSTRUCTION OF A

SUBTERRANEAN PARKING AREA, A GROUND LEVEL WHICH INCLUDES PARKING AND COMMERCIAL SPACES AS WELL AS RESIDENTIAL LEVELS ABOVE THE GROUND LEVEL. (FOR CONDOMINIUM AND COMMERCIAL PURPOSES)

LOCATED IN THE CITY OF ARCADIA

COUNTY OF LOS ANGELES
HP WU DESIGN & ASSOCIATES, INC.
2 LA PORTE STREET
ARCADIA, CA 91006
CONTACT: DANIEL WU
EMAIL: [email protected]
TEL: (626) 447-3583

TENTATIVE TRACT MAP
NTS
210
605

SAN GABRIELRIVER FWY

FOOTHILL FWY

ROSEMEAD BLVD
164 ARCADIA

MONROVIA
2ND AVE

SANTA ANITA AVE

DUARTE RD

EL MONTE AVE

LONGDEN AVE

MYRTLE AVE

CALIFORNIA AV

ELIVE OAK AVE

LAS TUNAS DR

BALDWIN AVE

TEMPLE CITY BLVD

LOWER AZUSA RD

CAMPUS DR

HUNTINGTON DR

COLORADO BLVD
ALLOWED DENSITY 80 D.U./AC = 80 x 1.20 = 96 UNITS
LOW INCOME BONUS 20% = 20 UNITS
DENSITY BONUS 35% = 33 UNITS
TOTAL ALLOWABLE = 149 UNITS
TOTAL PROPOSED = 130 UNITS

REQUIRED PROVIDED
FRONT (EAST) 0' TO 10' 10"
SIDE (SOUTH) 0' TO 10' 0'-8"
SIDE (NORTH) 0' TO 10' 0'-8"
REAR (WEST) 0' (NO MAX) 10'-2"
ALLOWED 60.00' *ADDITIONAL HEIGHT REQUESTED PER
PROPOSED 69.00'* CALIFORNIA DENSITY BONUS LAW
1 BEDROOM 17 UNITS
2 BEDROOMS 63 UNITS
3 BEDROOMS 44 UNITS
STUDIO 6 UNITS
TOTAL 130 UNITS
TOTAL PROPERTY AREA 52,270 SF
TOTAL FLOOR AREA 236,258 SF
TOTAL RESIDENTIAL 166,677 SF
TOTAL OPEN SPACE 22,332 SF
TOTAL COMMERCIAL 3,932 SF
FLOOR AREA COMMERCIAL AREA 3,932 SF
RESIDENTIAL LIVABLE AREA 155,886 SF
BUILDING AREA ABOVE GRADE 236,258 SF
BASEMENT 48,924 SF
BASEMENT 48,924 SF LOBBY & CIRC. 970 SF
UT & STORAGE 1,631 SF
PARKING 46,024 SF
MECHANICAL ROOMS 299 SF
FIRST FLOOR 49,763 SF COMMERCIAL 3,932 SF
LOBBY & CIRC. 1,954 SF
UTILITY RMS. 408 SF
PARKING 40,176 SF
ELEC. RMS 377 SF
AMENITY 2,916 SF
SECOND FLOOR 34,465 SF RESIDENTIAL 28,543 SF
LOBBY & CIRC. 3,729 SF
UTILITY RMS. 204 SF
AMENITY 1,989 SF
THIRD FLOOR 38,163 SF RESIDENTIAL 34,689 SF
CIRCULATION 3,270 SF
UTILITY 204 SF
FOURTH FLOOR 38,163 SF RESIDENTIAL 34,689 SF
CIRCULATION 3,270 SF
UTILITY 204 SF
FIFTH FLOOR 38,020 SF RESIDENTIAL 34,546 SF
CIRCULATION 3,270 SF
UTILITY 204 SF
SIXTH FLOOR 37,684 SF RESIDENTIAL 34,210 SF
CIRCULATION 3,270 SF
UTILITY RMS. 204 SF

THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF ARCADIA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

PARCEL 1 OF PARCEL MAP NO. 8942, IN THE CITY OF ARCADIA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 109, PAGE 58 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
(PER FEMA MAP NUMBER 06037C1400F, DATED SEPTEMBER 26, 2008) x ZONE D - AREA WITH FLOOD RISK DUE TO LEVEE
THE BEARING OF S 89°59'49" W OF THE CENTERLINE OF E SAINT JOSEPH STREET, AS SHOWN ON PARCEL MAP NO 8942, PMB 109, PG 58, WAS USED AS THE BASIS OF BEARINGS FOR THIS TENTATIVE TRACT MAP.

PROPERTY LINE

CENTER LINE

EXISTING WALL

PROPOSED WALL

EXISTING SEWER

OUTERMOST POWERLINES

EXISTING POWER POLE

FIRE HYDRANT
RAW CUT 23,350 CY
RAW FILL 20 CY
EXPORT 23,330 CY

JYC LANDSCAPE ARCHITECTURE
14315 HARVEST VALLEY AVE.

EASTVALE, CA 92880
CONTACT: JENNY YE
EMAIL: [email protected]
TEL: (951)317-6825

1. EXISTING OVERHEAD POWER POLES TO BE RELOCATED BELOW GROUND.

2. RED CURB ALONG E SAINT JOSEPH STREET.

WATER/SEWER: CITY OF ARCADIA PUBLIC WORKS SERVICES
11800 GOLDRING ROAD
ARCADIA, CA 91006
(626) 254-2711
STORM DRAIN: CITY OF ARCADIA PUBLIC WORKS SERVICES
11800 GOLDRING ROAD
ARCADIA, CA 91006
(626) 254-2711
ELECTRICAL: SOUTHERN CALIFORNIA EDISON
14005 S. BENSON AVE
CHINO, CA 91710
(909) 548-7249
TELEPHONE: AT&T PRIORITY REPAIR
(800) 247-2020
GAS: SOUTHERN CALIFORNIA GAS
1919 S STATE COLLEGE BLVD
ANAHEIM, CA 92806
(714) 634-5067
TRASH: WASTE MANAGEMENT SERVICE/INTAKE
11800 GOLDRING ROAD
ARCADIA, CA 91006
(626) 256-6554
CABLE: SPECTRUM/CHARTER
4781 IRWINDALE AVENUE
IRWINDALE, CA 91706
(626) 430-3522
Attachment No. 4

Attachment No. 4
Architectural Plans

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Attachment No. 2

Attachment No. 5
PC Resolution No. 2191 and Planning
Commission Staff Report dated June 23,
2026 without attachments

STAFF REPORT

DEVELOPMENT SERVICES DEPARTMENT

DATE: June 23, 2026

TO: Honorable Chairperson and Planning Commission

FROM: Lisa L. Flores, Development Services Director
By: Edwin Arreola, Senior Planner

SUBJECT: RESOLUTION NO. 2191 – A RECOMMENDATION THAT THE CITY COUNCIL

APPROVE THE NORTH VILLAGE MIXED-USE PROJECT WITH A DENSITY BONUS, CONSISTING OF 130 RESIDENTIAL CONDOMINIUM UNITS, INCLUDING 20 LOW INCOME AFFORDABLE UNITS AND GROUND FLOOR COMMERCIAL AT 225 N. 2 ND AVENUE
CEQA: Statutorily Exempt
Recommendation: Adopt

SUMMARY

The Applicant, Daniel Wu of Giantech Construction , Inc., on behalf of the property owner, Warm Space Real Estate LLC, is requesting approval of Architectural Design Review No. ADR 25-11 with a Density Bonus and Tentative Tract Map No. TTM 25-07 (84740) for a new mixed- use development at 225 N. 2 nd Avenue (“Project”). The proposed Project, known as North Village, proposes to consolidate two existing parcels into a single 1.2 acre lot and subdivide the airspace for residential condominium purposes for a new six -story, mixed -use development with 1 30 residential condominium units, including 20 deed -restricted affordable units at the low-income level and 3,932 square feet of ground level commercial space. The Project is entitled to a 35% density bonus and waivers against development standards that would physically preclude construction of the Project at the permitted density. The Applicant is therefore is seeking a height waiver for a proposed building height of 69’-0”, exceeding the maximum permitted height limit of 60’-0”.

The proposed development and subdivision are 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. 2191 recommending that the City Council find the Project Statutorily Exempt pursuant to Assembly Bill (AB) 130, and approve the Project, subject to the conditions listed in the staff report – refer to Attachment No. 1.

Resolution No. 2191 – North Village
June 23, 2026

Page 2 of 24 ends

BACKGROUND

The Project site is located on the southwest corner of N. 2nd Avenue and E. Saint Joseph Street over two existing lots which comprise 225 N. 2 nd Avenue (APNs: 5773 -007-033 and -034).

Together, the site has a total area of approximately 52,270 square feet (1.2 acres), prior to a sidewalk dedication, and is zoned Downtown Mixed-Use (DMU) with a General Plan Land Use Designation of Downtown Mixed -Use. Surrounding land uses consist of sites zoned Commercial Manufacturing (C-M) with a Downtown Mixed Use Overlay to the north which include commercial businesses and a Southern California Edison substation , Open Space – Outdoor Recreation (OS-OR) to the east which consists of a City of Arcadia water facility, and DMU immediately to the south and west which consist of offices and commercial businesses.

The Project site currently contains of one large industrial office building – refer to Figure 1 below and Attachment No. 2 for an aerial photo with zoning Information and photos of the subject property and vicinity. The only current tenant is Mt. Lowe Brewing Company which has operated in a 2,303 square foot unit since 2016. The remainder of the building is vacant but was most recently used for a variety of office and warehousing uses.

Figure 1 – Aerial of the Subject Site

Prior to formally submitting applications for the Project, the Applicant went through several rounds of preliminary review to obtain feedback from the City on various conceptual proposals. Through that process, Planning Services provided comments and

Resolution No. 2191 – North Village
June 23, 2026

Page 3 of 24 ends

recommendations regarding the Project's design. At that time, the proposal did not include affordable housing units and would have been subject to discretionary design review.

Although the submitted Project is not subject to discretionary design review, the final design incorporates many of the recommendations provided by Planning Services during the preliminary review process.

The current building was constructed in 1981 and is not over 50 years of age. Therefore, the building’s demolition is not subject to a Certificate of Demolition, and no historic assessment of the property was required.

PROPOSAL

The Applicant is proposing to combine the two existing lots into one lot through the Tentative Tract Map process to develop a six-story, mixed-use development consisting of 130 residential units, including 20 deed-restricted affordable units at the low -income level, and 3,932 square feet of commercial space . Due to affordable units, the Project qualifies for a Density Bonus under State Density Bonus Law. Furthermore, by providing 20% of the base density as affordable units, the Project is also complying with the City’s Inclusionary Housing Ordinance which requires a minimum 5% of for- sale units to be provided at the moderate - income level or lower.

The Project is a Contemporary architectural style building with textured stucco and faux - wood panels on the building facades, sandstone wall panel cladding on the podium, and the extensive use of glazing throughout . The building design is well articulated vertically and horizontally, includes a significant step back above the podium level at the ground floor, and steps back the upper floors to reduce the vertical massing of the building. Although the design is not subject to discretionary review, the Project is nevertheless consistent with the City’s Commercial and Mixed-Use Design Guidelines.

The ground floor commercial space will consist of three separate units. Two units will front E. Saint Joseph Street and consist of 1,347 square feet and 851 square feet. The third unit will be 1,734 square feet and front N. 2nd Avenue. The commercial units will remain under the same ownership.

The Project offers a mix of for-sale housing options intended to serve a variety of household types. Levels 2 through 6 will contain 130 residential units, including:

• Six (6) studio units ranging from 441 to 471 square feet; • 17 one-bedroom units ranging from 763 and 893 square feet; • 63 two-bedroom units ranging from 966 and 1,363 square feet; and • 44 three-bedroom units ranging from 1,239 to 1,591 square feet.

Resolution No. 2191 – North Village
June 23, 2026

Page 4 of 24 ends

The second level of the Project will consist of residential units, a coworking office space, a club lounge, and a 11,541 square feet common open space deck overlooking the street corner. Refer to Attachment No. 4 for the Architectural Plans and Figure 2 for a rendering of the Project.

Figure 2 – Rendering of the North Village Project

Access to the residential parking will be provided from E. Saint Joseph Street through a gated driveway. Commercial parking as well as secondary access to the residential parking garage, will be provided from a driveway off the alley located south of the Project site. The residential portion of the parking garage will be internally gated to separate it from the commercial parking area. Refer to Figure 3 for a site plan of the ground floor.

The Project will include 187 parking spaces for the residences and 16 parking spaces for the commercial uses, including dedicated spaces for electrical vehicle (EV) charging and ADA spaces at grade level or within the basement level.

Residential parking is provided pursuant to Density Bonus law , which requires a minimum of one space per studio and one -bedroom unit, and 1.5 spaces for every two - and three- bedroom unit, inclusive of guest parking. The Project will also provide 32 bicycle parking spaces for residential uses and four bicycle parking spaces for commercial uses within the ground-floor parking structure.

The proposed vehicular and bicycle parking supply complies with, or exceeds, the requirements of the Development Code, as shown in Table 1 below.

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Table 1 – Parking Requirements and Provision
Use Required Parking Number of
required spaces
Provided Parking
Studio and 1
Bedroom units
1 space per unit

23 23
Two- and three-
bedroom units

1.5 spaces per unit

161 164
(incl. 3 tandem)
Bicycle Parking
(residential)

0.2 spaces per unit

28 32
Commercial 1/200 square feet
25% reduction within ¼
mile of Arcadia Station
15 16
Bicycle Parking
(commercial)
Two 2-bicycle racks 4 4

Figure 3 – Site Plan of the Ground Floor

The Project also 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 130 units, this equates to a minimum requirement of 13,000 square feet. The Project proposes a total of 17,776 square feet of open space provided through a mix of private open space balconies totaling 6,235 square feet, and an 11,541 square foot common

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open space deck on the second floor – see Figure 4 for a floor plan of the second floor. Per the requirements of AB 130, no private balconies have been included on the north and east facades of the building as the property is within 500 feet the I -210 Freeway. The total provided open space exceeds the minimum requirements by approximately 4, 776 square feet.

The common open space deck provides a range of amenities including seating areas, a dining and entertaining area, landscaped gardens, and a fixed ping -pong table. In addition to communal open space features, interior amenities for residents will be provided including a club house, a coworking office space, and a gym.

Figure 4 – Second Floor Plan

With regard to setbacks, the DMU Zone permits a maximum front and side yard setback of 10'-0" and allows a 0'-0" rear yard setback. The Project complies with all applicable setback requirements and, in certain locations, provides setbacks that exceed the m inimum standards, including a 10'-2" rear yard setback.

The Project proposes a building height of 69 feet, which exceeds the 60 ’-0” maximum building height permitted in the DMU Zone. Pursuant to State Density Bonus Law, the Applicant is seeking a waiver of the height limit to allow nine feet of building height necessary to accommodate the Project's density bonus units . Aside from the requested height waiver, the Project complies with all applicable development standards. Refer to Figure 5, below, for an aerial rendering of the Project.

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Figure 5 – Aerial Rendering of the Project

The Tentative Tract Map will subdivide the Project’s airspace to create individual condominium units, allowing for the sale of each residential unit. The ground -floor commercial space will remain under a single ownership. The Tentative Tract Map also includes a two-foot right-of-way dedication along N. 2nd Avenue for sidewalk purposes and a corner cut-off at the northeast corner of the site to accommodate an ADA-compliant curb ramp. Refer to Attachment No. 3 for the Tentative Tract Map.

ANALYSIS

Pursuant to the Development Code, residential and mixed-use projects that provide at least 20% affordable housing units for lower-income households are not subject to discretionary design review. The Project meets this requirement by providing 20 low -income affordable units. As a result, the Project's design is not subject to discretionary review, and the review of the Project is limited to the Density Bonus, and Tentative Tract Map components of the Project.

The Project, including the Tentative Tract Map, has been reviewed by the City’s Public Works Services Department and Engineering Division, and applicable affected agencies and it was determined the site can be adequately serviced by all necessary infrastructure and services.

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Density Bonus

The Project site is located within the Downtown Mixed -Use (DMU) Zone, which permits mixed-use development at a residential density of up to 80 dwellings/acre. At approximately

1.20 acres in size, the Project site has a maximum base density of 9 6 units. Under State Density Bonus Law, the base density is calculated using the gross site area prior to any land dedication; therefore, the required sidewalk dedication , which will result in a lot size of approximately 1.19 acres, does not reduce the Project's maximum allowable base density.

The Project includes 20 deed -restricted affordable units at the low -income level, representing 20.8 percent of the maximum base density. Pursuant to California Government Code Section 65915 (State Density Bonus Law) the provision of low-income affordable units at this level qualifies the Project for a 35 percent density bonus. Accordingly, the Project permits a density bonus of 32 units, resulting in a maximum allowable density of 130 residential units.

Pursuant to State Density Bonus Law, the Project is entitled to up to two (2) concessions or incentives and any waivers necessary to accommodate the density bonus units and resulting density. The Applicant is not requesting any concessions or incentives .

However, the
Applicant is requesting a waiver of the DMU Zone's 60-foot maximum building height to allow a building height of 69 feet. The requested waiver is necessary to accommodate the Project's density bonus units, as strict application of the height l imit would physically preclude development of the Project at the density otherwise permitted under State Density Bonus Law.

The requested waiver would allow the Project to meet the maximum density of 9 units, plus the 35% density bonus permitted under State Density Bonus Law, for a total of 130 residential units.

Pursuant to California Government Code Section 65915, the City is required to grant the requested waiver unless it makes written findings, supported by substantial evidence, that the waiver would result in a specific adverse impact on public health or safety.

No such adverse impacts have been identified.

The affordable units will be distributed throughout the Project site and will be comparable to the market-rate units in terms of size, bedroom counts, and exterior design. As the Project consists of for-sale condominium units, the low-income units will be subject to a minimum affordability restriction period of 45 years, consistent with State law and City requirements.

FINDINGS

Sections 9103.15.040 and 9105.03.060(A)(1) of the Development Code require that for a Density Bonus and Tentative Tract Map to be granted, it must be found that all of the following prerequisite findings can be satisfied:

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Tentative Tract Map

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

Facts to Support This Finding: The Project is in compliance with all of the provisions of the City’s General Plan, Subdivisions Division of the Development Code, and the State Subdivision Map Act. It has been determined that the proposed subdivision is consistent with the General Plan Downtown Mixed-Use Land Use designation and the Downtown Mixed-Use (DMU) Zone , which supports higher -density residential and mixed -use development in the City’s core . The proposed Tentative Tract Map complies with the Subdivision Map Act regulations, and there is no specific plan applicable to this Map. The site is physically suitable for the proposed Project.

The Map would not adversely affect the comprehensive General Plan and is consistent with the following General Plan goals and policies:

Land Use and Community Design Element

• Policy LU-1.1: Promote new infill and redevelopment projects that are consistent with the City’s land use and compatible with surrounding existing uses.

• Policy H-2.3: Encourage compatible residential development in areas on underutilized land.

• Policy H-4.4: Support infill development at appropriate locations in the City.

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

Facts to Support This Finding: The 1.2 acre site is physically suitable to accommodate the proposed 130 residential unit mixed-use development, including 20 low-income units, at a density of 80 units per acre with the 35% density bonus. 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 or waivers when affordable housing is Resolution No. 2191 – North Village
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provided. 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. The Project complies with all other applicable zoning requirements including but not limited to parking, setbacks, and open space . Therefore, the site is physically suitable for the Project.

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 to Support This Finding: The Project is a subdivision for consolidation of two legal lots into a single parcel and the subdivision of the airspace of an infill site within an urbanized area and does not serve as a habitat for endangered or rare species. 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 .

The Project will not cause substantial environmental damage or impact wildlife.

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

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

Therefore, the Project will not conflict with any such easements.

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Facts to Support This Finding: The Arcadia Public Works Services Department determined that the City’s existing infrastructure will adequately serve the Project. The discharge of sewage from the Project into the community sewer system will not result in violation of existing requirement s specified by the California Regional Water Quality Control Board.

7. The proposed subdivision, its design, density, and type of development and improvements conforms to the regulation of the Development Code and the regulations of any public agency having jurisdiction by law.

Facts to Support This 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.

Density Bonus

Facts to Support This Finding: The Project is consistent with the Downtown Mixed-Use General Plan land use designation, which supports higher-density residential and mixed- use development in the City’s core. The Project proposes to provide 20.8% of the units at the low-income level, qualifying the Project for a Density Bonus of 35% and a request for a waiver of the height limitation that would otherwise limit the Project’s feasibility.

Therefore, the Project will be consistent with the General Plan.

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

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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 Applicant has indicated that 20 of the 130 residential units ( 20.8% of the base density ) within the Project will be restricted to low income residents, meeting the threshold established by Density Bonus law which requires that at least 10% of the units be restricted to low income residents. Accordingly, the Project meets this requirement. A condition of approval requires the preparation, submittal, and recordation of an Affordable Housing Agreement prior to issuance of a Certificate of Occupancy.

Facts to Support This Finding: The Project does not include the use of any concessions or incentives. However, the Project includes a waiver of the maximum height requirement in the DMU Zone of 60 ’-0” and proposes a maximum height of 69’ -0” pursuant to State Density Bonus Law. The requested waiver would allow the Project to develop the maximum 130 units permitted under the Density Bonus granted to the Project and is necessary to avoid physically precluding construction of the Project as proposed. The request has been reviewed for its potential health and safety impact on persons or property, on or within the vicinity of the Project and it was determined that the request does not present a substantial health and safety impact. Therefore, the requested waiver can be granted.

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 low-income families 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, household income restrictions, method of calculation for sale and resale prices, and a minimum affordability term of 45 years, consistent with State Density Bonus law.

The covenant will ensure ongoing compliance with all applicable State and loc al 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.

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ENVIRONMENTAL IMPACT

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 Project satisfies all these criteria. The 1.2 acre site is located within the City of Arcadia, is currently developed with an existing commercial building and surface parking and is entirely surrounded by urban land uses. The Project is a mixed -use residential development 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.

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.

Under AB 130, the Project is subject to a 60- day processing shot clock from the date it was deemed completed on May 12, 2026. However, because the Project requires public hearings before both the Planning Commission and City Council, the Applicant agreed to extend the applicable timeline to allow sufficient time for the required public hearing process.

PUBLIC COMMENTS/NOTICE

A public hearing notice for this item was posted at the City Clerk’s Office, City Council Chambers, at the Arcadia Library, and on the City’s website on June 10, 2026. It was also Resolution No. 2191 – North Village
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mailed to the property owners located within 300 feet of the subject property. As of June 19, 2026, no comments were received.

RECOMMENDATION

It is recommended that the Planning Commission adopt Resolution No. 2191 recommending City Council approval of Architectural Design Review No. ADR 25 -11 with a Density Bonus and Tentative Tract Map No. TTM 25-07 (84740) for a new mixed-use development at 225 N. 2 nd Avenue and find that the Project is Statutorily Exempt from the California Environmental Quality Act (CEQA), subject to the following conditions of approval:

Planning

1. The Project shall be developed and maintained by the Applicant /Property Owner in a manner that is consistent with the plans submitted and conditionally approved for Architectural Design Review No. ADR 25 -11 with a Density Bonus and Tentative Tract Map No. TTM 25 -07 (84740), subject to the satisfaction of the Development Services Director or designee.

Screening materials shall be architecturally integrated with the building design and will be reviewed and approved during building plan check.

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

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7. The Applicant/Property Owner shall comply with all applicable provisions of the State Density Bonus Law (Government Code Section 65915). The Project shall include 20 for- sale affordable units restricted to the low-income level. These units shall be dispersed throughout the residential development and shall generally reflect the mix of unit sizes and types provided within the Project. The location of the affordable units shall be reviewed and approved by Development Services Director or designee prior to submittal of plans to Building Services plan check.

8. The Applicant/Property Owner shall submit an application and the applicable fee for a Density Bonus and/or Affordable Housing Agreement to the City prior to submitting plans for Building Services plan check, together with a $7,000 deposit for final review and approval by the City Attorney. Following approval by the City Attorney, the Agreement shall be recorded with the Los Angeles County Recorder's Office after recordation of the final map and prior to issuance of a Certificate of Occupancy.

9. 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 submit a haul route map and staging plan to Planning Services for review and approval prior to issuance of a grading permit.

13. In compliance with the requirements of Assembly Bill 130 and Public Resources Code Section 21080.66(c)(2), since the Project site is located within 500 feet of a freeway, the plans submitted for plan check shall clearly indicate and identify the following items:
a. The building shall have a centralized heating, ventilation, and air-conditioning system.
b. The outdoor air intakes for the heating, ventilation, and air -conditioning system shall face away from the freeway.
c. The building shall provide air filtration media for outside and return air that provides a minimum efficiency reporting value of 16.

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d. The air filtration media shall be replaced at the manufacturer’s designated interval.

The required items shall be subject to review and approval by the Development Services Director or designee.

Building

14. The plans that are submitted to Building Services for plan- check shall comply with the latest adopted edition of the following codes as applicable:
a. California Building Code (CBC)
b. California Electrical Code
c. California Mechanical Code
d. California Plumbing Code
e. California Energy Code
f. California Fire Code
g. California Green Building Standards Code
h. California Existing Building Code
i. Arcadia Municipal Code

15. Grading plans shall be submitted with the building plan-check submittal, and are to be approved by Engineering, Planning Services, and Building Services prior to the issuance of building permits . The grading plans shall indicate all site improvements and shall indicate complete drainage paths of all drainage water run-off.

16. A demolition permit shall be obtained from Building Services prior to the removal and/or demolition of the structures on site.

Engineering

17. A two-foot dedication is required to create a 10-foot parkway along N. 2nd Avenue and a corner cut off dedication is required to provide enough space for an ADA ramp per Caltrans Standard A88A.

18. 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 N. 2
nd Avenue and Saint Joseph Street to the
satisfaction of the City Engineer.

19. 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.

20. The Applicant /Property Owner shall be responsible for the repair of all damage to public improvements in the public right -of-way resulting from construction related activities, including, but not limited to, the movement and/or delivery of equipment, materials, and soils to and/or fr om the site. The need for such repair shall be determined by the Development Services Director, the Public Works Services Director, Resolution No. 2191 – North Village
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City Engineer, or designees, during construction and up until issuance of a Certificate of Occupancy.

21. The proposed development will be required to adhere to Los Angeles County Low Impact Development (LID) requirements. All LID measures must be implement able within the property. A LID plan, showing the selected measures, shall be provided along with the grading and drainage plan. A Master Covenant for the LID and Maintenance Plan shall be recorded with the Los Angeles County Recorder prior to occupancy.

22. A hydrology report and a soils/geotechnical report shall be submitted with the plan check submittal to Building Services.

23. Prior to recordation of the final tract map, the Applicant/Property Owner shall complete the construction of or execute and provide a Subdivision Map Agreement and bond to the City for the following off-site improvements:
a. Remove the existing driveway approaches and construct new driveway approaches per the City Standard. Ensure Americans with Disabilities Act (ADA) access is provided around all driveway approaches within City right -of- way and development property lines. Imp rovements shall not encroach into neighboring properties/frontages.
b. Remove the existing sidewalk and construct a new sidewalk per City Standard providing adequate path of travel in compliance with ADA. Ensure locations around obstructions provide necessary clearances.

24. Prior to issuance of a C ertificate of Occupancy, the Applicant /Property Owner shall repair any damages caused by the development to the asphalt street frontages from property line to property line including but not limited to trench cuts and construction traffic, per the direction of the City Engineer.

Fire Department

25. The building shall be provided with an automatic fire sprinkler system per the City of Arcadia Fire Department’s Commercial Sprinkler Standard. The fire sprinkler system shall be monitored by a UL listed central station. Notification appliances shall be provided in all common areas and adjacent to sleeping areas in residential units. Visual appliances shall be provided in any units classified as being accessible.

26. Knox boxes shall be provided at the lobby entrance and at doors leading to stairwells.

Knox switches shall be provided for any automatic vehicular gates.

27. Minimum 2A:10BC fire extinguishers shall be provided in all common areas. A maximum travel distance of no more than 75 feet shall be provided between fire extinguishers.

28. At least one elevator shall be EMS capable and at least one elevator shall be accessible and shall be provided with standby power . An Emergency Responder Radio Coverage Resolution No. 2191 – North Village
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System is required and a two-way communication system shall be provided at all elevator lobbies.

29. A new public fire hydrant shall be provided on S aint Joseph Street frontage at an approved location determined by the Fire Department.

Public Works

31. The Applicant/Property Owner shall utilize the existing sewer lateral(s) if possible. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover, an approved backwater valve will be required.

32. In order to verify the required water service size for the Project, the Applicant/Property Owner shall submit to the Public Works Services Department calculations for the maximum domestic use demand and maximum fire demand prior to the issuance of a building permit. Fire protection requirements shall be as stipulated by the Arcadia Fire Department and shall conform to the Arcadia Standard Plan.

33. Prior to the issuance of a building permit, the Applicant/Property Owner shall submit a Water Meter Permit Application to the Public Works Services Department.

34. The Applicant /Property Owner shall provide a new water service installation.

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

Cultural Resources

36. 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.

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

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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 tha t 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 institution 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.

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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. I f 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 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 submitt ed 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.

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General

42. The Applicant /Property Owner shall comply with all City requirements regarding building safety, fire prevention, detection, suppression, emergency access, public right- of-way improvements, parking, water supply and water facilities, sewer facilities, trash reduction and recycling req uirements, and National Pollutant Discharge Elimination System (NPDES) measures, all to the satisfaction of the Building Official, Fire Marshal, Public Works Services Director, and Deputy Development Services Director.

Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees.

43. To the maximum extent permitted by law, Applicant must defend, indemnify, and hold the City, any departments, agencies, divisions, boards, and/or commissions of the City, and its elected officials, officers, contractors serving as City officials, agents, employees, and attorneys of the City (“Indemnitees”) harmless from liability for damages and/or claims, actions, or proceedings for damages for personal injuries, including death, and claims for property damage, and with respect to all other actions and lia bilities for damages caused or alleged to have been caused by reason of the Applicant’s activities in connection with ADR 25-11 and TTM 25-07 (“Project”) on the Project site, and which may arise from the direct or indirect operations of the Applicant or those of the Applicant’s contractors, agents, tenants, employees or any other persons acting on Applicant’s behalf, which relate to the development and/or construction of the Project.

This indemnity provision applies to all damages and claims, actions, or proceedings for damages, as described above, regardless of whether the City prepared, supplied, or approved the plans, specifications, or other documents for the Project.

In the event of any legal action challenging the validity, applicability, or interpretation of any provision of this approval, or any other supporting document relating to the Project, the City will notify the Applicant of the claim, action, or proceedings and will cooperate in the defense of the matter. The Applicant must indemnify, defend and hold harmless the Indemnitees, and each of them, with respect to all liability, costs and expenses incurred by, and/or awarded against, the City or any of the Indemn itees 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 the City that the deposit has fallen below the initial amount, Applicant/Property Owner shall replenish the deposit each and every time in order for City’s legal team to continue working on the matter. The City shall only refund to the Applicant/Property Owner any unexpended funds from the deposit within 30 days of :
(i) a final, non -appealable decision by a court of competent jurisdiction resolving the legal action; or (ii) full and complete settlement of legal action. The City shall have the Resolution No. 2191 – North Village
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right to select legal counsel of its choice. The parties hereby agree to cooperate in defending such action. The City will not voluntarily assist in any such third -party challenge(s). In consideration for approval of the Project, this condition shall remain in effect if the entitlement(s) related to this Project is rescinded or revoked, at the request of the Applicant or not.

44. Approval of ADR 25- 11 with a Density Bonus and Tentative Tract Map No. TTM 25 -07 (84740) shall not be in effect unless the Property Owner and Applicant have executed and filed the Acceptance Form with the City on or before 30 calendar days after the Planning Commission has adopted the Resolution. The Acceptance Form to the Development Services Department is to indicate awareness and acceptance of the conditions of approval.

PLANNING COMMISSION ACTION

Approval

If the Planning Commission intends to recommend the City Council approve this Project, the Commission should move to adopt Resolution No. 2191 recommending that the City Council approve Architectural Design Review No. ADR 25-11 with a Density Bonus and Tentative Tract Map No. TTM 25-07 (84740) and state that the proposal satisfies the requisite environmental and subdivision findings, and the conditions of approval as presented in this staff report, or as modified by the Commission.

Denial

If the Planning Commission intends to recommend the City Council deny this Project, the Commission should state the specific findings that the Project does not satisfy based on the evidence presented with specific reasons for denial and move to direct staff to prepare a resolution for adoption at the next meeting that incorporates the Commission’s decision and specific findings.

If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the June 23, 2026 , Planning Commission Meeting, please contact Senior Planner , Edwin Arreola , at (626) 821- 4334 or by email at [email protected].

Resolution No. 2191 – North Village
June 23, 2026

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Approved:

Fiona Graham
Planning Services Manager for

Lisa L. Flores
Development Services Director

Attachment No. 1: Resolution No. 2191
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject Property and Vicinity
Attachment No. 3: Tentative Tract Map No. 84740
Attachment No. 4: Architectural Plans

Arcadia City CouncilJuly 21, 2026

Arcadia City Council
July 21, 2026