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PC – 2025-07 – Recommend Council Approve DR24-02, Tentative Tract Map 84327, & Density Bonus Application 25-01 Create 10 Small Lots. Density Bonus is Pursuant to CA Government Code 65915 (State Density Bonus Law) Permits Density Bonuses Up to 50% for a ToEXHIBIT "A" PC RESOLUTION 25-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, RECOMMENDING THE CITY COUNCIL APPROVE DESIGN REVIEW 24- 02, TENTATIVE TRACT MAP 84327, AND DENSITY BONUS APPLICATION 25-01 FOR THE CREATION OF TEN (10) SMALL LOTS. THE DENSITY BONUS IS PURSUANT TO CALIFORNIA GOVERNMENT CODE §65915 (STATE DENSITY BONUS LAW), WHICH PERMITS DENSITY BONUSES UP TO 50% FOR A TOTAL OF 15 DWELLING UNITS, TWO OF WHICH WOULD BE DEED -RESTRICTED AFFORDABLE UNITS FOR VERY LOW-INCOME HOUSEHOLDS. THE SUBJECT SITE IS LOCATED AT 7741-7745 HELLMAN AVE (APN: 5286- 036-016), IN THE MEDIUM MULTIPLE RESIDENTIAL (R-3) ZONE WHEREAS, Chaplon Mu submitted a Design Review Application, Tentative Tract Map Application, and Density Bonus Application requesting to develop a ten small lot subdivision project. The Density Bonus is pursuant to California Government Code §65915 (State Density Bonus Law), which permits density bonuses up to 50% for a total of 15 dwelling units, two of which would be deed -restricted affordable units for very low- income households; WHEREAS, 7741-7745 Hellman Avenue is located in the Medium Multiple Residential (R-3) zoning district; WHEREAS, Section 17.28.020(C) of the Rosemead Municipal Code provides the criteria for a Design Review; WHEREAS, Section 66474 et seq of the Subdivision Map Act and Rosemead Municipal Code Chapter 16.04 provides the criteria for a Tentative Tract Map; WHEREAS, Sections 65800 & 65900 of the California Government Code and Section 17.28.020(C) and Chapter 16.04 of the Rosemead Municipal Code authorizes the Planning Commission to approve, conditionally approve, or deny Design Review and Tentative Tract Map applications; WHEREAS, Section §65915 of the California Government Code (State Density Bonus Law) and Section 17.84.010 of the Rosemead Municipal Code requires cities to provide density bonuses for eligible housing development projects; WHEREAS, Section 17.120.030(B) of the Rosemead Municipal Code requires that multiple applications for the same project shall be processed concurrently, and shall be reviewed, and approved or denied by the highest review authority designated by the Rosemead Zoning Code for any of the applications; WHEREAS, on May 22, 2025, fifty-six (56) notices were sent to property owners within a 300 -foot radius from the subject property, the notice was published in the Rosemead Reader, and notices were posted in five (5) public locations and on site, specifying the availability of the application, and the date, time, and location of the public hearing for Design Review 24-02, Tentative Tract Map 84327, and Density Bonus Application 25-01; WHEREAS, on June 2, 2025, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 24-02, Tentative Tract Map 84327, and Density Bonus Application 25-01; WHEREAS, the Rosemead Planning Commission has sufficiently considered all testimony presented to them in order to make the following determination. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rosemead as follows: SECTION 1. The Planning Commission HEREBY DETERMINES that Design Review 24-02, Tentative Tract Map 84327, and Density Bonus Application 25-01 are classified as a Class 32 Categorical Exemption, pursuant to Section 15332 of the California Environmental Quality Act guidelines. Class 32, Section 15332 of the California Environmental Quality Act exempts projects characterized as in -fill development if the project meets the following conditions: 1) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; The Rosemead General Plan land use designation for the project site is High Density Residential and the project site is zoned R-3. Per Rosemead General Plan, Table 2-5 (General Plan and Zoning Ordinance Consistency Table), the project is consistent with the applicable General Plan Land Use designations and all applicable General Plan policies. In addition, the project is generally consistent with all applicable zoning designations and regulations as small lot subdivisions are permitted in the R-3 zone with the approval of a Tract Map and Discretionary Site Plan and Design Review. The increase in density and modifications to development standards are achieved through concessions and waivers/reductions are permitted under California Government Code §65915 (State Density Bonus Law). 2) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; The project site is approximately 0.368 acres and is located within the City of Rosemead's municipal boundaries. The project site is surrounded by urban uses and bounded by residential use to the north, west, south, and east of the project site. One block extending east along Hellman Avenue is generally characterized by multi -family residential developments, a beauty salon, offices, retail stores, a gasoline station, and a religious institution. 3) The project site has no value as habitat for endangered, rare or threatened species; The project site, located within a fully urbanized residential neighborhood, is disturbed and has been developed with two residential units, a paved surface driveway, and other site improvements for many decades. There is no habitat on the project site to support any endangered, rare, or threatened wildlife species, and there are no wetlands, riparian habitat, or other sensitive natural communities either on or adjacent to the project site. In addition, there are no plants or wildlife on the project site that are designated or would qualify as a sensitive or special status species in local or regional plans, policies, or regulations by the California Department of Fish and Game or the U.S. Fish and Wildlife Service. 4) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and; Traffic A Trip Generation and VMT Screening Assessment was reviewed and accepted by the City's contract traffic engineer. Small projects generating fewer than 110 vehicle trips per day generally may be assumed to cause a less -than -significant transportation impact. As depicted in the project trip generation table, the project trips associated with the project is 82 vehicle trips per day. The screening threshold for Small Projects is met and the project can be assumed to have a less -than - significant transportation impact and project specific VMT analysis is not required. Noise Both the construction and operation of the project will comply with all requirements of the Rosemead Noise Ordinance, per Rosemead Municipal Code Chapter 8.36. Therefore, the project will not cause significant noise impacts. Air Quali Vehicle trips will be the primary source of emissions associated with the project's operations. Given the nature of the proposed use, net emissions from operation of the project will be well below South Coast Air Quality Management District (SCAQMD) thresholds. During project construction, the development team will comply with all applicable SCAQMD and City standards regarding construction equipment and fugitive dust to minimize any air quality impacts. Water Quality Preparation and compliance with a Low Impact Development (LID) Plan will ensure that the project meets all applicable water quality and water discharge requirements of the National Pollutant Discharge Elimination System (NPDES) and has no significant water quality impacts. 5) The site can be adequately served by all required utilities and public services. The urbanized project site is already served by Southern California Edison (electricity), the Southern California Gas Company (gas), and Golden State Water Company (water). Sanitary sewer service is provided by the City of Rosemead in collaboration with the Los Angeles County Sanitation Districts. Recycling and waste collection are provided by Republic Services, Inc. The Los Angeles County Sheriffs Department (Temple Station) and Los Angeles County Fire Department (Station 4) provide emergency response services. The project site will continue to be adequately served by all agencies going forward. Accordingly, Design Review 24-02, Tentative Tract Map 84327, and Density Bonus Application 25-01 are classified as a Class 32 Categorical Exemption pursuant to Section 15332 of CEQA guidelines. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 24-02 in accordance with Section 17.28.020(C) of the Rosemead Municipal Code as follows: FINDING 1: The plans indicate proper consideration for the relationship between the proposed building and site developments that exist or have been approved for the general neighborhood. FACT: The subject property is located within an established multi -family residential area along Hellman Avenue. The multi -story design of the small lot development is consistent with the surrounding neighborhood as the subject property is located directly adjacent to multi -story, multi -family residential developments to the east and west of the subject property. The applicant has provided an aesthetically complementary mid-century modern inspired design, which incorporates wood siding and paneling, cool earth toned colors, contrasting black doors and light fixtures, and can be found on existing residential developments in the general neighborhood. In addition, the use of decorative hardscape materials for driveways and new landscaping would create visual interest from the public right-of-way and improve the overall aesthetics of the surrounding neighborhood. FINDING 2: The plan for the proposed structure and site development indicates the manner in which the proposed development and surrounding properties are protected against noise, vibrations, and other factors which may have an adverse effect on the environment, and the manner of screening mechanical equipment, trash, storage and loading areas. FACT: The project is located within an established multi -family residential area along Hellman Avenue. New split -face CMU block walls with vines will be constructed along the north, south, east, and west property lines. All mechanical equipment will be located on the rooftop and will be screened by a three-foot parapet, while the trash enclosure is located in the rear of the development and screened from the public view. All construction work will be required to comply with the timeframe and decibel levels indicated in the City of Rosemead's Noise Ordinance. Conditions of approval relating to the submittal of a construction management plan, noise, landscaping, and the screening of mechanical equipment will be imposed on the project to protect surrounding properties against potential adverse effects. FINDING 3: The proposed building or site development is not, in its exterior design and appearance, so at variance with the appearance of other existing buildings or site developments in the neighborhood as to cause the nature of the local environment to materially depreciate in appearance and value. FACT: The proposed project would not depreciate the appearance and value of the local environment. Staff has worked closely with the applicant to achieve a residential design that would complement the neighborhood character. The applicant has proposed a mid-century modern inspired design, which incorporates some aesthetic characteristics found in other residential developments directly adjacent to the east and west of the project site and in the surrounding vicinity. To complement the architectural style of the adjacent properties and surrounding neighborhood, the project incorporates design elements that include composite wood siding, wood panels, recessed windows, modern balconies, and contrasting trims. The project also incorporates interlocking pavers and stamped concrete for the driveways and perimeter landscaping to improve the overall aesthetics of the property which would only appreciate the property in appearance and value. FINDING 4: The proposed building or structure is in harmony with the proposed developments on land in the general area, especially those instances where buildings are within or adjacent to land shown on the General Plan as being part of the Civic Center or in public or educational use, or are within or immediately adjacent to land included within any precise plan which indicates building shape, size, or style. FACT: The subject property is not part of the Civic Center Plan, precise plan, or land reserved for public or educational use. The applicant has proposed an aesthetically pleasing design with complementary architectural features and design elements that is in harmony with the surrounding residential neighborhood. The project aligns with development within the surrounding multi -residential neighborhood. FINDING 5: The proposed development is in conformity with the standards of this Code and other applicable ordinances in so far as the location and appearance of the buildings and structures are involved. FACT: The proposed development with the approval of California Government Code §65915 (State Density Bonus Law) concessions and waivers/reductions would be in compliance with the applicable development standards of the Rosemead Zoning Code. FINDING 6: The site plan and the design of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effect of the development from the view of public streets. FACT: The design and construction of this project would preserve and provide adequate access and circulation for vehicular and pedestrian traffic as access would continue on Hellman Avenue. In addition, a three -car parking garage is provided on each of the ten small lots and all proposed luminaries would comply with Rosemead Municipal Code Chapter 17.88. Furthermore, the incorporation of design elements such as recessed windows, wood siding, and wood panels in combination with decorative hardscape on the proposed driveway and new landscaping will significantly improve the visual effect of the site from the view of the public street. SECTION 3. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Tentative Tract Map 84327 in accordance with Chapter 16.04 of the Rosemead Municipal Code as follows: FINDING 1: That the proposed map is consistent with applicable general and specific plans as specified in Section 65451. FACT: Tentative Tract Map 84327 will create ten small lots. The Rosemead General Plan land use designation for the project site is High Density Residential and the project site is zoned R-3. Per Rosemead General Plan, Table 2-5 (General Plan and Zoning Ordinance Consistency Table), the project is consistent with the applicable General Plan Land Use designations and all applicable General Plan policies as well as with all applicable zoning designations and regulations as small lot subdivisions are permitted in the R-3 zone with the approval of a Tract Map and Discretionary Site Plan and Design Review. The applicant has also requested a density bonus, under California Government Code §65915 (State Density Bonus Law). The density proposed is within the allowed density as permitted by State Density Bonus Law. There is no applicable specific plan. FINDING 2: That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. FACT: Tentative Tract Map 84327 will create ten small lots. The Rosemead General Plan land use designation for the project site is High Density Residential and the project site is zoned R-3. Per Rosemead General Plan, Table 2-5 (General Plan and Zoning Ordinance Consistency Table), the project is consistent with the applicable General Plan Land Use designations and all applicable General Plan policies as well as with all applicable zoning designations as the applicant is proposing an aesthetically pleasing small lot development that will create visual interest from the public right-of-way with the use of architectural design elements, decorative hardscape, and new landscaping. The applicant has also requested a density bonus, under Government Code §65915 (State Density Bonus Law). The density proposed is within the allowed density as permitted by State Density Bonus Law. There is no applicable specific plan. FINDING 3: That the site is physically suitable for the type of development. FACT: The R-3 zone is intended to provide opportunities for well-designed multi- family housing and small lot developments. The minimum lot area for a small lot subdivision is 10,000 square feet (excluding existing legal nonconforming lots). The subject site exceeds the lot minimum and consists of two parcels totaling approximately 16,018 square feet. The proposed development with the approval of California Government Code §65915 (State Density Bonus Law) concessions and waivers/reductions would be in compliance with the applicable development standards of the Rosemead Zoning Code and is located in an established multi -family residential neighborhood. In addition, conditions of approval relating to the submittal of a reciprocal access and/or maintenance easement, construction management plan, noise, landscaping, and the screening of mechanical equipment will be imposed to ensure the site is physically suitable for a small lot subdivision. FINDING 4: That the site is physically suitable for the proposed density of development. FACT: The Rosemead General Plan land use designation for the project site is High Density Residential and the project site is zoned R-3. The subject site allows for a total of ten dwelling units, however, the applicant has requested for a density bonus, under Government Code §65915 (State Density Bonus Law) which permits density bonuses up to 50% for a total of 15, four-story dwelling units, two of which would be deed -restricted affordable units for very low-income households. In addition, concessions and waivers/reductions would ensure that the development is able to achieve the density granted by State Density Bonus Law. The density proposed is within the allowed density as permitted by State Density Bonus Law and the site is physically suitable for the proposed density. FINDING 5: That the design of the subdivision or 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 site, located within a fully urbanized residential neighborhood, is disturbed and has been completely developed with two residential units, a paved surface driveway, and other site improvements for many decades. There is no habitat on the project site to support any endangered, rare, or threatened wildlife species, and there are no wetlands, riparian habitat, or other sensitive natural communities either on or adjacent to the project site. In addition, there are no plants or wildlife on the project site that are designated or would qualify as a sensitive or special status species in local or regional plans, policies, or regulations by the California Department of Fish and Game or the U.S. Fish and Wildlife Service. Furthermore, the General Plan does not identify any biological resources within the City. There are no species identified as endangered, candidate, sensitive, or special status species within the limits of either the site or in the immediate area. Consequently, no significant impact would occur to any sensitive species designated by the resources agencies as a result of project implementation. FINDING 6: That the design of the subdivision or type of improvements is not likely to cause serious public health problems. FACT: The proposed small lot subdivision is located within an established multi- family residential neighborhood. The project has been reviewed by all applicable City Departments, as well as outside agencies that include the Los Angeles County Fire Department, Southern California Edison, Southern California Gas Company and Los Angeles Sanitation Districts to determine if the proposed development will be detrimental to the public interest, health, safety, convenience, or welfare of the City. With implementation of conditions of approval related to construction operations, noise, drainage, fire safety, etc., the proposed development is not anticipated to cause public health problems. FINDING 7: That 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. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment 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 Public Works Department has reviewed this proposed subdivision relative to the adjacent right-of-way and there are no easements that would conflict with the proposed project. Vehicular access to the project site will be provided from Hellman Avenue and will be privately maintained. Based on this review, it is determined that the design and construction of the project would preserve public safety and provide adequate access and circulation for vehicular and pedestrian traffic. In addition, the City Engineer has deemed the trip generation and vehicle miles traveled (VMT) screening analysis acceptable and has also incorporated conditions of approval to ensure that any potential traffic related issues are mitigated. SECTION 4. The Planning Commission HEREBY FINDS AND DETERMINES that approving Density Bonus Application 25-01 would comply with Government Code §65915 (State Density Bonus Law). State Government Code Section 65915(d)(1) requires that the requested concessions be granted unless one of the following findings can be made: (A) The concession or incentive is not required in order to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c). (B) The concession or incentive would have a specific adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate -income households. (C)The concession or incentive would be contrary to state or federal law. None of the above findings can be made. SECTION 5. The Planning Commission HEREBY RECOMMENDS CITY COUNCIL APPROVAL of Design Review 24-02, Tentative Tract Map 84327, and Density Bonus Application 25-01 for the ten small lot subdivision project with a density bonus pursuant to California Government Code §65915 (State Density Bonus Law), which permits density bonuses up to 50% for a total of 15, four-story dwelling units, two of which would be deed -restricted affordable units for very low-income households, and is subject to the conditions of approval. SECTION 6. This resolution is the result of an action taken by the Planning Commission on June 2, 2025, by the following vote: AYES: ESCOBAR, TANG AND UNG NOES: NONE ABSTAIN: NONE ABSENT: BERRY AND LOPEZ SECTION 7. The Secretary shall certify to the adoption of this resolution and shall transmit copies of same to the applicant and the Rosemead City Clerk. PASSED, APPROVED, and ADOPTED this 2nd day of June, 2025. Emma Escobar. Chair CERTIFICATION I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning Commission of the City of Rosemead at its regular meeting, held on the 2nd day of June, 2025 by the following vote: AYES: ESCOBAR, TANG AND UNG NOES: NONE ABSTAIN: NONE ABSENT: BERRY AND LOPEZ Ak— Lily Valenzuela, Secretary APPROVED AS TO FORM: St4haAie Gutierrez fanning Coi ission Attorney Burke, Williams & Sorensen, LLP