CC - Item 3A - Public Hearing on Application for Design Review 24-02, Tentative Tract Map 84327, and Density Bonus Application 25-01 - 7741-7745 Hellman AvenueTO:
FROM:
DATE:
SUBJECT:
SUMMARY
ROSEMEAD CITY COUNCIL
STAFF REPORT
THE HONORABLE MAYOR AND CITY COUNCIL
S
BEN KIM, CITY MANAGER .e'l_
�
JULY 8, 2025
PUBLIC HEARING ON APPLICATION FOR DESIGN REVIEW 24-02,
TENTATIVE TRACT MAP 84327, AND DENSITY BONUS
APPLICATION 25-01— 7741-7745 HELLMAN AVENUE
Chaplon Mu submitted entitlement applications for the development of a ten small lot
subdivision. The project also includes a Density Bonus application 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 Avenue (APN: 5286-
036-016 and 5286-036-017) in the Medium Multiple Residential (R-3) zone.
As rendered below and in the architectural plans (Attachment "F"), the project is inspired by a
mid-century modem design that incorporates a cool earth tone color scheme with complementary
architectural features such as recessed windows, composite wood siding and panels, and large
glass balconies and windows. The project also includes new landscaping, lighting, decorative
fencing and walls, and a complementary trash enclosure in the rear.
wx1
Proposed South Elevation (Rendering)
AGENDA ITEM 3.A
City Council Meeting
July 8, 2025
Page 2 of 4
The ten small lots will each be developed with a four-story structure that contains a three -car
garage on the first floor. Five of the lots will consist of vertically stacked duplexes, while the
other five are single-family dwellings. There are six different floor plan variations that range
from 631 to 1,468 square feet. As part of the Density Bonus application, the applicant is
requesting three concessions and one waiver/reduction to deviate from the side yard setback,
height limitation, garage dimension minimum, and reduction of open space. An analysis of the
proposed project is provided in the Planning Commission Staff Report (Attachment `B").
On June 2, 2025, the Planning Commission conducted 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. During the public hearing, the Planning
Commission inquired on the minimum lot size requirements for the affordable housing units, the
purpose of the City's Small Lot Ordinance, the process for implementing and enforcing
reciprocal access and/or maintenance easements for small lot subdivisions, and variable height
requirements. The Planning Commission also received one public comment from a neighboring
resident who was concerned about traffic and safety impacts and requested that the City review
traffic calming measures. Staff and the applicant responded to the Planning Commission's
inquiries. The details conversed can be found in the Draft Planning Commission Minutes
(Attachment "C").
After considering all public testimony, the Planning Commission adopted Planning Commission
Resolution 25-07 and recommended that the City Council adopt City Council Resolution
No. 2025-29 (Attachment "A") for the approval of Design Review 24-02, Tentative Tract Map
84327, and Density Bonus Application 25-01 (Attachment "E"). A copy of Planning
Commission Resolution 25-07 is included in this report as Attachment "D".
MUNICIPAL CODE REQUIREMENTS
Per Rosemead Municipal Code Section 17.12.030(2)(g), the granting of a Discretionary Site Plan
and Design Review and Tract Map is required for a small lot subdivision.
California Government Code Section 65915 (State Density Bonus Law) and Rosemead
Municipal Code Section Section 17.84.010 requires cities to provide density bonuses and
concessions for eligible housing development projects.
Rosemead Municipal Code Section 17.120.030(B) 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. On June 2, 2025, the Planning Commission adopted Planning Commission
Resolution 25-07, recommending that the City Council approve Design Review 24-02, Tentative
Tract Map 84327, and Density Bonus Application 25-01.
City Council Meeting
July 8, 2025
Page 3 of 4
The findings required in Rosemead Municipal Code Section 17.28.020(C) for a Design Review,
Rosemead Municipal Code Chapter 16.04 for a Tentative Tract Map, and California Government
Code Section 65915 for concessions and waivers are contained in City Council Resolution
No. 2025-29.
STAFF RECOMMENDATION
That the City Council take the following actions:
1. Conduct a public hearing and receive public testimony;
2. Adopt City Council Resolution No. 2025-29;
3. Approve the Density Bonus Application with the three requested concessions and one
waiver/reduction and direct City staff to execute and record the Affordable Housing
Agreement (Attachment "E"); and
4. Determine that Design Review 24-02, Tentative Tract Map 84327, and Density Bonus
Application 25-01 are exempt pursuant to Class 32, Section 15332 of the California
Environmental Quality Act (CEQA) Guidelines.
FISCAL IMPACT
None.
ENVIRONMENTAL DETERMINATION
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, 2) The proposed development occurs within
city limits on a project site of no more than five acres substantially surrounded by urban uses,
3) The project site has no value as habitat for endangered, rare or threatened species, 4) Approval
of the project would not result in any significant effects relating to traffic, noise, air quality, or
water quality, and 5) The site can be adequately served by all required utilities and public
services. 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.
The conditions required by Section 15332 of the California Environmental Quality Act are
contained in City Council Resolution No. 2025-29. In addition, the applicant has prepared a
Trip Generation and VMT Screening Assessment (Attachment "G").
City Council Meeting
July 8, 2025
Page 4 of 4
STRATEGIC PLAN IMPACT
Design Review 24-02, Tentative Tract Map 84327, and Density Bonus Application 25-01 are
consistent with the Land Use and Zoning Goal of the City's 2030 Strategic Plan - Goal H: Land
Use and Zoning - Rosemead will continue to create policies that encourage new development,
respond to the changing housing needs of residents, promote activation along our major
corridors, and support the local business community. The proposed project aligns with this goal
and provides a total of fifteen units, two of which would be deed -restricted affordable units for
very low-income households.
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process, which includes a
300' radius public hearing notice to fifty-six (56) property owners, publication in the newspaper
on June 26, 2025, postings of the notice at the five (5) public locations, and on the subject site.
Prepared by:
,?V= -ie Lao, -Senior Planner
Submitted by:
11
Lily Valenzuela, Director of Community Development
Attachment A: City Council Resolution No. 2025-29
Attachment B: Planning Commission Staff Report (Dated June 2, 2025)
Attachment C: Draft Planning Commission Minutes (Dated June 2, 2025)
Attachment D: Planning Commission Resolution 25-07
Attachment E: Density Bonus Application with Affordable Housing Agreement
Attachment F: Architectural Plans (Dated May 28, 2025)
Attachment G: Trip Generation and VMT Screening Assessment (Dated September 6, 2024)
Attachment A
City Council Resolution No. 2025-29
111 OLTO
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING 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, on February 13, 2024, 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 City Council 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 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 sufficiently considered all testimony
presented to them and recommended that the City Council approve Design Review 24-02,
Tentative Tract Map 84327, and Density Bonus Application 25-01.
WHEREAS, on June 26, 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, the Rosemead City Council, having final approval authority over this project,
has sufficiently considered all testimony presented to them in order to make the following
determination.
THE CITY COUNCIL OF THE CITY OF ROSEMEAD HEREBY ORDAINS AS
FOLLOWS:
SECTION 1. The City Council 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 Quality
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 City Council 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 City Council 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 City Council 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 City Council HEREBY APPROVES 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 listed in Attachment "A" attached hereto and incorporated herein by reference.
SECTION 6. That the City Clerk of the City of Rosemead shall certify the adoption of
this Resolution which shall become effective upon its approval by the City Council.
PASSED, APPROVED AND ADOPTED this 8`h day of July, 2025.
Margaret Clark, Mayor
APPROVED AS TO FORM: ATTEST:
Rachel Richman, City Attorney Ericka Hernandez, City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) §
CITY OF ROSEMEAD )
I, Ericka Hernandez, City Clerk of the City Council of the City of Rosemead, California,
do hereby certify that the foregoing City Council Resolution No. 2025-29, was duly adopted
by the City Council of the City of Rosemead, California, at a regular meeting thereof held on
the 8'h day of July, 2025, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Ericka Hernandez, City Clerk
ATTACHMENT"A"
(CITY COUNCIL RESOLUTION NO. 2025-29)
DESIGN REVIEW 24-02, TENTATIVE TRACT MAP 84327, AND
DENSITY BONUS APPLICATION 25-01
7741-7745 HELLMAN AVE
(APN: 5286-036-016 AND 5286-036-017)
CONDITIONS OF APPROVAL
JUNE 2, 2025
Standard
Design Review 24-02, Tentative Tract Map 84327, and Density Bonus Application 25-01
("Project') is approved 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, in accordance
with the plans marked Exhibit "B", dated May 28, 2025. Any revisions to the approved
plans must be resubmitted for Planning Division review and, if satisfactory, approval.
2. The following conditions must be complied to the satisfaction of the Planning Division
prior to final approval of the associated plans, building permits, occupancy permits, or any
other appropriate request.
3. The conditions listed on this exhibit shall be copied directly onto any development plans
subsequently submitted to the Planning Division, Building and Safety Division, and Public
Works Department.
4. Approval of Project shall not take effect for any purpose until the applicant(s) have filed
with the City of Rosemead ("City") a notarized affidavit stating that he/she is aware of and
accepts all of the conditions of approval as set forth in the letter of approval and this list of
conditions within ten (10) days from the Planning Commission approval date.
5. The on-site public hearing notice posting shall be removed by the end of the 10 -day appeal
period of Project.
6. Project is approved for a period of one (1) year. The applicant(s) shall commence the
approved project or request an extension within 30 calendar days prior to expiration. The
one (1) year initial approval period shall be effective from the Planning Commission
approval date. For the purpose of this petition, project commencement shall be defined as
beginning the permitting process with the Planning and Building Divisions, so long as the
project is not abandoned. If Project has been unused, abandoned, or discontinued for a
period of one (1) year, it shall become null and void.
7. The City Council hereby authorizes the Planning Division to make and/or approve minor
modifications to the project and to these conditions of approval.
8. Project is granted or approved with the City and its Planning Commission and City Council
retaining and reserving the right and jurisdiction to review and to modify the permit,
including the conditions of approval based on changed circumstances. Changed
circumstances include, but are not limited to, the modification of the use, a change in scope,
emphasis, size, or nature of the use, or the expansion, alteration, reconfiguration, or change
of use. This reservation of right to review is in addition to, and not in lieu of, the right of
the City, its Planning Commission, and City Council to review and revoke or modify any
permit granted or approved under the Rosemead Municipal Code for any violations of the
conditions imposed on Project.
9. The applicant(s) shall defend, indemnify, and hold harmless the City of Rosemead or its
agents, officers, and employees from any claim, action, or proceeding against the City of
Rosemead or its agents, officers, or employees to attack, set aside, void, or annul, an
approval of the Planning Commission and/or City Council concerning the project, which
action is brought within the time period provided by law.
10. The applicant(s) shall comply with all Federal, State, and local laws relative to the
approved use, including the requirements of the Planning, Building, Public Works, Fire,
Sheriff, and Health Departments.
11. Building permits will not be issued in connection with any project until such time as all
plan check fees and all other applicable fees are paid in full. Prior to issuance of building
permits, any required school fees shall be paid. The applicant shall provide the City with
written verification of compliance from the applicable school districts.
12. The numbers of the address signs shall be at least six (6) inches tall with a minimum
character width of 3/4 inch, contrasting in color and easily visible at driver's level from the
street. Materials, colors, location, and size of such address numbers shall be approved by
the Community Development Director, or his/her designee, prior to installation.
13. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m., Monday through
Saturday. No construction shall take place on Sundays or on any federal holiday, without
prior approval by the City. The applicant shall abide by the noise control sections of the
Rosemead Municipal Code.
14. The Building Division, Planning Division, and Public Works Department shall have access
to the project site at any time during construction to monitor progress.
15. All requirements of the Planning Division, Building and Safety Division, and Public Works
Department shall be complied with prior to the final approval of the proposed construction.
16. All mechanical/utility equipment (including meters, back flow prevention devices, fire
valves, A/C condensers, furnaces, and other equipment) shall be located away from public
view or adequately screened by landscaping or screening walls (parapets) so as not to be
seen from the public right-of-way.
17. The project site shall be graded to drain to the street, but in no case shall such drainage be
allowed to sheet flow across public sidewalk. A grading and/or drainage plan shall be
prepared, submitted to, and approved by the Building Official, and such grading and/or
drainage shall take place in accordance with such approved plan.
18. Violations of the conditions of approval may result in citation and/or initiation of
revocation proceedings.
Proiect Specific
19. All areas of the small lot subdivision with five or more parcels is subject to a reciprocal
access and/or maintenance easement shall be maintained by an association that may be
incorporated or unincorporated.
20. A maintenance agreement shall be formed, composed of and executed by all property
owners, to maintain all common areas and appurtenances such as trees, landscaping, water
treatment facilities, trash, parking, driveways, drive aisles, walkways, private water lines,
meters, etc. Each owner and future property owners shall automatically become members
of the agreement and shall be subject to a proportionate share of the maintenance and
related costs. The maintenance agreement shall be recorded as a covenant and agreement
to run with the land. The subdivider shall submit a copy of this agreement, once recorded,
to the planning division for placement in the subdivision file.
21. Prior to the issuance of building permits, the Developer shall develop a comprehensive
Construction Management Plan, subject to the review and approval of the Planning
Division, Building and Safety Division, and Public Works Department. The Construction
Management Plan shall address security of site and equipment, noise, vibrations, traffic
control, parking, debris removal, staging, dust control, sanitary facilities, and other
potential construction impacts, as well as other details involving the means and methods of
completing the project, including the construction equipment route. The City has the
authority to require modifications and amendments to the Construction Management Plan
as deemed necessary throughout the course of the project and until the final inspection.
22. A construction notice shall be mailed to residents within a 300' radius from the project site
to inform them of the commencement of construction. The notice shall be mailed ten days
prior to commencement of project construction.
23. All property that is vacant, under construction, or being demolished shall be totally
enclosed around the perimeter by a fence that is a minimum of six (6) feet in height as
measured from adjacent property, subject to the approval of the Community Development
Director or other designated officials. The following requirements shall be satisfied:
a. The required fence shall be adequately constructed from chain-link, lumber,
masonry or other approved materials. The fence shall be entirely self-supporting
and shall not encroach or utilize structures or fencing on any adjacent property
without prior written approval of the adjacent property owner.
b. The fence shall be installed prior to the initiation of any construction or demolition
and shall be continuously maintained in good condition.
c. Signs stating "PRIVATE PROPERTY, NO TRESPASSING" shall be posted on the
fence.
24. All gutters, downspouts, mechanical elements, and/or architectural features shall be
painted to complement the single-family dwelling units.
25. Any exterior lighting shall be fully shielded and directed downwards as to not project over
the property lines of the subject site.
26. The trash enclosure shall comply with the requirements of Rosemead Municipal Code and
be decorative to match or complement the residential buildings in color, material, and
design.
27. A final wall plan shall be submitted to the Planning Division for review and approval prior
to the issuance of building permits. All walls and/or fences height shall be decorative and
comply with the requirements in the Rosemead Municipal Code and shall match or
complement the residential buildings in color, material, and design.
28. The applicant(s) shall submit a final landscape and irrigation plan to the Planning Division
prior to the issuance of building permits. The landscape and irrigation plan shall comply
with the City's Water Efficient Landscape Ordinance and with the Guidelines for
Implementation of the Water Efficient Landscape Ordinance and include a sprinkler system
with automatic timers and moisture sensors. All landscaping and irrigation shall be
installed and completed prior to final Planning Division approval. All landscaped areas
shall be permanently maintained in a neat and orderly manner.
Density Bonus
29. The developer shall maintain two very low-income units for lease for a term of fifty (55)
years as a 50% density bonus and three concessions and one waiver/reduction were granted
for the small lot subdivision. The three concessions and single waiver/reduction consists
of:
a. Increasing the building height to four stories and 40'-0" - Concession
b. Decreasing the side yard back to five feet - Concession
c. Reduction in size for off-street parking - Concession
d. Decrease of private open space requirements - Waiver/Reduction
30. Before a density bonus granted by the City Council is effective, the developer must execute
and record a density bonus housing agreement with the City for the two very low -income
residential units for sale or lease. The density bonus housing agreement must include and
identify the following:
a. Type, size, and location of each target unit;
b. The terms of the agreement;
c. The terms of the construction of the target units; and
d. Means of availability of the target units.
31. Any change to the status of the two very low-income affordable units would require a
revised Affordable Housing Agreement to be reviewed and approved by the City Attorney
and City Council.
32. The developer shall give the current tenant(s) and the City notice for any modification to
the two very low-income affordable units. Notice requirements shall comply with State
housing laws.
33. Should the developer decide to sell the two very low-income affordable units, it shall be
sold in accordance with the affordability restrictions set forth by the State for lower income
households.
Building and Safety Division
34. The second sheet of building plans is to list all conditions of approval and to include a copy
of the City Council decision letter. This information shall be incorporated into the plans
prior to the first submittal for plan check.
35. Plans prepared in compliance with the current Building Code shall be submitted to Building
and Safety Division for review prior permit issuance.
36. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance of the
building permit.
37. The building shall be addressed at 7741-7745 Hellman Avenue, and an application to
assign unit numbers shall be filed with the City prior to plan check submittal.
38. In accordance with paragraph 5538(b) of the California Business and Professions Code,
plans are to be prepared and stamped by a licensed architect. In addition, structural
calculations prepared under the direction of an architect, civil engineer or structural
engineer shall be provided.
39. A geotechnical and soils investigation report is required, the duties of the soils engineer of
record, as indicated on the first sheet of the approved plans, shall include the following:
a) Observation of cleared areas and benches prepared to receive fill;
b) Observation of the removal of all unsuitable soils and other materials;
c) The approval of soils to be used as fill material;
d) Inspection of compaction and placement of fill;
e) The testing of compacted fills; and
f) The inspection of review of drainage devices.
40. The owner shall retain the same soils engineer that prepared the Preliminary Soils and/or
Geotechnical Investigation that was accepted by the City for observation of all grading,
site preparation, and compaction testing. Observation and testing shall not be performed
by other soils and/or geotechnical engineers unless the subsequent soils and/or geotechnical
engineers obtain approval from the City to submit a new Preliminary Soils and/or
Geotechnical Investigation.
41. A grading and drainage plan shall be approved prior to issuance of the building permit. The
grading and drainage plan shall indicate how all storm drainage including contributory
drainage from adjacent lots is carried to the public way or drainage structure approved to
receive storm water.
42. Stormwater Planning Program LID Plan Checklist (MS4-1 FORM) completed by Engineer
of Record shall be copied on the first sheet of Building Plans and on the first sheet of
Grading Plans. When applicable per the LID plan checklist, LID plan shall be approved
through the Engineering Division prior submitting grading plans for review. The form can
be found at the following link:
httns://www.dronbox.com/scl/fi/m8s 1 r2584cb6fwstig,v 1 b/Rosemead-MS4- I -LID-
Determination-Form.pdf?rlkev=twd265f6lckgenmk4s 1 ghm6ap&d1=0
43. The property shall be surveyed, and the boundaries marked by a land surveyor licensed by
the State of California.
44. Foundation inspection will not be made until the excavation has been surveyed and the
setbacks determined to be in accordance with the approved plans by a land surveyor
licensed by the State of California. THIS NOTE IS TO BE PLACED ON THE
FOUNDATION PLAN IN A PROMINENT LOCATION.
45. Project shall comply with the CalGreen Residential mandatory requirements.
46. No form work or other construction materials will be permitted to encroach into adjacent
property without written approval of the affected property owner.
47. A demolition permit is required for any existing buildings which are to be demolished.
48. To be classified as single-family of R-3 Group Occupancy, each building shall not contain
more than 2 residential dwellings. In a scenario of a building consists of a main dwelling,
an Accessory Dwelling Unit (ADU) and a Junior Accessory Dwelling Unit (ADU) as
defined in the Zoning Code, JADU is not considered a separate dwelling unit for the
purposes of life or fire protection.
49. A building classified as R-3 Group Occupancy of more than 3 stories is beyond the scope
of Residential Code. All provisions within the Building Code regarding R-3 Occupancy,
including but not limited to the fire sprinklers and means of egress requirements, shall
apply.
50. Townhouses provisions for Double/Common Wall construction per Section R302.2 in the
Residential Code does not apply to a residential building with more than 3 stories.
Application of such method of separation for fire -resistance requirements between
buildings where a lot line exists shall be subject to the review and approval by the Building
Official for alternate design of construction permitted by both the Residential and Building
Codes.
51. Fire -resistance rating requirements for exterior walls and Maximum area of exterior wall
openings and degree of open protection based on fire separation distance of 0 to 5 feet for
dwellings and accessory buildings shall comply with Table R302.1(1) or with Table
R302.1(2) as applicable.
52. Fire -resistance rating requirements for exterior walls based on fire separation distance of 5
to 10 feet shall comply with Table 602 of the Building Code.
53. Fire -resistance rating construction between units at the horizontal floor assembly and
vertical shaft at the stairways shall be continuous per Section R302.3 of Residential Code
or Section 420.2 and 420.3 of the Building Code. Continuity at unit entry door within the
stairway enclosure at the multi -story residential dwelling may be challenging.
54. To be exempted from the exit access stairway enclosure requirement in Group R-3
Occupancy per exception 2 of Section 10 19.3, access stairways connecting four stories or
less and serving a particular dwelling unit shall be contained within that individual unit.
55. Roof access by stairways shall be required for a building with 4 or more stories per Section
10 11. 12 of the Building Code.
56. Prior to the issuance of building permit, a written consent shall be obtained from the current
easement holder(s) for any proposed development encroaching into existing easement(s).
57. A separate permit is required for Fire Sprinklers. All fire sprinkler hangers must be
designed, and their location approved by an engineer or an architect. Calculations must be
provided indicating that the hangers are designed to carry the tributary weight of the water
filled pipe plus a 250 -pound point load. A plan indicating this information must be stamped
by the engineer or the architect and submitted for approval prior to issuance of the building
permit.
58. A reciprocal easement for ingress and egress, sanitary sewer, utility, drainage, water shall
be provided for each property that does not front on or have direct access to the public way.
Services to each property shall be underground and shall be located in a trench within this
easement.
59. Building permits shall not be issued until the final map has been prepared to the satisfaction
of the Building Official.
Public Works
60. The second sheet of building plans, grading plans and/or offsite improvement plans is to
list all conditions of approval and to include a copy of the Planning Commission Decision
letter. This information shall be incorporated into the plans prior to the first submittal for
plan check.
61. A separate permit shall first be obtained from the City Public Works Department prior
to placement of any construction materials or equipment in the public way.
62. The required street improvements shall include those portions of roadways contiguous
to the subject property and include:
a. Reconstruct the existing and construct new driveway approach to comply with
current ADA bypass requirements per SPP WC, Latest edition. No portion of the
driveways and/or parkway shall encroach to the frontage of the adjacent
property.
b. Remove and reconstruct all damaged and/or off -grade curbs, gutters, ADA
ramps, driveway approaches and sidewalks.
63. Install necessary improvements (parkway, landscape, sidewalk, curb and gutter, any
others as applicable) to match required adjacent sections, and as directed by the City
Engineer or his/her designee.
64. The approved building address shall be painted on the curb to the City's standards as
required by the Public Works Inspector prior to final inspection.
65. Relocate water meters from the sidewalk as directed by the City Engineer or his/her
designee.
66. Rehabilitate existing AC street pavement along the property frontage to the centerline of
the street, rehabilitation includes but are not limited to pavement markers, striping, and
markings as directed by the City Engineer or his/her designee. You may pay an in -lieu
fee equal to the estimated cost of street rehabilitation based on the Los Angeles County
Land Development Division Bond Calculation Sheets before the issuance of building
permits to the satisfaction of the City Engineer or designee.
67. Underground all utility services to the property.
68. Sewer improvement plans shall be submitted to the Los Angeles County Sanitation
District (LACSD), City of Rosemead and Sewer Maintenance Division (SMD) for
approval and required improvements shall be made at the sole cost to the property
owner/developer.
69. Prior to final of the building permit(s), inspection is required by the Public Works
Inspector.
Tract Map Requirements
70. A final tract map prepared by or under the direction of a registered civil engineer or licensed
land surveyor shall be submitted to and approved by the City prior to being filed with the
Los Angeles County Recorder.
71. A soils report is required.
72. A preliminary tract map guarantee shall be provided which indicates all trust deeds (to
include the name of the trustee), all easement holders, all fee interest holders, and all
interest holders whose interest could result in a fee. The account for this title report shall
remain open until the final tract map is filed with the Los Angeles County Recorder.
73. Easements shall not be granted or recorded within any area proposed to be dedicated,
offered for dedication, or granted for use as a public street, alley, highway, right of access,
building restriction, or other easements until after the final tract map is approved by the
City and filed with the Los Angeles County Recorder; unless such easement is subordinated
to the proposed dedication or grant. If easements are granted after the date of tentative
approval, a subordination shall be executed by the easement holder prior to the filing of the
final tract map.
74. Monumentation of tract map boundaries, street centerlines, and lot boundaries is required
if the map is based on a field survey.
75. All conditions from City Departments and Divisions shall be incorporated into the tract
map prior to submitting the tract map for review.
76. In accordance with California Government Code Sections 66442 and/or 66450,
documentation shall be provided indicating the mathematical accuracy and survey analysis
of the tract map and the correctness of all certificates. Proof of ownership and proof of
original signatures shall also be provided.
77. Proof of tax clearance shall be provided at the time of tract map review submittal.
78. Upon submittal of the parcel map for review by the City, a letter signed by both the
subdivider and the engineer shall be provided which indicates that these individuals agree
to submit one (1) blueprints and one sepia mylar and pdf copy on a CD of the recorded
map to the City Public Works Department.
79. A reciprocal easement for ingress and egress, sanitary sewer, utility, drainage, water shall
be provided for each property that does not front on or have direct access to the public
way. Services to each property shall be underground and shall be located in a trench within
this easement.
80. A reciprocal easement for ingress and egress shall be provided around the perimeter of
the site.
County of Los Angeles Fire Department
81. Each building shall be contained within newly configurated lot lines, resides on
dedicated foundations, and shall have required fire separation exterior walls per code.
82. Each building shall have a dedicated exit stairway with fire rating of 2 hours, and the
stairways shall extend to the roof per code to allow for roof access.
83. Each building shall be served by NFPA 13 fire sprinkler systems.
84. The site shall provide firefighter access (5ft. min. width) to allow access to all
buildings.
Final Map Requirements
85. The Final Map shall be submitted to our office for review and approval prior recordation.
86. Access as noted on the Tentative and the Exhibit Maps shall comply with Title 21 (County
of Los Angeles Subdivision Code) and Section 503 of the Title 32 (County of Los Angeles
Fire Code), which requires an all-weather access surface to be clear to sky.
87. A fire hydrant improvement plans shall be submitted for review and approval prior to the
clearance of the Final Map.
Water System Requirements
88. All hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, conforming to current AWWA
standard C503 or approved equal and shall be installed in accordance with the County of
Los Angeles Fire Code.
89. The required fire flow for the public fire hydrants for this project is 2500 gpm at 20 psi
residual pressure for 2 hours. Three public fire hydrant(s) flowing simultaneously may be
used to achieve the required fire flow. Fire Code 507.3 & Appendix B105.1
90. Install one (1) public fire hydrant. Location: as indicated on the Site Plan.
91. All required public fire hydrants shall be installed, tested, and accepted prior to beginning
construction. Fire Code 501.4
92. Vehicular access must be provided and maintained serviceable throughout construction to
all required fire hydrants. All required fire hydrants shall be installed, tested, and accepted
prior to construction.
Attachment B
Planning Commission Staff Report
(Dated June 2, 2025)
ROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIR AND PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: JUNE 2, 2025
SUBJECT: DESIGN REVIEW 24-02, TENTATIVE TRACT MAP 84327, AND
DENSITY BONUS APPLICATION 25-01
7741-7745 HELLMAN AVE
SUMMARY
Chaplon Mu has submitted a Tentative Tract Map and a Design Review application,
requesting to utilize the City's Small Lot Ordinance for the creation of ten small lots. The
project also includes a Density Bonus application 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. The granting of a Tract Map and Discretionary Site
Plan and Design Review is required for small lot subdivisions, while the granting of a
Density Bonus application by the City Council is required in order to exceed standard
density requirements. Per Rosemead Municipal Code Section 17.120.030(B), 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 this Zoning Code
for any of the applications. The Planning Commission would still hear each application
and forward recommendations to the City Council. The subject site is located at 7741-
7745 Hellman Avenue (APN: 5286-036-016 and 5286-036-017) in the Medium Multiple
Residential (R-3) zone.
ENVIRONMENTAL DETERMINATION
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;
Planning Commission Meeting
June 2, 2025
Page 2 of 42
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
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 (Exhibit "D") 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.
Planning Commission Meeting
June 2, 2025
Page 3 of 42
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 Quality
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.
STAFF RECOMMENDATION
That the Planning Commission:
1. Conduct a public hearing and receive public testimony; and
Adopt Planning Commission Resolution No. 25-07 with findings (Exhibit "A"), a
resolution recommending that the City Council adopt City Council Resolution No.
2025-29 (Exhibit "B") for the approval of Design Review 24-02, Tentative Tract
Map 84327, and Density Bonus Application 25-01 (Exhibit "E"); and
3. Find that the project is exempt from CEQA review pursuant to Class 32, Section
Planning Commission Meeting
June 2, 2025
Page 4 of 42
15332 of the California Environmental Quality Act (CEQA) Guidelines.
PROPERTY HISTORY AND DESCRIPTION
The project site is located on the north side of Hellman Avenue between Del Mar Avenue
and Jackson Avenue. According to the Los Angeles County Assessor's records, the
project site consists of two parcels, totaling approximately 16,018 square feet of lot area
and developed with two detached single-family dwelling units, which were built between
1930 to 1938. All existing structures on site will be demolished.
Site and Surrounding Land Uses
The project site is designated in the General Plan as High Density Residential and on the
Zoning Map as Medium Multiple Residential (R-3) zone. The site is surrounded by the
following land uses and zones:
North
General Plan Designation:
Zoning:
Land Use:
South
General Plan Designation:
Zoning:
Land Use:
East
General Plan Designation:
Zoning:
Land Use:
West
General Plan Designation:
Zoning:
Land Use:
Medium Density Residential
Light Multiple Residential (R-2)
Multi -Family Residential
Medium Density Residential
R-2
Residential
High Density Residential
R-3
Multi -Family Residential
High Density Residential
R-3
Multi -Family Residential
Planning Commission Meeting
June 2, 2025
Page 5 of 42
DISCUSSION
Project Description
As illustrated on the site plan and in Exhibit "C", the applicant is requesting to utilize the
City's Small Lot Ordinance for the creation of ten small lots. The proposed project will
also consist of site improvements, including new landscaping, lighting, fencing and walls,
and solid waste and recyclable material collection facilities.
The project also includes a Density Bonus application 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 (one-story unit in Lots 2 and 7).
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Proposed Site Plan
Desian Review 24-02
Per Rosemead Municipal Code Section 17.12.030(2)(g), the granting of a Discretionary
Site Plan and Design Review is required for a small lot subdivision. The project is
proposed with ten small lots.
Tentative Tract Map 84327
Section 66474 et seq of the Subdivision Map Act describes the grounds for approving a
subdivision map. In addition, Rosemead Municipal Code Chapter 16.04 provides
subdivision regulations, which adopt Los Angeles County subdivision regulations by
reference. The project includes the consolidation of two existing parcels into ten small
lots.
Planning Commission Meeting
June 2, 2025
Page 6 of 42
State Density Bonus Law
State Density Bonus Law allows developers to build more housing units than permitted
by local zoning regulations if they include a certain percentage of affordable housing units
for very low-income, low-income, moderate -income, or other qualifying groups, such as
seniors. In return, developers may request both concessions and waivers/reductions from
development standards such as reduced parking requirements, setbacks, open space
requirements, or increased height limits to improve project feasibility. To be eligible for a
density bonus, the project must include at least five units and reserve a percentage of
them for affordable housing. Accordingly, the requested Density Bonus Application is
summarized in the table on page 6.
IM
.. ....
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Lot Size:
16,018 SF 0.368 acres
Base Units:
16,018 SF/1,500 = Ten 10 Base Units
Percentage of Very Low -Income Units
15%
Provided:
Number of Very Low -Income Units:
10 units x 0.15 = 1.5 Two Very Low -Income
Requested D nsity Bonus:
50%
Number of Density Bonus Units Permitted:
10 units x 50% = 5 Five Density Bonus Units
Fifteen Units
Total Units:
Two Very Low -Income, 13 Above Moderate -Income
Term of Affordable Housing Agreement:
55 Years from date of final certificate of occupancy
Three concessions for projects that include at
Number of Concessions Permitted:
least 15 ercent for Very Low -Income units.
Development Feature
Rosemead
Municipal Code
Requested Concession
Requirement
Side Yard Setback: 10 ft. all
10 ft
5 ft.
Floors
Height
3 stories and 35 ft.
4 stones and 40 ft.
Dimensions for an Off -Street
Parking Space in an Enclosed
10' x 20'
8' x 16'
Garage
~ eloriit",ion hxftorrw�Ekbens�jr64ntus.Application
.r'a a
Number of Waiver/Reduction Permitted:
I Unlimited
Waiver/Reduction Request:
I Reduction of open sace requirements
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).
Planning Commission Meeting
June 2, 2025
Page 7 of 42
(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.
In addition, per State Government Code Section 65915(e)(1), in no case may a city,
county, or city and county apply any development standard that will have the effect of
physically precluding the construction of a density bonus development. An applicant may
submit to a city, county, or city and county a proposal for the waiver or reduction of
development standards that will have the effect of physically precluding the construction
of the development. This subdivision shall not be interpreted to require a local
government to waive or reduce development standards if the waiver or reduction would
have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section
65589.5, upon health or safety, and for which there is no feasible method to satisfactorily
mitigate or avoid the specific, adverse impact.
Development Standards - Small Lot Subdivisions
Staff has verified that the proposed development, with the approval 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, as demonstrated in the following table:
Development Feature
Required
Proposed
Overall Development Area
1,500 sq. ft. lot
15 Units (Density Bonus Requested)
Density
area/unit
Overall Development Area
10,000 sq. ft.
16,018 sq. ft.
Minimum Lot Area
Overall Development Area
70'-0"
80'-0"
Minimum Lot Width
Overall Development Area
Perimeter Setback — Front &
15'-0"
15'-0"
Rear
Overall Development Area
East: 5'-0" (Concession Requested)
Perimeter Setback - Side
10'-0"
Yard Interior Lots
West: 5'-0" (Concession Requested)
Building Height Maximum
3 stories and 35'-T
4 stories and (Concession
ed)
Requested)
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June 2, 2025
Page 8 of 42
Lot 1, 6, 5, 10: 110 sq. ft.
Open Space
150 sq. ft. per unit
Lot 2, 3, 4, 7, 8: None
(Waiver/Reduction Requested)
Per State Density
Bonus Law:
1 parking space for
zero to one bedroom
1.5 Parking spaces
for two and three
bedroom
2.5 Parking spaces
Each lot will contain a three -car garage.
Parking and Circulation
for four or more
bedrooms
18 Feet Driveway
No guest parking
required
Driveways used to
serve five or more
dwelling units shall
be a minimum of
eighteen (18) feet
wide
Lot 1: 1,705 sq. ft.
Lot 6: 1,705 sq. ft.
Lot 2: 1,513 sq. ft.
Lot 7: 1,513 sq. ft.
Minimum Lot Area
1,500 sq. ft.
Lot 3: 1,517 sq. ft.
Lot 8: 1,517 sq. ft.
Lot 4: 1,545 sq. ft.
Lot 9: 1,545 sq. ft.
Lot 5: 1,729 sq. ft.
Lot 10: 1,729 sq. ft.
Lot 1: 36'-0"
Lot 6: 36'-6"
Lot 2: 36'-0"
Lot 7: 36'-0"
Lot 3: 42'-4"
Lot 8: 42'-4"
Minimum Lot Width
20'-D°
Lot 4: 41'-0"
Lot 9: 41'-0"
Lot 5: 39'-5"
Lot 10:39'-5"
Lot 1: 52'-2"
Lot 6: 52'-2"
Minimum Lot Depth
50 ft.
Lot 2: 84'-5"
Lot 7: 84'-5"
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June 2, 2025
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Elevations
or or,
left Pr
Proposed Elevation (Rendering)
The applicant has proposed a mid-century modern inspired design for the small lot project
and will utilize cool earth toned colors such as white, brown, and several shades of gray
with contrasting black ornamental details. To create visual interest from the public -right-
of-way and minimize the overall impact of the building mass, the applicant has
incorporated architectural features such as recessed windows, composite wood sidings,
and wood panels. The primary exterior wall color would consist of silver-gray stucco. The
building design also incorporates glass balconies, large windows, and contrasting black
Lot 3: 53'-0"
Lot 8: 53'-0"
Lot 4: 84'-1"
Lot 9: 84'-1"
Lot 5: 52'-B"
Lot 10: 52'-6"
Maximum Lot Coverage
70% of Small Lot
Lot 1: 42%
Lot 6: 42%
Lot 2: 48%
Lot 7: 48%
Lot 3: 48%
Lot 8: 48%
Lot 4:43%
Lot 9: 43%
Lot 5: 39%
Lot 10: 39%
Elevations
or or,
left Pr
Proposed Elevation (Rendering)
The applicant has proposed a mid-century modern inspired design for the small lot project
and will utilize cool earth toned colors such as white, brown, and several shades of gray
with contrasting black ornamental details. To create visual interest from the public -right-
of-way and minimize the overall impact of the building mass, the applicant has
incorporated architectural features such as recessed windows, composite wood sidings,
and wood panels. The primary exterior wall color would consist of silver-gray stucco. The
building design also incorporates glass balconies, large windows, and contrasting black
Planning Commission Meeting
June 2, 2025
Page 10 of 42
light fixtures and trim. More specifically, the applicant has proposed the following color
and materials listed below:
Design Element
Color
Manufacturer
Exterior Wall
Silver Gray
LaHabra Stucco
Trim
Dove Gray
LaHabra Stucco
Composite Wood Siding
Lunawood
Delta Millworks
Wood Panels
Lunawood
Delta Millworks
Doors
Matte Black
Glenview Doors
Li ht Fixtures
Matte Black
Custom
Balconies
Transparent - Glass
Custom
Floor Plan
The proposed small lot subdivision will consist of five vertically stacked duplexes and five
single-family dwellings. There are six different floor plan variations that range from 631 to
1,468 square feet. The details of each floor plan are detailed below and in Exhibit "C:
Lots 1 and 6 (Stacked Duplex)
Lots 1 and 6 will each be developed with a stacked duplex. The floor plans are identical
and will consist of the following:
• Ground Floor: Three -car garage (723 s.f.)
• Second Floor: One-story, 631 s.f. unit with a living room, dining area, kitchen,
bedroom, and bathroom
• Third and Fourth Floors: Two-story, 1,298 s.f. unit with a living room, dining area,
kitchen, den, family room with bar, three bedrooms, two bathrooms, and two
balconies
Lots 2 and 7 (Stacked Duplex)
Lots 2 and 7 will each be developed with a stacked duplex. The floor plans are identical
and will consist of the following:
Ground Floor: Three -car garage (723 s.f.)
Second Floor: One-story, 638 s.f. unit with a living room, dining area, kitchen,
bedroom, and bathroom (designated for a very low-income household)
Third and Fourth Floors: Two-story, 1,468 s.f. unit with a living room, dining area,
kitchen, den, family room with bar, three bedrooms, and two bathrooms
Lot 3 (Stacked Duplex)
Lot 3 will be developed with a stacked duplex. The floor plan will consist of the following:
Ground Floor: Three -car garage (726 s.f.)
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June 2, 2025
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• Second Floor: One-story, 631 s.f. unit with a living room, dining area, kitchen,
bedroom, and bathroom
• Third and Fourth Floors: Two-story, 1,444 s.f. unit with a living room, dining area,
kitchen, den, family room with bar, three bedrooms, and two bathrooms
Lot 8 (Single -Family Dwelling)
Lot 8 will be developed with a three-story, 1,444 s.f. single-family dwelling unit and the
floor plan will consist of the following:
• Ground Floor: Three -car garage (726 s.f.)
• Second Floor: Den/entertainment room and bathroom
• Third Floor: Living room, kitchen, dining area, two bedrooms and a bathroom
• Fourth Floors: Family room with a bar, two bedrooms, and a bathroom
Lots 4 and 9 (Single -Family Dwelling)
Lots 4 and 9 will each be developed with a three-story, 1,444 s.f. single-family dwelling
unit. The floor plans are identical and will consist of the following:
• Ground Floor: Three -car garage (659 s.f.)
• Second Floor: Den/entertainment room and bathroom
• Third Floor: Living room, kitchen, dining area, two bedrooms and a bathroom
• Fourth Floors: Family room with a bar, two bedrooms, and a bathroom
Lot 5 and 10 (Single -Family Dwelling)
Lots 5 and 10 will each be developed with a three-story, 1,178 s.f. single-family dwelling
unit. The floor plans are identical and will consist of the following:
• Ground Floor: Three -car garage (673 s.f.)
• Second Floor: Den/entertainment room and bathroom
• Third Floor: Living room, kitchen, dining area, two bedrooms and a bathroom
• Fourth Floors: Family room with a bar, two bedrooms, and a bathroom
Fencing and Landscaping
The applicant is proposing new split -face CMU block walls with vines along the north,
south, east, and west property line and will comply with the height requirements set forth
in Rosemead Municipal Code Chapter 17.68.
Per Rosemead Municipal Code, Section 13.08.030(A)(1), new landscape projects with an
aggregate landscape area equal to or greater than five hundred (500) square feet,
requiring a building or landscape permit, plan check or design review shall meet all the
Guidelines for Implementation of the City of Rosemead Water Efficient Landscape
Ordinance (WELD). A condition of approval has been added to require the applicant to
submit a final landscape and irrigation plan prior to the issuance of building permits. The
final landscape plan shall comply with WELD.
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June 2, 2025
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Mechanical Elements and Trash Enclosure
All proposed mechanical equipment is proposed on the roof and screened by a three-foot
parapet. A condition of approval has been incorporated to ensure that all mechanical
elements are not visible or adequately screened by landscaping or screening walls from
public view.
The applicant is proposing to construct a double bin trash enclosure towards the rear of
the property. The proposed trash enclosure will be constructed of split -face CMU block
walls to match the proposed perimeter walls. In addition, the trash enclosure will consist
of a solid metal roof and self-closing metal siding panels. A condition of approval has
been added to ensure that the proposed trash enclosure shall be in compliance with
Rosemead Municipal Code Chapter 17.32.
Regional Housina Needs Assessment (RHNA)
The California Department of Housing and Community Development (HCD) has
determined that the regional housing need for jurisdictions in the SCAG region is
1,341,827 units. The final 6th Cycle RHNA allocation for the City of Rosemead totals
4,612 units. The proposed development of 15 residential units (2 of which will be deed
restricted for very low-income households) will contribute to the City's RHNA allocation
for Planning Cycle 2021 to 2029.
MUNICIPAL CODE REQUIREMENTS
Per Rosemead Municipal Code Section 17.12.030(2)(g), the granting of a Discretionary
Site Plan and Design Review and Tract Map is required for a small lot subdivision.
The findings required in Rosemead Municipal Code, Section 17.28.020(C) for a Design
Review and Rosemead Municipal Code Chapter 16.04 for a Tentative Tract Map are
contained in PC Resolution 25-07 (Exhibit "A").
Per Rosemead Municipal Code Section 17.120.030(B), 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 this Zoning Code for any of the applications.
The Planning Commission would still hear each application and forward
recommendations to the City Council.
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process, which
includes a 300 -foot radius public hearing notice to fifty-six (56) property owners,
publication in the Rosemead Reader on May 22, 2025, and postings of the notice at the
five (5) public locations and on the subject site.
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June 2, 2025
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Prepared by:
Annie Lao
Senior Planner
Submitted by:
LilyValenzuela
Director of Community Development
EXHIBITS:
A. Planning Commission Resolution 25-07
B. Draft City Council Resolution No. 2025-29
C. Site Plan, Floor Plan, and Elevations (Dated May 28, 2025)
D. Trip Generation and VMT Screening Assessment (Dated September 6, 2024)
E. Density Bonus Application
F. Draft Affordable Housing Agreement
G. Assessor Parcel Map (APN: 5286-036-016 and 5286-036-017)
Attachment C
Draft Planning Commission Minutes
(Dated June 2, 2025)
Minutes of the
PLANNING COMMISSION MEETING
June 2, 2025
PLEDGE OF ALLEGIANCE — Vice Chair Escobar
INVOCATION — Commissioner Tang
ROLL CALL — Commissioner Berry, Commissioner Tang, Vice -Chair Ung and Chair Escobar are present.
Commissioner Berry and Commissioner Lopez are absent.
STAFF PRESENT — Director of Community Development Valenzuela, Senior Planner Lao, and Commission Liaison
Lam.
1. EXPLANATION OF HEARING PROCEDURES AND APPEAL RIGHTS
City Attorney Gutierrez presented the procedure and appeal rights of the meeting.
2. PUBLIC COMMENTS FROM THE AUDIENCE
There being no comments, Chair Escobar opened and closed the Public Comment period.
3. PUBLIC HEARINGS
A. TENTATIVE TRACT MAP 84327, DESIGN REVIEW 24.02 and DENSITY BONUS APPLICATION 25-
01 — Chaplon Mu has submitted a Tentative Tract Map and a Design Review application, requesting to
utilize the City's Small Lot Ordinance for the creation of ten small lots. The project also includes a Density
Bonus application 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. The granting of a Tract Map and Discretionary
Site Plan and Design Review is required for small lot subdivisions, while the granting of a Density Bonus
application by the City Council is required in order to exceed standard density requirements. Per
Rosemead Municipal Code Section 17.120.030(B), 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 this Zoning Code for any of the applications. The Planning Commission would still hear
each application and forward recommendations to the City Council. The subject site is located at 7741-
7745 Hellman Avenue (APN: 5286-036-016 and 5286-036-017) in the Medium Multiple Residential (R-3)
zone.
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
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HOUSEHOLDS. THE SUBJECT SITE IS LOCATED AT 7741-7745 HELLMAN AVE (APN: 5286-036-
016), IN THE MEDIUM MULTIPLE RESIDENTIAL (R-3) ZONE.
CEQA - 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, 2) The proposed development occurs within city limits on a project
site of no more than five acres substantially surrounded by urban uses, 3) The project site has no value
as habitat for endangered, rare or threatened species, 4) Approval of the project would not result in any
significant effects relating to traffic, noise, air quality, or water quality, and 5) The site can be adequately
served by all required utilities and public services. Accordingly, TTM 84327, DR 24-02, and DBA 25-01
are classified as a Class 32 Categorical Exemption pursuant to Section 15332 of CEQA guidelines.
STAFF RECOMMENDATION - Adopt Planning Commission Resolution No. 25-07 with findings (Exhibit
"A"), a resolution recommending that the City Council adopt City Council Resolution No. 2025-29 (Exhibit
"B") for the approval of Design Review 24-02, Tentative Tract Map 84327, and Density Bonus Application
25-01 (Exhibit "E").
Senior Planner Lao presented the staff report.
Chair Escobar opened the Public Hearing.
Vice -Chair Ung asked if there is a minimum requirement square footage for affordable housing units
Senior Planner Lao replied that there is not minimum requirement
Vice -Chair Ung questioned if the small lots could be sold separately or together. She further asked how affordability
would be enforced.
Senior Planner Lao responded that the units are sold together because they are on a single parcel.
Vice -Chair Ung further questioned whether the buyer of the lot would be required to rent it out in an affordable manner
and how affordability would be enforced.
City Attorney Gutierrez responded that since the units are all on one parcel, whether they are purchased outright or
rented, the two affordable units must be occupied by members of very low-income families. She added there are
established processes to determine eligibility, and a state requirement mandates annual follow-up to ensure continued
affordability.
Vice -Chair Ung commented that anyone purchasing the lot would be made aware that they must comply with the
affordability requirement.
City Attorney Gutierrez replied that a covenant would be recorded on the property to ensure enforcement.
Commissioner Tang requested that Senior Planner Lao briefly explain the Small Lot Subdivision Ordinance for public
awareness.
Senior Planner Lao explained that the Small Lot Subdivision Ordinance is similar to that of the City of Los Angeles.
The City adopted this ordinance to promote homeownership. It allows for fee simple ownership, meaning there is no
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need for Covenants, Conditions, and Restrictions (CC&Rs). She added, for example, in a condominium subdivision,
there is a ten-year liability period. In contrast, a small lot subdivision has detached units, which eliminates that liability.
This makes it easier for individuals to purchase homes. Additionally, a reciprocal access agreement is required, which
is less stringent than the requirements in a condominium subdivision.
Commissioner Tang then questioned how developments with multiple units would coordinate the cost of trash services
and manage shared maintenance responsibilities.
Senior Planner Lao explained a maintenance agreement is formed and executed by all property owners and will be
recorded. When the property owners receive the property, they automatically become members of that maintenance
agreement, and it is made known to them.
Commissioner Tang further commented that it is similar to an HOA agreement that the property owners would
contribute to.
Senior Planner Lao confirmed that this is correct but clarified that it would not be an HOA, it would be a maintenance
agreement.
Commissioner Tang asked who would execute the agreement.
Senior Planner Lao responded that all of the property owners.
Commissioner Tang then asked how the agreement functions in practice.
City Attorney Gutierrez explained that similar to an HOA or CC&Rs, the property owners hold each other accountable.
In addition, the City includes provisions that allow it to intervene at the Code Enforcement level if the maintenance
agreement is not being upheld.
Director of Community Development Valenzuela added that there are Conditions of Approval requiring property owners
to abide by the maintenance agreement. If the property owners fail to comply with the terms of the agreement, they
would be in violation of those Conditions of Approval.
Commissioner Tang commented that he wanted to ensure the City was thorough in its process and had covered all
bases. He further noted that while this is not the City's first small lot subdivision, it is the largest to date.
Senior Planner Lao confirmed that this is the third small lot subdivision in the City.
Director of Community Development Valenzuela also confirmed that it is the largest subdivision in the City.
Commissioner Tang then asked for clarification on the line -of -sight ordinance and whether it impacts this development.
Senior Planner Lao responded that there are no variable height requirements in the R-3 zone, so the line -of -sight
ordinance does not apply.
Chair Escobar opened the floor for public comment on Item 3A. She announced that the City had received a written
public comment from Mike Godoy and invited Mr. Godoy to speak and to state his name and address for the record.
Mr. Godoy stated his name and address for the record. He is a Rosemead resident who lives adjacent to the proposed
development. He expressed concerns about existing traffic congestion in the area, particularly during peak hours, and
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noted that the addition of a new 15 -unit development would likely worsen the situation. He emphasized that this could
lead to increased delays and posed safety hazards for both residents and commuters. Mr. Godoy urged the Planning
Commission to conduct a comprehensive traffic impact study to evaluate the potential effects of the development. He
also recommended implementation of traffic calming measures, such as improved signage, traffic signals, and
enhanced pedestrian crosswalks, to mitigate the impact on the surrounding community. He shared that he moved to
Rosemead about a year ago with his family from South Los Angeles and has witnessed similar developments that
negatively impacted neighborhoods, particularly regarding insufficient parking and overcrowding. While he
acknowledged and appreciated efforts to provide affordable housing, he expressed concern that this development is
located on an already busy street. He mentioned that he often parks across the street and finds it dangerous to cross
with his children due to the high traffic volume. He concluded by again urging the Planning Commission to seriously
consider his concerns and to investigate potential safety measures if the project is approved.
Chair Escobar then asked if anyone else in the audience would like to speak on Item 3A or if the applicant wished to
address the Commission.
The applicant, Chaplon Mu, stated his name for the record. He is the developer, The Connected Companies, a local
multi -family and mixed-use development firm focused on connecting communities through real estate. Mr. Mu shared
that he was born and raised in the San Gabriel Valley and has firsthand experience with the challenges immigrant
families face in pursuing the American Dream of homeownership. He noted that achieving that dream has become
increasingly difficult, stating that homeownership is no longer attainable within just half a generation. With average
home prices in Rosemead exceeding $900,000 and rental rates for older homes above $2,500 per month, many
residents find it nearly impossible to afford housing. Mr. Mu emphasized that The Connected Companies' mission is to
combat the housing crisis by developing high-quality housing that is accessible to the average citizen. For over a year
and a half, he has worked closely with City staff to develop a solution aligned with the City's vision for affordable
housing while being sensitive to the character of surrounding neighborhoods. The proposed project, known as the
Wilmar Residences consists of 15 small -lot units, including two affordable units reserved for families earning 30% of
the area median income. Mr. Mu highlighted that this affordability component is a central element of the company's
mission. Located at the major intersection of Hellman Avenue and Del Mar Avenue, the workforce housing project
features five one -bedroom units targeted at young professionals entering the workforce, but also suitable for empty
nesters transitioning out of the workforce. The remaining units are four-bedroom, four -bath homes ranging from 1,300
to 2,100 square feet across two floors, designed to offer privacy and accommodate multigenerational households who
often must consolidate due to high housing costs. Mr. Mu acknowledged existing street parking challenges in the area
but noted that they completed the parking analysis, showing the project falls below the daily minimum traffic trip
threshold, which supported the 15 -unit configuration. He also shared current market comparisons, stating that nearby
new construction one -bedroom units are leasing for approximately $2,600, and four-bedroom units for over $4,800. In
contrast, the workforce units are expected to lease at a more affordable range at approximately $2,200 to $2,300 for
the one -bedroom units and $3,900 to $4,300 for the four-bedroom units. The design allows for the four-bedroom units
to be split between floors, providing privacy and flexibility for shared living arrangements. Mr. Mu stated that with the
Planning Commission's support, The Connected Companies is prepared to help alleviate the housing shortage in
Rosemead while elevating the community through thoughtful, well-planned development that reflects the values and
needs of the small town America.
Vice -Chair Ung commented that she appreciated both the increased quantity and improved quality of housing, noting
the replacement of two older structures with 15 new units. However, she raised concerns about the functionality of the
shared stairwells. She assumed that the design presumes that each stacked unit would be owned by a single family,
but expressed concern that families might prop open the doors between units, which would compromise the integrity
of the fire -rated walls. She suggested this issue may warrant further consideration, such as incorporating internal
stairwells. While she acknowledged that this could reduce usable space or require changes to construction types, she
believed it was important to evaluate from a safety and practical use standpoint.
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Mr. Mu responded that in the units where the one -bedroom is located on the second floor, each stairwell is separated
by doors within the units, which supports compliance with fire rating standards.
Vice -Chair Ung reiterated her concern, emphasizing that families may still prop open the doors, defeating the purpose
of the fire protection measures.
Mr. Mu acknowledged her concerns and stated that he would take them into consideration.
Chair Escobar commented that, after reviewing the staff report, she believes the proposed project aligns with the City's
objectives to promote diverse housing options and increase homeownership. She expressed her appreciation for the
project.
Commissioner Tang remarked that the Small Lot Ordinance is one he was pleased to be involved with during his short
time on the City Council. He credited Council Member Sean Dang for introducing the idea of small lot subdivisions to
the City. Commissioner Tang noted that the ordinance has made positive progress and represents an innovative
approach to development in a densely built city like Rosemead. He further explained that since the City is essentially
built out, such innovations are necessary to increase housing and redevelop older homes. He expressed his belief that
this project is a great way to increase housing within the community.
Chair Escobar added that the City is currently facing a housing crisis, and that adding 15 new units will help meet the
RHNA (Regional Housing Needs Allocation) targets. She emphasized that the project supports the City's broader goals
and the Housing Element of the General Plan.
Vice -Chair Ung acknowledged Mr. Godoy's concerns regarding parking congestion, noting the high density of
apartments in the area. She suggested that the City consider implementing permitted street parking to ensure that
vehicles parked in the neighborhood belong to residents.
Director of Community Development Valenzuela responded that the City is exploring the option of preferential parking,
although it has not yet been presented to the City Council. She added that a VMT analysis was conducted for the
project, and it met the required standards.
Commissioner Tang kindly asked staff to clarify what "VMT" stands for the benefit of viewers watching from home.
Director Valenzuela explained that VMT stands for Vehicle Miles Traveled.
There being no additional questions or public comments, Chair Escobar closed the hearing period and requested a
motion and a second motion.
ACTION: Vice -Chair Ung motioned to approve the project and PC Resolution 25-05 and seconded by Commissioner
Tang.
Vote resulted in:
Ayes: Tang, Escobar and Escobar
Noes: None
Abstain: None
Absent: Berry and Lopez
Vote resulted in 3 Ayes, 0 Noes, and 0 Abstain, 2 Absent.
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City Attorney Gutierrez commented that the Planning Commission's decision is a recommendation, and there will be
another opportunity to address the project at an upcoming City Council meeting.
Chair Escobar addressed Mr. Godoy, noting that a recommendation to consider traffic calming measures at the
development site has been recorded.
Commissioner Tang expressed his hope that Mr. Godoy will remain engaged throughout the process. Regardless of
whether the project is approved, he encouraged Mr. Godoy to report any ongoing or new issues in the area, such as
traffic or parking concerns.
B. CONDITIONAL USE PERMIT 24.03— Mohsen Pournazari, on behalf of 360 Collision and Repair Center
has submitted a Conditional Use Permit application, requesting to add automobile body services (painting
and body work) to an existing, legal -nonconforming automative repair shop. The project would consist of
the installation of a 303 square foot, prefabricated paint spray booth within the 1,988 square foot
automative repair shop, rehabilitation of the existing building, and site improvements pertaining to off-
street parking, landscaping, lighting, fencing, and solid waste and recyclable material collection. No
additional square footage is proposed. Per Rosemead Municipal Code 17.72.030 F(2), a use lawfully
existing without the approval of a discretionary permit that would be required by this Zoning Code shall
be deemed conforming only to the extent of its previous lawful use (e.g., maintaining the same site area
boundaries, hours of operation, etc.). Any change in use would require the approval of the appropriate
discretionary permit in accordance with the provisions of the current Zoning Code. Accordingly, the
applicant is proposing to intensify the existing use, which would require the approval of a Conditional Use
Permit per Rosemead Municipal Code Chapter 17.132. The subject site is located at 8735 Garvey Avenue
in the Light Industrial (M-1) zone and consists of one parcel (APN: 5289-010-028) that totals 20,889
square feet.
PC RESOLUTION 2506 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING CONDITIONAL
USE PERMIT 24-03, FOR THE OPERATION OF AN AUTOMOBILE REPAIR AND BODY SHOP
(PAINTING AND BODY WORD, LOCATED AT 8735 GARVEY AVENUE (APN: 5289-010-028), IN A
LIGHT MANUFACTURING AND INDUSTRIAL (M-1) ZONE.
CEQA- Section 15301 of the California Environmental Quality Act guidelines exempts projects consisting
of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public
or private structures, facilities, mechanical equipment, or topographical features, involving negligible or
no expansion of use beyond that existing at the time of the lead agency's determination. Accordingly,
CUP 24-03 is classified as a Class 1 Categorical Exemption, pursuant to Section 15301 of the California
Environmental Quality Act guidelines.
STAFF RECOMMENDATION - It is recommended that the Planning Commission ADOPT Resolution No.
25-06 with findings (Exhibit "A"). and APPROVE Conditional Use Permit 24-03, subject to the 43
conditions outlined in Attachment "A" attached hereto.
Senior Planner Lao presented the staff report.
Chair Escobar opened the Public Hearing.
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Vice -Chair Ung directed her question to the applicant, asking for clarification on how the paint booth operates
Commissioner Tang asked if the spray booth is fully enclosed.
Senior Planner Lao confirmed that it is a fully enclosed, prefabricated spray booth that will be installed inside the
building.
Commissioner Tang then asked if the booth includes ventilation that filters out fumes.
Senior Planner Lao confirmed this, noting that it is a requirement by the South Coast Air Quality Management District
(SCAQMD).
Vice -Chair Ung suggested that the applicant speak to provide further explanation about the spray booth.
Chair Escobar invited the applicant to speak.
The applicant, Mohsen Pournazari, along with his son Matt Pournazari, explained that the prefabricated spray booth
comes pre -built, but requires assembly onsite. All filters and ventilation systems are included and must be replaced
periodically depending on usage. Mr. Matt Poumazari asked the Commissioners what the additional question was.
Commissioner Tang asked if the spray booth would be installed inside an enclosed building.
Mr. Matt Pournazari confirmed that the spray booth would be placed inside an existing enclosed building and would
not require any remodeling.
Vice -Chair Ung asked whether they would be painting parts or whole vehicles.
Mr. Matt Pournazari replied that they will be painting both parts and whole vehicles. He explained that sometimes they
receive smaller jobs, while other times they work on complete cars, including restoration projects. He emphasized that
all operations comply with SCAQMD codes and guidelines, noting that they obtained approval from SCAQMD before
proceeding. He added that he shares the concern for safety and does not want to endanger his employees or nearby
residents.
Mr. Mohsen Pournazari shared his background, stating that he has been in the industry since 1983 and possesses
extensive knowledge about the field. He explained that in 2010, a German company developed a water-based paint,
eliminating the use of petroleum products. He described the spray booth's ventilation system, noting that fumes are
directed upward and filtered, with the waste collected in a water reservoir that is periodically removed along with oil
waste. Mr. Pournazari added that he has been operating at the current location for about one to one and a half years
and has maintained the space well, receiving compliments from customers. He emphasized his commitment to safety
and stated that he does not want to endanger anyone. He shared a personal story about having to sell his Temple City
shop in 2019, which he had owned for approximately twenty-five years, due to his son Matt's battle with cancer. Mr.
Pournazari expressed that his current efforts are focused on helping his son build a career and keeping him on a
positive path. He expressed gratitude to Senior Planner Lao and City staff for their assistance with this project.
Chair Escobar commented that the applicant has committed to rehabilitating the existing building, enhancing the site,
and completing offsite improvements, demonstrating good faith on their part.
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There being no additional questions or public comments, Chair Escobar closed the hearing period and requested a
motion and a second motion.
Commissioner Tang stated that he feels very comfortable with the staff report and the testimony provided by the
applicant. With the SCAQMD certification and permits in place, he expressed confidence in moving forward with the
project.
ACTION: Commissioner Tang motioned to approve the project and PC Resolution 25-06 and seconded by Chair
Escobar.
Vote resulted in:
Ayes: Tang, Escobar and Escobar
Noes: None
Abstain: None
Absent: Berry and Lopez
Vote resulted in 3 Ayes, 0 Noes, and 0 Abstain, 2 Absent.
Director of Community Development Valenzuela explained the ten-day appeal process
4. CONSENT CALENDAR
PC MINUTES 05.05-25
Chair Escobar requested motions to approve the minutes.
ACTION: Vice -Chair Ung motioned to approve, and Chair Escobar seconded the motion.
Vote resulted in:
Ayes: Escobar, Tang and Ung
Noes: None
Abstain: None
Absent: Berry and Lopez
Vote resulted in 3 Ayes, 0 Noes, and 0 Abstain, 2 Absent.
5. MATTERS FROM STAFF
Director of Community Development Valenzuela reported that Bake and Che began their soft opening last week. Staff
are hopeful that Da Vien Coffee will open soon, likely sometime in mid-June. The City is anticipating these grand
openings and will be sure to invite the Commissioners to attend.
Chair Escobar thanked Director Valenzuela and expressed her excitement, mentioning that she has been eagerly
awaiting Da Vien's opening.
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Director Valenzuela added that the public is very enthusiastic. While Da Vien Coffee had a successful grand opening
in Cerritos, she believes the City's grand opening will be even more successful.
Chair Escobar asked if this will be Da Vien's first location in Los Angeles.
Director Valenzuela confirmed that it is the first location in Los Angeles County and in the San Gabriel Valley.
6. MATTERS FROM THE CHAIR &
Vice -Chair Ung praised staff, expressing her enjoyment of small lot projects due to their interesting nature and
encouraged staff to keep up the good work.
Commissioner Tang echoed Vice -Chair Ung's sentiments, reflecting on the testimony from the second agenda item.
He emphasized that behind every project are individuals and families and praised staff for their hard work and
dedication in supporting these community members who add value to Rosemead.
Chair Escobar also praised staff for their efforts. She added that having worked with many other cities, she considers
the City of Rosemead to have the best Planning team she has encountered. She stated this sincerely and noted that
the thoroughness of staffs work gives the Commission confidence in their decision-making.
ADJOURNMENT
Chair Escobar adjourned the meeting at 7:36 p.m. The next regular Planning Commission Meeting is scheduled for
June 16, 2025, at 7:00 PM in the Council Chambers.
ATTEST:
Emma Escobar
Chair
Linda Lam
Administrative Assistant
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Attachment D
Planning Commission Resolution 2025-07
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 modem 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 Pian 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 2"d day of June,
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 211 day of June,
2025 by the following vote:
AYES:
ESCOBAR, TANG AND UNG
NOES:
NONE
ABSTAIN:
NONE
ABSENT:
BERRY AND LOPEZ
Lily Valenzuela, Secretary
APPROVED AS TO FORM:
C
S ha ie Gutierrez lanning Co ission Attorney
Burke, Williams & Sorensen, LLP
Attachment E
Density Bonus Application
with Affordable Housing Agreement
City of Rosemead Planning Division
8838 East Valley Boulevard, Rosemead, California 91770
(626) 569-2140 FAX (626) 307-9218
DENSITY BONUS APPLICATION
Please type or print neatly.
Applicant Information:
Name: Chaplon Mu
Home Address: 360 E. Gladstone St.
City / State / Zip Code: Azusa/ CA /91702
Phone: 213 797 0065 Mobile Phone: 626 627 0115
Property Owner Information:
Name: Chaplon Mu
Home Address: 360 E. Gladstone St.
City / State / Zip Code: Azusa/ CA/ 91702
Phone: 213 797 0065 Mobile Phone: 626 627 0115
Supplemental Information:
In accordance with Rosemead Municipal Code, Title 17, Chapter 17.84, a request for a density
bonus and proposals for incentives or concessions shall be made in writing at the time of filing the
housing development application and shall be process in conjunction with the underlying
application, and shall be accompanied by a fee in an amount established by resolution of the City
Council. The information required to be submitted in the application listed on the attached checklist.
CERTIFICATE OF APPLICANT: '7 certify that all statements in this application and attachments
are true and correct and complete to the best of my knowledge. "
Applicant Signature: Date: January 25, 2024
Density Bonus Application
Project Description &
Statement of Findings for Concessions and
Waiver or Reduction of Development Standards
7741-7745 Hellman Avenue, Rosemead, CA. 91770
April 30, 2025
Dear City Council,
This letter is submitted on behalf of property owner Mr. Chaplon Mu, managing principal of 7741
Hellman LLC, in support of the Density Bonus Application for the above -referenced property. This
letter provides a project description and details Scales Lab Architects' requested concessions for
this project, and how each concession will increase this project's viability.
Project Summary:
General Plan/Zoning Designation: R-3 (Medium Multiple Residential)
Proposed Project: Proposed subdivision under Rosemead Municipal Code Section 17.12.030.2.g
(Small Lot Subdivision) to allow the creation of 10 lots.
Density Bonus Request
By applying California Government Code Section 65915 (State Density Bonus Law) and providing
affordable housing, the base density is 10 units.
In conformity with Municipal Code section 17.84.030 and State Density Bonus Law, the Applicant
is proposing to provide two (2) very low-income units (15%) to qualify for a 50% density bonus (5
units). The resulting development mix will consist of single-family dwelling and duplexes totaling
15 units. All designated very low-income units will be subject to a recorded affordability
restriction per City and State Density Bonus Law.
As part of the Density Bonus Application, the application also requests three (3) concessions in
order to increase this development's viability. The requested concessions are listed below:
Requested Concession #1
The Applicant requests a reduction of the side yard setback by the garages, on both the East and
West sides, to five feet instead of the standard 10 feet. This will increase the garage backup width
to a comfortable and more functional 26 feet (shared common driveway) to enhance vehicular
circulation for residents and public service vehicles. In addition, this concession will differentiate
building separation and massing on both the side yards and driveway to allow more solar access
and create privacy. This modulation will also increase light and shade which will permeate
through the indoor and outdoor spaces.
Requested Concession #2
The applicant is requesting a building height modification of 4 stories (40 feet) in lieu of 3 stories
(35 feet). The resulting overall height increase of 5 ft. The proposed height increase is justified
based on efficient land use, housing demand, economic benefits, sustainability, and urban
regeneration. This modification supports the project's goals and benefits the community by
providing needed housing.
Requested Concession #3
The applicant is requesting modification of standard parking spaces to a combination of standard
and compact spaces. The provided parking spaces shall consist of 1 standard space (10'x20') and
2 compact spaces (8'x16') instead of 3 standard parking spaces (10'x20') per lot. The proposed
modification is justified based on efficient space utilization, increased parking availability, cost-
effectiveness, encouragement of smaller vehicles, and flexibility for alternate uses. This
configuration supports the project's goals and benefits the community.
All of the listed incentives provide good design elements and water conservation methods. The
applicant respectfully requests that the City Council approve this Density Bonus Application with
the three (3) requested concessions. These concessions will have no major impact on the
affordability of this project. Instead, they will greatly enhance the development by providing
comfortable and functional spaces for future occupants.
Waiver/Reduction of Development Standards #1: Reduction of Open Space Requirements
The requirement for open space in the proposed development will have the effect of physically
precluding the construction of the project. Given the constraints of the site and the density
requirements specified in Gov. Code §65915(e)(1), adhering to the open space standards would
significantly limit the buildable area, thereby making it impossible to achieve the desired density
and the concessions or incentives permitted under this section. The reduction of open space
requirements is essential to ensure that the development can proceed without compromising the
project's feasibility.
Sincerely,
4"
Roland Lo, AIA
Principal, Scales Lab Architects
2
RECORDING REQUESTED BY
AND WHEN RECORDED, MAIL
City of Rosemead
8838 East Valley Boulevard
Rosemead, California 91770
Attention: Community Development
Department/Planning Division
Space above for Recorder's Use
This Agreement is recorded at the request and for the benefit
of the City of Rosemead and is exempt from recording fee
pursuant to Government Code Section 27383
AFFORDABLE HOUSING AGREEMENT
Dated as of 20
By and Between
THE CITY OF ROSEMEAD,
a California general law city ("City"),
=4
7745 HELLMAN LLC ("Covenantor")
The land referred to in this Affordable Housing Agreement is situated in the City of Rosemead, County
of Los Angeles, State of California on a parcel located at 7715-7745 Hellman Avenue, more
particularly described in Exhibit "A", attached hereto and incorporated by reference.
These Restrictions provide rights to the City of Rosemead in regulating the rental of the subject
property, containing two (2) affordable units, for a period of 55 years from the date of a final Certificate
of Occupancy.
AFFORDABLE HOUSING AGREEMENT
THIS AFFORDABLE HOUSING AGREEMENT ("Agreement") is made by and between
the CITY OF ROSEMEAD, a California municipal corporation and general law city ("City"), and
7745 Hellman LLC ("Covenantor"), as of the day of 20
RECITALS
A. Covenantor is the owner of certain real property located at 7745 Hellman Ave, in
the City of Rosemead and more particularly described in Exhibit "A" attached hereto and
incorporated by reference. ("Property").
B. The Covenantor desires to improve the Property by constructing thereon a
residential project consistent with the approvals for fifteen (15) dwelling units in which two (2) of
the units shall be affordable units for very low-income households (the "Entitlements").
C. The Entitlements were approved by the City Council on
in accordance with California Government Code Section 65915. The Entitlements included a
"density bonus" in exchange for which the Covenantor agreed to make two (2) units on the
Property, shown and identified on Exhibit `B" attached hereto, affordable units for very low-
income households. All two (2) affordable housing units (collectively, the "Affordable Units") are
available for rent by eligible very low-income households at a rent that does not exceed 30% of
the area median income adjusted for family size appropriate for the unit for a period of fifty-five
(55) years.
D. Condition No. the Entitlements' Conditions of Approval obligates
the Covenantor to provide an instrument that can be recorded against the Property in order to
preserve the two (2) Affordable Units' status as affordable housing units for the benefit of very
low-income households.
E. Therefore, the Covenantor and the City now enter into this Agreement for the
purpose of regulating those certain Affordable Units upon the Property. The restriction of the
Property as provided in this Agreement is in accordance with the public purposes and provisions
of applicable state and local laws and requirements.
AGREEMENT
NOW, THEREFORE, the Parties hereto covenant and agree as follows:
ARTICLE I
Section 1. Nondiscrimination. All of the Affordable Units must be available for
occupancy on a continuous basis to members of the general public. Covenantor cannot give
preference to any particular class or group of persons in renting the Units, except to the extent
that two (2) units is required to be leased to Very Low -Income Households.
Covenantor covenants by and for itself and any successors in interest that there will be
no discrimination against or segregation of any person or group of persons on account of any
basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases
are defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1) of subdivision (p)
of Section 12955, and Section 12955.2 of the Government Code, in the sale, lease, sublease,
transfer, use occupancy tenure or enjoyment of the Project nor can Covenantor itself, or any
person claiming under or through it establish or permit any such practice or practices of
discrimination or segregation with reference to the selection, location, number, use or
occupancy of tenants, lessees, subtenants, sublessees or vendees in the Project. The foregoing
covenants run with the land.
Covenantor must accept as tenants on the same basis as all other prospective tenants,
persons who are recipients of federal certificates for rent subsidies pursuant to the existing
program under Section 8 of the United States Housing Act of 1937, or its successor.
Covenantor must not apply selection criteria to Section 8 certificate holders that are more
burdensome than criteria applied to any other prospective tenants.
All leases or contracts made relative to the Project, the improvements thereon or any part
thereof, must contain or be subject to substantially the following nondiscrimination clause:
"There must be no discrimination against or segregation of any person or group of persons on
account of race, color, creed religion, sex, sexual orientation, source of income, marital status,
physical or mental handicap, medical condition, national origin or ancestry in the sale, lease,
sublease transfer, use occupancy, tenure or enjoyment of the Project nor may lessee [or the
contractor] or any person claiming under or through it, establish or permit any such practice or
practices of discrimination or segregation with reference to the election location, number, use
or occupancy of tenants, lessees, subtenants, sublessees or vendees in the Project."
ARTICLE II
DUTIES OF THE COVENANTOR
Section 1. Use and Occupancy Standards.
The Affordable Units shall be occupied only by "Eligible Households" (as defined below).
The maximum occupancy of each Affordable Unit shall not exceed the maximum occupancy
allowed by the Rosemead Municipal Code. Covenantor shall, upon demand by the City's
Community Development Department, submit to same, an affidavit verifying Covenantor's
compliance with this Agreement. Said affidavit may be required by the City's Community
Development Department on an annual basis.
Section 2. Affordable Housine Restrictions
(a) Definitions. Unless the contrary is stated or clearly appears from the
context, the following definitions will govern the construction of the words and phrases
used in this Agreement:
"Affordability Period" means the fifty-five (55) year period commencing on the date of
a final Certificate of Occupancy and ending on the fifty-fifth (55h) anniversary thereof.
"Affordable Housing Cost" shall have the meaning defined in Section 50052.5 of the
California Health & Safety Code as of the date of this Agreement or as subsequently amended
from time to time.
"Affordable Housing Unit" means each of the two (2) units within the Property, adjusted
according to family size, which are reserved for rental to Eligible Households in accordance with
the terms of this Agreement.
"Affordable Rent" shall mean the consideration received by Covenantor in connection with
the use or occupancy of an Affordable Unit, as set forth in Section 50053 of the California Health
& Safety Code, for which Affordable Rent shall not exceed the product of thirty percent (30%)
times fifty percent (50%) of the area median income, which are the income limits for Eligible
Households adjusted for family size appropriate for the Affordable Unit. The Affordable Rent may
be adjusted when the income limit figures for Los Angeles County (as set forth by the California
Department of Housing and Community Development) are adjusted.
"Area Median Income" or "AMI" means the annual median income, adjusted according to
household size, for the County of Los Angeles, as most recently published and updated by the
United States Department of Housing and Urban Development (`HUD") and as set forth in 25
California Code of Regulations § 6952, or any other comparable source City deems appropriate.
"Eligible Households" means persons or Households whose Gross Household Income does
not exceed the income limits for "Very Low -Income" households for Los Angeles County,
adjusted for family size as set forth by the California Department of Housing and Community
Development.
"Gross Household Income" means the income of all members of the Household over the
age of eighteen (18).
"Household" means all persons who will occupy the Affordable Unit located on the
Property whether it be a single family, one person living alone, two or more families living
together, or any other group of related or unrelated persons who share living arrangements
provided that all the terms and conditions set forth in this Agreement are met.
(b) Restrictions. Covenantor acknowledges that the purpose of this Agreement
is to encourage affordable rental to Eligible Households. Pursuant to such purpose and except as
provided herein below, the Affordable Units may be leased by Covenantor during the Affordability
Period only to an Eligible Household at an Affordable Rent (an "Eligible Lease"), as applicable.
Covenantor must use a lease form for the two (2) designated affordable rental unit, that
discloses the existence of this Affordable Housing Agreement and identifies how the lessee must
be prequalified as an Eligible Household, before the lease may be executed. This disclosure must
be displayed prominently on the lease form, in at least 12 -point font, and bolded.
In order to verify a lessee's status as an Eligible Household, Covenantor shall submit to the
City's Community Development Department the identity of the proposed lessee, and adequate
information evidencing the income of the proposed lessee. Said income information shall be
submitted together with a notice of proposed Eligible Lease not less than thirty (30) calendar days
prior to the proposed lease, and shall include true copies of income tax returns for the two (2) most
recent years in which a return was filed and such other financial documents required by the City's
Community Development Department in order to verify household income and determine Eligible
Household status of the proposed lessee and whether the Affordable Unit is available to such lessee
at an Affordable Rent. COVENANTOR UNDERSTANDS THAT THE AFFORDABLE RENT
PERMITTED HEREUNDER MAY NOT INCREASE OR DECREASE IN THE SAME
MANNER AS OTHER SIMILAR REAL PROPERTIES WHICH ARE NOT ENCUMBERED
BY THE RESTRICTIONS SET FORTH IN THIS AGREEMENT. COVENANTOR FURTHER
ACKNOWLEDGES THAT THE PRIMARY OBJECTIVE OF THE CITY AND THIS
AGREEMENT IS TO PROVIDE HOUSING TO ELIGIBLE HOUSEHOLDS AT AN
AFFORDABLE RENT, AND THAT THE RENTAL RATE MAY BE LESS THAN OTHER
SIMILAR PROPERTIES WHICH HAVE NO RESTRICTIONS.
Section 3. Recordation of A¢reement. This Agreement must be recorded before issuance of
building permits. Covenantor must also record, separate from this Agreement, an Affordable Housing
Covenant document in the form of Exhibit "C", stating that the conditions and obligations to which the
subject Property is bound runs with the land.
ARTICLE III
Section 1. Remedies.
Breach of the covenants contained in this Agreement may be enjoined, abated or remedied
by appropriate legal proceeding. Covenantor agrees that, if the designated affordable rental units
are rented out at rates exceeding the affordable rent, City may recover such amounts from
Covenantor.
Section 2. Rights of City.
As a party to this Agreement, the City is entitled to the following rights:
(a) City has the right, but not the obligation, to enforce all of the provisions of
this Agreement.
(b) Any amendment to the Agreement shall require the written consent of City.
(c) This Agreement does not in any way infringe on the right or duties of the
City to enforce any of the provisions of the Rosemead Municipal Code including, but not limited
to, the abatement of nuisances and or dangerous conditions.
Section 3. Cumulative Remedies.
The remedies herein provided for breach of the covenants contained in this Agreement
shall be deemed cumulative, and none of such remedies shall be deemed exclusive.
Section 4. Failure to Enforce.
The failure to enforce any of the covenants contained in this Agreement shall not constitute
a waiver of the right to enforce the same thereafter.
Section 5. Successors and Assigns. The parties hereto each agree that the obligations
and duties contained herein are binding upon the City and Covenanter, and their respective
successors and assigns. Covenanter and its successors cannot assign its rights or delegate its duties
or obligations, or sell, transfer, convey, encumber, assign or lease any of the Affordable Units
(other than for individual tenant use as contemplated hereunder). Covenanter must provide at least
fifteen (15) day notice to City before any proposed transfer to a successor or assign. The assignee
or successor must agree in writing to assume on behalf of itself and its successors and assigns, all
the duties and obligations of the Covenanter under this Agreement, and any purported assignment
will not be valid without such a written agreement.
ARTICLE IV
GENERAL PROVISIONS
Section 1. Severability. Invalidation of any one of these covenants or restrictions by
judgment or order of a court of competent jurisdiction shall in no way affect any other provisions
which shall remain binding and enforceable.
Section 2. Construction. The provisions of this Agreement shall be liberally construed
for the purpose of maintaining the Property. The article and section headings have been inserted
for convenience only, and shall not be considered or referred to in resolving questions of
interpretation or construction.
Section 3. Amendments. This Agreement may be amended only by the written
agreement of Covenantor and City.
Section 4. Notices. Any notice permitted or required to be delivered as provided herein
from one party to another shall be in writing and may be delivered either personally or by first-
class or certified or registered mail, return receipt requested. If delivery is made by mail, it shall
be deemed to have been delivered seventy-two (72) hours after a copy of same has been deposited
in the United States Mail, postage prepaid. Notices shall be addressed as follows:
To City: City of Rosemead
8838 East Valley Boulevard
Rosemead, CA 91770
Attention: City Clerk.
To Covenantor: 7745 Hellman LLC
360 E Gladstone St Azusa CA 91702
Attention: Chaplon Mu
Such addresses may be changed from time to time by notice in writing to City, which shall be
made by certified mail to the other party in accordance with this Section 4.
Section 5. Term of Agreement. Pursuant to the California Density Bonus Law, the term
of this Agreement begins on the date the Building Official issues a final Certificate of Occupancy,
or equivalent, for the Property and remains in full force and effect for a period of 55 years.
Section 6. Violation of Conditions of Approval. Any violation of the conditions of any
of the Entitlements will also constitute a violation of this Agreement and are enforceable as a
breach hereof, as well as any other remedies.
Section 7. Default. If Covenanter defaults in the performance or observation
of any covenant, agreement or obligation set forth in this Agreement, and if such default remains
uncured for a period of sixty (60) days after written notice must have been given by the City to
Covenanter , then the City may declare an "Event of Default' to have occurred hereunder, and, at its
option, may take any one or more of the following steps:
(a) By mandamus or other suit, action or proceeding at law or in equity,
7
require the Covenanter to perform its obligations and covenants hereunder or enjoin any acts or
things which may be unlawful or in violation of the rights of the City hereunder;
(b) Have access to and inspect, examine and make copies of all of the books
and records of the Covenanter pertaining to the two (2) units;
(c) Take such other action at law or in equity a may appear necessary or desirable to
enforce the obligations, covenants and agreements of the Covenanter.
Section 8. Subordination. The provisions of this Agreement shall be subordinate to any
first lien on the Property held by an institutional lender or investor (the "Lender") and shall not
impair the rights of Lender, or Lender's assignee or successor in interest, to exercise its remedies
under the first lien in the event of default under the first lien by Covenantor. Such remedies under
the first lien include the right of foreclosure or acceptance of a deed or assignment in lieu of
foreclosure or if the mortgage is assigned to the Secretary of the United States Department of
Housing and Urban Development. After such foreclosure or acceptance of a deed in lieu of
foreclosure, this Agreement shall be forever terminated and shall have no further effect as to the
Property or any transferee thereafter; provided, however, if the holder of the first lien acquires title
to the Property pursuant to a deed or assignment in lieu of foreclosure, this Agreement shall
automatically terminate upon such acquisition of title, provided that (i) City has been given not
less than thirty (30) days written notice of a default under the first lien, and (ii) City shall not have
cured the default under such first lien within the cure period provided in such notice sent to City.
Such cure period shall be at least sixty (60) days from the date of City's receipt of such notice. The
City's subordination provided in this Section 6 shall be subject to City's rights of notice and right
to cure as provided herein.
Section 9. Covenants Do Not Impair Liens. No violation or breach of covenants,
conditions, restrictions, provisions, or limitations contained in this Agreement shall defeat or
render invalid or in any way impair the lien or charge of any mortgage or deed of trust or security
instrument.
Section 10. Covenants to Run with the Land. Covenanter subjects the Project
(including the Project Site) to the covenants, reservations and restrictions set forth in this
Agreement. The City and Covenanter declare their express intent that the covenants, reservations
and restrictions set forth herein are deemed covenants running with the land and must pass to and
be binding upon Covenanter 's successors in title to the Project; provided, however, that on the
termination of this Agreement, said covenants, reservations and restrictions must expire. Each and
every contract, deed or other instrument hereafter executed covering or conveying the Project or
any portion thereof must conclusively be held to have been executed delivered and accepted subject
to such covenants, reservations and restrictions regardless of whether such covenants, reservations
and restrictions are set forth in such contract deed or other instrument. Covenanter, by and for itself
and each successor to any interest in the Project, hereby specifically acknowledges and agrees to
be bound by the covenants contained herein.
Section 11. Indemnity and Hold Harmless. Covenantor must defend and provide legal
defense with attomey(s) acceptable to the City, indemnify, and hold harmless the City, their agents,
officials, officers, representatives and employees, from and against all claims, lawsuits, liabilities
or damages of whatever nature arising out of or in connection with, or relating in any manner to
8
any act or omission of Covenantor, its agents, employees, and subcontractors, and employees
thereof, pursuant to the performance or non-performance of this Agreement. Covenantor must
thoroughly investigate any and all claims and indemnify the City and do whatever is commercially
necessary to protect the City, its agents, officials, officers, representatives and employees as to any
such claims, lawsuits, liabilities, expenses, or damages arising out of this Agreement. Further,
Covenantor cannot bring any claims, cross-claims, actions or cross-complaints against the City, its
agents, employees or representatives, arising out of any disputes between Covenantor and third
parties as to the City approvals or the issuance of building permits for this Project
Section 12. Controlling Law. This Agreement will be interpreted and construed in
accordance with the laws of the State of California.
Section 13. Compliance with Applicable Laws. Covenantor and City must obey all
Federal, State, and local laws, ordinances and regulations.
Section 14. Attorneys' Fees. In any action to interpret or enforce any provision of this
Agreement, the prevailing party will be entitled to its reasonable costs and attorneys' fees.
Section 15. Incorporation of Recitals and Exhibits. Exhibits "A" through `B" are
attached and incorporated herein by reference. Recitals "A" through "E" are incorporated herein
by this reference.
Section 16. Entire Agreement. This Agreement contains the sole and entire agreement
and understanding of the parties with respect to the subject matter hereof. No representations oral
or otherwise, express or implied, other than those contained herein, have been made by the parties.
[SIGNATURES TO FOLLOW]
IN WITNESS WHEREOF, City and Covenantor have caused this instrument to be executed on
their behalf by their respective officers hereunto duly authorized as of the dates set forth below
DATED:
ATTEST:
Ericka Hernandez, City Clerk
APPROVED AS TO FORM:
Rachel Richman, City Attorney
"City„
CITY OF ROSEMEAD,
a California general law city
By:_
Name:
Title:
DATED: "Covenantor"
7745 Hellman LLC
By:
Name: Chaplon Mu
Title: Principal
m
A notary public or other officer completing this certificate verifies only the identity of the individual who signed
the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that
document.
State of California )
County of )
before me, , a Notary
Public, personally appeared
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature
A notary public or other officer completing this certificate verifies only the identity of the individual who signed
the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that
document.
State of California )
County of )
before
a Notary
Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature
12
EXHIBIT "A"
LEGAL DESCRIPTION OF PROPERTY
TRACT # 2826 E 40 FT OF W 80 FT OF LOT 107
TRACT # 2826 W 40 FT OF LOT 107
13
EXHIBIT "B"
AFFORDABLE UNITS
14
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EXHIBIT "C"
RECORDING REQUESTED BY, AND
City of Rosemead
8836 East Valley Boulevard
Rosemead, California 91770
Attention: City Clerk
WHEN RECORDED MAIL TO:
SPACE ABOVE THIS LME FOR RECORDER'S USE
AFFORDABLE HOUSING COVENANT
This AFFORDABLE HOUSING COVENANT ("Covenant') is dated for
identification purposes as of , 20—and is made by 7745 Hellman
LLC ("Owner"). As used herein, the term "Owner" shall be deemed to include: (i) the
foregoing listed individual or individuals; and (ii) the successors and assigns of such
individual or individuals, during the time the successors and/or assigns own or hold an
interest in the Property. This Covenant is made with reference to the following facts:
RECITALS
A. 7745 Hellman LLC is the original owner of certain real property located at
7745 Hellman Avenue, in the City of Rosemead ("Property").
B. 7745 Hellman LLC applied for developmental entitlements to construct a
fifteen (15) unit development, two (2) of which will be affordable units for very low-
income households ("Project'). I
C. 7745 Hellman LLC submitted a density bonus application for concessions
consisting of a reduced side yard setback from ten (10) to five (5) feet on west side,
increased maximum building height to forty (40) feet, and reduced parking space size and
a waiver/reduction of open space requirements for providing two (2) affordable housing
units for very low-income households from the fifteen (15) residential units at the Project.
D. On , 202, the City of Rosemead and 7745
Hellman LLC entered into that certain Affordable Housing Agreement ("Master
Agreement'), recorded on , as Instrument No in the
official records of Los Angeles County, which the Master Agreement designated that two
(2) residential units out of an fifteen (15) unit single dwelling development at 7745 Hellman
Avenue, Rosemead, CA 91770, shall be used as affordable housing units for the benefit of
very low-income households within the community.
15
E. The two (2) residential units is considered an "Affordable Unit" as such
term is defined in the Master Agreement, and the use of the residential units must be limited to
very low-income households as may be required by Health and Safety Code section 50053 (for
rent) and as may be verified by the City from time to time.
DECLARATION AND AGREEMENT
1. Continuin¢ Affordability. Owner agrees and covenants on behalf of itself
and its successors and assigns, that during the term of the Master Agreement:
(a) The designated two (2) units (collectively, "Affordable Units") on
Exhibit "A" shall be used as Affordable Units, and shall only be occupied by and/or rented
to a Qualified Household, as set forth in the Master Agreement; and
(b) Owner specifically acknowledges, covenants and agrees that any
use of the Affordable Units that is in violation of the requirements set forth in the Master
Agreement may be enjoined by the City of Rosemead and the City shall have the right to
enforce any of the provisions of the Master Agreement or of this Covenant, including but
not limited to, injunctions, constructive trusts, liens, or foreclosure remedies.
2. Subordination.
(a) Subordination. Subject to compliance with the provisions in Section
3, the provisions of this Covenant shall be subordinate to any first lien on the Property held
by an institutional lender or investor (the "Lender") and shall not impair the rights of
Lender, or Lender's assignee or successor in interest, to exercise its remedies under the
first lien in the event of default under the first lien by Owner. Such remedies under the first
lien include the right of foreclosure or acceptance of a deed or assignment in lieu of
foreclosure or if the mortgage is assigned to the Secretary of the United States Department
of Housing and Urban Development. After such foreclosure or acceptance of a deed in lieu
of foreclosure, this Covenant shall be forever terminated and shall have no further effect as
to the Property or any transferee thereafter; provided, however, if the holder of the first lien
acquires title to the Property pursuant to a deed or assignment in lieu of foreclosure, this
Covenant shall automatically terminate upon such acquisition of title, provided that (i) City
has been given not less than thirty (30) days written notice of a default under the first lien,
and (ii) City shall not have cured the default under such first lien within the cure period
provided in such notice sent to City. Such cure period shall be at least sixty (60) days from
the date of City's receipt of such notice. The City's subordination provided in this Section
shall be subject to City's rights of notice and right to cure as provided herein.
(b) Covenants Do Not Impair Liens. No violation or breach of
covenants, conditions, restrictions, provisions, or limitations contained in this Covenant
shall defeat or render invalid or in any way impair the lien or charge of any HUD, FHA or
FNMA originated mortgage or deed of trust or security instrument.
3. Transfer. No Owner shall cause or permit a transfer of the Property or of an
interest therein to occur without prior written notice to the City. Owner must provide City
iG7
with at least 15 days' advance written notice of any proposed financing that will be secured
by a deed of trust recorded against the Property, which notice must include: (i) reasonable
documentation evidencing the amount of such financing and (ii) the Owner's calculation of
the current maximum sale price; and (iii) the Owner's calculation of the current city equity
share (based on such maximum sale price and as authorized by Government Code section
65915(c)(2)). Under no circumstances may the total amount of encumbrances to be recorded
against the Property exceed the current maximum sale price less the current city equity share,
each as determined by City. Within 15 days of receipt of the notice of proposed financing
and reasonable documentation of the amount of such financing and current maximum sale
price and current city equity share, the director will give written consent to the financing if
the proposed financing and the total amount of the proposed encumbrances to be recorded
against the Property do not exceed the amount of the current maximum sale price less the
current city equity share. Each Owner shall cooperate with the City in providing such forms
to proposed purchasers to acknowledge that the Property is subject to the requirements of
the Master Agreement and this Covenant. Failure to observe this requirement will be deemed
a material breach of this Covenant and the Master Agreement.
4. Notice of Default and Option to Purchase. Owner agrees to record in the
Los Angeles County Recorder's office a request for a copy of any notice of default and any
notice of sale under any deed of trust or mortgage with the power of sale encumbering the
Property as provided in California Civil Code section 2924b. The request must specify that
any notice will be provided to City at the address 8838 East Valley Blvd., Rosemead, CA
91770. Any notice of sale given under Civil Code section 2924f or any service of summons
or other papers in a judicial foreclosure will constitute a notice of intent to sell and City or
its designee may exercise its option to purchase.
5. Remedies; Attorneys' Fees and Costs. Breach of the covenants contained
in this Covenant, the Master Agreement, or any condition of approval underlying such
Covenant or Master Agreement may be enjoined, abated or remedied by the City by
appropriate legal proceeding. In the event that City incurs any attorneys' fees, court costs,
or any other costs or expenses in investigating compliance with or enforcing this Covenant,
the Master Agreement, or any condition of approval underlying such Covenant or Master
Agreement, investigating or defending claims brought by Owner under this Covenant, City
shall be entitled to recover any such fees, costs and expenses from Owner.
6. Rights of City. City has the right, but not the obligation, to enforce all of
the provisions of this Covenant, the Master Agreement, or any condition of approval
underlying such Covenant or Master Agreement. Any amendment to the Covenant shall
require the written consent of City.
7. Term of Covenant. This Covenant shall terminate concurrently with the
termination of the Master Agreement.
IN WITNESS WHEREOF, the Owner has executed this Covenant as of the date
indicated above.
17
OWNER: (each individual owner mus, sign and acknowledge below; add mare signature lines Jnecess )
Name:
18
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the truthfulness,
accuracy, or validity of that document.
State of California
County of
On , before me, , a
Notary Public, personally appeared
, who proved to me on
the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to
the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the
instrument the person(s), or the entity upon behalf of which the person(s) acted, executed
the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature
19
EXHIBIT "B"
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Attachment F
Architectural Plans (Dated May 28, 2025)
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SHEET INDEX
A 001 PROJECT SUMMARY
A 002 BUILDING CODE ANALYSIS
A 101 SITE PLAN
A 201 FLOOR PLAN-LEVEL 1
A 202 FLOOR PLAN-LEVEL 2
A 203 FLOOR PLAN-LEVEL 3
A 204 FLOOR PLAN-LEVEL 4
A 202 ROOF PLAN
A 210 UNIT PLAN - LOT 1&6
A 211 UNIT PLAN - LOT 2&7
A 212 UNIT PLAN - LOT 3
A 213 UNIT PLAN - LOT 8
A 214 UNIT PLAN - LOT 4&9
A 215 UNIT PLAN - LOT 5&10
A 220 TRASH ENCLOSURE PLAN AND ELEVATION
A 300 BUILDING ELEVATIONS
A 301 BUILDING ELEVATIONS
A 400 SCHEMATIC SECTIONS
A 500 MATERIAL BOARD
A 600 RENDERING
L-1.0 CONCEPTUAL LANDSCAPE PLAN
CG-1 CONCEPTUAL GRADING PLAN
KEY MAP
SMALL LOT SUBDIVISION
7741-7745 HELLMAN AVE, ROSEMEAD CA 91770
3'
-
0
"
3'
-
0
"
3'
-
0
"
T.O. ROOF
EL +40-0"
LEVEL 4
EL +27'-0"
LEVEL 3
EL +18'-0"
LEVEL 2
EL +9'-0"
LEVEL 1
EL +0'-0"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
4'
-
0
"
40
'
-
0
"
33'-4"4"33'-4"4"33'-3"
5'-1"
33'-3"4"30'-10"
100'-6"64'-5"
170'-0"
PR
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1-HR FIRE RATED
FLOOR (TYP)
TWO 1-HR FIRE RATED
WALL (TYP)
2-HR FIRE RATED
SHAFT (TYP)
1-HR FIRE RATED
ROOF (TYP)
1-HR FIRE RATED
ROOF (TYP)
2-HR FIRE RATED
SHAFT (TYP)1-HR FIRE RATED
FLOOR (TYP)
2-HR FIRE RATED
SHAFT (TYP)
15'-0"
15'-0"
5'-0"
2-HR FIRE RATED
SHAFT (TYP)
1-HR FIRE RATED
FLOOR (TYP)
1-HR FIRE RATED
ROOF (TYP)
1-HR FIRE RATED
ROOF (TYP)
1-HR FIRE RATED
FLOOR (TYP)
1-HR FIRE RATED
ROOF (TYP)
1-HR FIRE RATED
FLOOR (TYP)
2-HR FIRE RATED
SHAFT (TYP)
200'-0"
NOTE: FIRE SEPARATION WALL
HAS NO OPENINGS AND WILL NOT
BE SHARED UTILITIES WITH THE
ADJACENT UNIT.
TWO 1-HR FIRE RATED
WALL (TYP)
TWO 1-HR FIRE RATED
WALL (TYP)
4 STORY BUILDING
TYPE V-A W/
AUTOMATIC SPRINKLERED NFPA 13
4 STORY BUILDING
TYPE V-A W/
AUTOMATIC SPRINKLERED NFPA 13
4 STORY BUILDING
TYPE V-A W/
AUTOMATIC SPRINKLERED NFPA 13
4 STORY BUILDING
TYPE V-A W/
AUTOMATIC SPRINKLERED NFPA 13
NOTE: FIRE SEPARATION WALL
HAS NO OPENINGS AND WILL NOT
BE SHARED UTILITIES WITH THE
ADJACENT UNIT.
NOTE: FIRE SEPARATION WALL
HAS NO OPENINGS AND WILL NOT
BE SHARED UTILITIES WITH THE
ADJACENT UNIT.
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BUILDING SUMMARY:
TOTAL BLDG TOTAL BLDG. NUMBER OF SPRINKLER OCCUPANT
AREA (S.F.) HEIGHT( FT) STORY NFPA13 PER FLOOR
LOT 1 2,652 40'4 YES 3
LOT 2 2,829 40'4 YES 3
LOT 3 2,801 40'4 YES 3
LOT 4 2,734 40'4 YES 3
LOT 5 2,428 40'4 YES 3
LOT 6 2,652 40'4 YES 3
LOT 7 2,829 40'4 YES 3
LOT 8 2,801 40'4 YES 3
LOT 9 2,734 40'4 YES 3
LOT 10 2,428 40'4 YES 3
FIRE RESISTANCE RATING
CBC TABLE 601
STRUCTURAL FRAME TYPE V-A (1HR)
BEARING WALLS
EXTERIOR TYPE V-A (1HR)
INTERIOR TYPE V-A (1HR)
NON BEARING
EXTERIOR SEE TABLE 705.5
INTERIOR TYPE V-A (0HR)
FLOOR CONSTRUCTION TYPE V-A (1HR)
ROOF CONSTRUCTION TYPE V-A (1HR)
EXTERIOR WALL RATING
CBC TABLE 705.5
EXTERIOR WALL SEPARATION RATING FOR OCCUPANCY
GROUP R-3
X<5'-0"1 HR
5'-0" ≤ X <1 10'-0"1 HR
10'-0" ≤ X < 30'-0"1 HR
X ≥ 30'-0" 1 HR
OCCUPANCY CLASSIFICATION
CBC 310.4
RESIDENTIAL GROUP R-3
BUILDING THAT DO NOT CONTAIN MORE THAN TWO RESIDENTIAL UNITS
CONSTRUCTION TYPE
TYPE V-A
FIRE PROTECTION SYSTEM
PROJECT WILL HAVE AN AUTOMATIC SPRINKLER SYSTEM COMPLYING WITH CBC 903.1 AND NFPA 13
STAIR SHAFT RATING
CBC 713.4
STAIR WILL HAVE 2 HOUR WALL RATING AND WILL EXTEND TO THE ROOF (CBC 1011.12)
NUMBER OF STORY
ALLOWABLE: 4 STORIES (CBC TABLE 504.4)
PROJECT CONSIST OF 4 STORIES
BUILDING HEIGHT
ALLOWABLE: 70 FEET (CBC TABLE 504.3)
BUILDNG HEIGHT IS 40 FEET
BUILDING AREA
ALLOWABLE: UNLIMITED (TABLE 506.2)
SEE BUILDING DATA SUMMARY
PROJECT DESCRIPTION
SMALL LOTS SUBDIVISION (2 PARCELS INTO 10 SMALL LOTS)
BUILDING SEPARATION
CRC R302.2 TOWNHOUSES
EACH TOWNHOUSE SHALL BE SEPARATED FROM OTHER TOWNHOUSE BY
TWO 1-HOUR FIRE RESISTANCE RATED WALL. R302.2.1 DOUBLE WALLS
FLOOR SEPARATION
CRC R302.3 TWO-FAMILY DWELLINGS
UNIT SEPARATED FROM EACH OTHER BY WALL AND FLOOR ASSEMBLIES BY
1-HOUR FIRE RESISTANCE RATING
BUILDING CODE ANALYSIS
BUILDING SEPARATION
CRC R302.2 TOWNHOUSES
EACH TOWNHOUSE SHALL BE SEPARATED FROM OTHER TOWNHOUSE BY
TWO 1-HOUR FIRE RESISTANCE RATED WALL. R302.2.1 DOUBLE WALLS
FLOOR SEPARATION
CRC R302.3 TWO-FAMILY DWELLINGS
UNIT SEPARATED FROM EACH OTHER BY WALL AND FLOOR ASSEMBLIES BY
1-HOUR FIRE RESISTANCE RATING
RESIDENTIAL CODE ANALYSIS
EXTERIOR WALL OPENING
CRC R302.1(1) EXTERIOR WALLS
EXTERIOR WALL ` MINIMUM FIRE MINIMUM FIRE
ELEMENT RESISTANCE RATING SEPARATION DISTANCE
WALLS FIRE RESISTANCE RATED 1 HOUR 0 FEET
NOT FIRE RESISTANCE RATED 0 HOUR ≥5 FEET
PROJECTIONS NOT ALLOWED NA <2 FEET
FIRE RESISTANCE RATED 1 HOUR ≥2 FEET TO< 5 FEET
NOT FIRE RESISTANCE RATED 0 HOUR ≥5 FEET
OPENING I NOT ALLOWED NA < 3 FEET
25% MAX OF WALL AREA 0 HOUR 3 FEET
UNLIMITED 0 HOUR 5 FEET
PENETRATIONS ALL COMPLY W/ SECTION R302.4 < 3 FEET
NONE REQUIRED 3 FEET
TYPICAL BUILDING SECTION
1.EACH BUILDING IS CONTAINED WITHIN NEWLY CONFIGURED LOT LINES, RESIDES
ON DEDICATED FOUNDATIONS AND SHALL HAVE REQUIRED FIRE SEPARATION
EXTERIOR WALLS PER CODE.
2.EACH BUILDING SHALL HAVE A DEDICATED EXIT STAIRWAY WITH FIRE RATING OF 2
HOURS, STAIRWAYS SHALL EXTEND TO ROOF PER CODE TO ALLOW FOR ROOF
ACCESS.
3.EACH BUILDING SHALL BE SERVED BY NFPA 13 FIRE SPRINKLERS.
4.FIREFIGHTER ACCESS (5FT MIN. WIDTH) PROVIDED TO ALLOW ACCESS TO ALL
BUILDINGS.
5.FIRE SEPARATION WALL HAS NO OPENINGS AND WILL NOT BE SHARED UTILITIES
WITH THE ADJACENT UNIT.
6.EACH LOT WILL CONSIST OF TWO-FAMILY RESIDENTIAL DWELLINGS. OCCUPANCY
IS R3.
7. THE PRIMARY VOLTAGE LEVEL OF POLE LINE IS 16KV.
REQUEST FOR MODIFICATION
JUSTIFICATION
1-
3
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5
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EXISTING FIRE HYDRANT
5' WIDE FIRE DEPT. ACCESS
5'
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5'
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"
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PROPERTY LINE
PROPERT LINE
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5
'
(E) POWER POLE
15'-0"
SETBACK
15'-0"
SETBACK
200.10
200.10
80
.
0
5
'
26
'
-
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"
(N
)
D
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W
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(N) 6 FEET HIGH SPLIT
FACE CMU WALL W/
VINES PLANTED
TRASH
ENLOSURE
5' WIDE FIRE DEPT. ACCESS
℄
(N) CBU
MAILBOX
(N) 6 FEET HIGH SPLIT FACE CMU
WALL W/ VINES PLANTED
(N) 6 FEET HIGH SPLIT
FACE CMU WALL W/
VINES PLANTED
(N) 4 FEET HIGH SPLIT
FACE CMU WALL
(N) 4 FEET HIGH SPLIT
FACE CMU WALL
UP UP
UPUP
UP UP UPUP
UP
UP
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104'-
8
"
200'-0"
BUILDING LINE ABOVE
5'-0"
BUILDING LINE ABOVEBUILDING LINE ABOVE
BUILDING LINE ABOVE
37
'
-
6
"
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37
'
-
6
"
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56'-3"
78'-8"
78'-8"105'-7"
105'-7"
27
'
-
6
"
27
'
-
6
"
27
'
-
6
"
27
'
-
6
"
80
'
-
0
"
10'20'
30'-0"
LOT 1 LOT 3 LOT 4 LOT 5
LEVEL 1_PARKING GARAGE
DUPLEX
LEVEL 2_1BR-UNIT1 RESIDENCE (VERY LOW INCOME)
LEVEL 3-4_3BR-UNIT2 RESIDENCE (BASE UNIT)
LOT 6 LOT 7 LOT 8 LOT 9 LOT 10
LEVEL 1_PARKING GARAGE
DUPLEX
LEVEL 2_1BR-UNIT1 RESIDENCE (BASE UNIT)
LEVEL 3-4_3BR-UNIT2 RESIDENCE (BASE UNIT)
LEVEL 1- PARKING GARAGE
DUPLEX
LEVEL 2_1BR-UNIT1 RESIDENCE (BASE UNIT)
LEVEL 3-4_3BR-UNIT2 RESIDENCE (BASE UNIT)
LEVEL 1- PARKING GARAGE
SINGLE FAMILY
LEVEL 2-3-4_4BR-UNIT1 RESIDENCE (BASE UNIT)
LEVEL 1- PARKING GARAGE
SINGLE FAMILY
LEVEL 2-3-4_4BR-UNIT1 RESIDENCE (BASE UNIT)
LEVEL 1_PARKING GARAGE
DUPLEX
LEVEL 2_1BR-UNIT1 RESIDENCE (BASE UNIT)
LEVEL 3-4_3BR-UNIT2 RESIDENCE (BASE UNIT)
LEVEL 1_PARKING GARAGE
DUPLEX
LEVEL 2_1BR-UNIT1 RESIDENCE (VERY LOW
INCOME)
LEVEL 3-4_3BR-UNIT2 RESIDENCE (BASE UNIT)
LEVEL 1- PARKING GARAGE
SINGLE FAMILY
LEVEL 2-3-4_4BR-UNIT1 RESIDENCE (BASE UNIT)
LEVEL 1- PARKING GARAGE
SINGLE FAMILY
LEVEL 2-3-4_4BR-UNIT1 RESIDENCE (BASE UNIT)
LEVEL 1- PARKING GARAGE
SINGLE FAMILY
LEVEL 2-3-4_4BR-UNIT1 RESIDENCE (BASE UNIT)
94'
39
'
200'
34
'
TOTAL DISTANCE
= 367 FEET<400 FEET
4 STORY TYPE VA BUILDING W/ APPROVED
AUTOMATIC SPRINKLER SYSTEM IN
ACCORDANCE OF NFPA13
OCCUPANCY R3 (DUPLEX )
4 STORY TYPE VA BUILDING W/ APPROVED
AUTOMATIC SPRINKLER SYSTEM IN
ACCORDANCE OF NFPA13
OCCUPANCY R3 (DUPLEX )
LOT 2
4 STORY TYPE VA BUILDING W/ APPROVED
AUTOMATIC SPRINKLER SYSTEM IN
ACCORDANCE OF NFPA13
OCCUPANCY R3 (DUPLEX )
4 STORY TYPE VA BUILDING W/ APPROVED
AUTOMATIC SPRINKLER SYSTEM IN
ACCORDANCE OF NFPA13
OCCUPANCY R3 (SINGLE FAMILY)
4 STORY TYPE VA BUILDING W/ APPROVED
AUTOMATIC SPRINKLER SYSTEM IN
ACCORDANCE OF NFPA13
OCCUPANCY R3 (SINGLE FAMILY)
4 STORY TYPE VA BUILDING W/ APPROVED
AUTOMATIC SPRINKLER SYSTEM IN
ACCORDANCE OF NFPA13
OCCUPANCY R3 (DUPLEX)
4 STORY TYPE VA BUILDING W/ APPROVED
AUTOMATIC SPRINKLER SYSTEM IN
ACCORDANCE OF NFPA13
OCCUPANCY R3 (DUPLEX)
4 STORY TYPE VA BUILDING W/ APPROVED
AUTOMATIC SPRINKLER SYSTEM IN
ACCORDANCE OF NFPA13
OCCUPANCY R3 (SINGLE FAMILY)
4 STORY TYPE VA BUILDING W/ APPROVED
AUTOMATIC SPRINKLER SYSTEM IN
ACCORDANCE OF NFPA13
OCCUPANCY R3 (SINGLE FAMILY)
4 STORY TYPE VA BUILDING W/ APPROVED
AUTOMATIC SPRINKLER SYSTEM IN
ACCORDANCE OF NFPA13
OCCUPANCY R3 (SINGLE FAMILY)A
A
210'-1"
PRIVATE DRIVEWAY / FIRE LANE
NOT A PART
R-3 MEDIUM MULTIPLE RESIDENTIAL
NOT A PART
R-3 MEDIUM MULTIPLE
RESIDENTIAL
20
'
-
0
"
20 FEET WIDE PRIVATE
DRIVEWAY/ FIRE LANE
PARKING
GARAGE
1 BEDROOM
RESIDENCE
17
'
-
0
"
26'-0"
3'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
20'-0"
3'
-
0
"
40
'
-
0
"
40
'
-
0
"
PARKING
GARAGE
23
'
-
0
"
5'-0"5'-0"
25'-0"25'-0"
22'-0"
3'-0"
3 BEDROOM
RESIDENCE (2 LVL)4 BEDROOM
RESIDENCE (3 LVL)DU
P
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R3
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T
I
A
L
)
DU
P
L
E
X
R3
(
S
I
N
G
L
E
F
A
M
I
L
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S
I
D
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N
T
I
A
L
)
4 STORY BUILDING
TYPE V-A W/
AUTOMATIC SPRINKLERED
NFPA 13
4 STORY BUILDING
TYPE V-A W/
AUTOMATIC SPRINKLERED
NFPA 13
PRIVATE DRIVEWAY
/ FIRE LANE
SITE PLAN LEGEND
WALL LEGEND
2 - 1 HR FIRE RATED WALL
WITH NO OPENINGS AND IT WILL NOT BE
SHARED FOR UTILITIES WITH THE
ADJACENT UNIT.
INTERLOCKING PAVER
CONCRETE WALKWAY
LANDSCAPED AREA
SEE LANDSCAPE PLAN
SCORED CONCRETE
DRIVEWAY
2 HR FIRE RATED WALL
PATH OF TRAVEL DISTANCE FROM
FIRE HYDRANT
PROPERTY LINE
5' FIRE DEPARTMENT ACCESS
EXTERIOR WALL - 1 HR FIRE RATED
EXTERIOR LIGHTING: WALL SCONCE
HE
L
L
M
A
N
A
V
E
.
℄
20
'
-
0
"
210'-0"
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
PROPERTY LINE
POWER LINE ABOVE
±16'
A
A
HE
L
L
M
A
N
A
V
E
.
20 FEET WIDE PRIVATE
DRIVEWAY/ FIRE LANE
SM
A
L
L
L
O
T
S
U
B
D
I
V
I
S
I
O
N
DA
T
E
:
SH
E
E
T
:
DE
S
C
R
I
P
T
I
O
N
:
97
0
N
.
B
R
O
A
D
W
A
Y
,
S
U
I
T
E
1
0
7
LO
S
A
N
G
E
L
E
S
,
C
A
9
0
0
1
2
p.
2
1
3
.
5
3
7
.
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9
1
0
in
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c
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)
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77
4
1
-
7
7
4
5
H
E
L
L
M
A
N
A
V
E
.
RO
S
E
M
E
A
D
,
C
A
9
1
7
7
0
A1
0
1
SI
T
E
P
L
A
N
1 SITE /GROUND FLOOR
SECTION A-A
•STRUCTURES AND OUTDOOR STORAGE UNDERNEATH HIGH VOLTAGE
TRANSMISSION LINES (66 KILOVOLTS OR GREATER) SHALL COMPLY WITH
FIRE CODE 316.6 AND COUNTY OF LOS ANGELES FIRE DEPARTMENT
REGULATIONS 27.
•THE PRIMARY VOLTAGE OF THE POLE LINES IS 16KV ( SEE ATTACHED
LOCAL UTILITY LETTER)
•NO TREES SHALL BE INSTALLED ALONG THE PRIVATE DRIVEWAY AS IT
MAY IMPACT FIRE OPERATION.
•A RECIPROCAL EASEMENT IS REQUIRED OVER ALL FIRE DEPARTMENT
ACCESS ROUTES, VEHICULAR AND PEDESTRIAN.
•ROOF OPENING BETWEEN UNITS FOR ROOF CONNECTIVITY,
RECIPROCAL EASEMENT REQUIRED. (SEE SHEET A205 - ROOF PLAN)
SITE PLAN NOTES
KEY PLAN
1-
3
0
-
2
0
2
5
UP UP
UPUP
UP UP UPUP
UP
UP
15'-0"
TRASH
ENCLOSURE
5'
-
0
"
15'-0"
33'-4"4"33'-4"4"33'-3"
5'-1"
33'-3"4"30'-10"
22
'
-
0
"
22
'
-
0
"
33'-4"4"33'-4"4"33'-3"
5'-0"
33'-4"4"30'-10"
100'-6"64'-5"
170'-0"
64'-5"
170'-0"
26
'
-
0
"
70
'
-
0
"
5'
-
0
"
5'
-
0
"
5'
-
0
"
15'-0"
15'-0"
10'-0"
20
'
-
0
"
10'-0"
20
'
-
0
"
10'-0"
20
'
-
0
"
10'-0"
20
'
-
0
"
10'-0"
20
'
-
0
"
8'-0"8'-0"
16
'
-
0
"
8'-0"8'-0"
16
'
-
0
"
8'-0"8'-0"8'-0"8'-0"
16
'
-
0
"
8'-0"8'-0"
16
'
-
0
"
10'-0"
20
'
-
0
"
10'-0"
20
'
-
0
"
10'-0"
20
'
-
0
"
10'-0"
20
'
-
0
"
10'-0"
20
'
-
0
"
8'-0"8'-0"
16
'
-
0
"
8'-0"8'-0"
16
'
-
0
"
8'-0"8'-0"8'-0"8'-0"
16
'
-
0
"
8'-0"8'-0"
16
'
-
0
"
16
'
-
0
"
16
'
-
0
"
PLAN LEGEND
1 BEDROOM RESIDENCE
3 BEDROOM RESIDENCE
PARKING
PROPERTY LINE
WALL LEGEND
2 HR FIRE RATED WALL
EXTERIOR WALL - 1 HR FIRE RATED
2 - 1 HR FIRE RATED WALL
WITH NO OPENINGS AND IT WILL NOT
BE SHARED FOR UTILITIES WITH THE
ADJACENT UNIT.
5' FIRE DEPARTMENT ACCESS
CLASS I STANDPIPE SYSTEM
SHALL BE PROVIDED ON THE
MAIN LANDING OF EACH
FLOOR, INCLUDING ROOF, OF
THE STAIRCASE
4 BEDROOM RESIDENCE
VERY LOW INCOME UNIT
SM
A
L
L
L
O
T
S
U
B
D
I
V
I
S
I
O
N
DA
T
E
:
SH
E
E
T
:
DE
S
C
R
I
P
T
I
O
N
:
97
0
N
.
B
R
O
A
D
W
A
Y
,
S
U
I
T
E
1
0
7
LO
S
A
N
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L
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S
,
C
A
9
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0
1
2
p.
2
1
3
.
5
3
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1
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in
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a
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s
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a
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77
4
1
-
7
7
4
5
H
E
L
L
M
A
N
A
V
E
.
RO
S
E
M
E
A
D
,
C
A
9
1
7
7
0
A2
0
1
LE
V
E
L
1
F
L
O
O
R
P
L
A
N
1 LEVEL 1 FLOOR PLAN
2 LOT DIMENSIONS 5-
2
8
-
2
0
2
5
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
33'-4"4"33'-4"4"33'-3"
5'-1"
33'-3"4"30'-10"
22
'
-
0
"
22
'
-
0
"
33'-4"4"33'-4"4"33'-3"
5'-0"
33'-4"4"30'-10"
100'-6"64'-5"
170'-0"
100'-6"64'-5"
170'-0"
26
'
-
0
"
70
'
-
0
"
PLAN LEGEND
1 BEDROOM RESIDENCE
3 BEDROOM RESIDENCE
PARKING
PROPERTY LINE
WALL LEGEND
2 HR FIRE RATED WALL
EXTERIOR WALL - 1 HR FIRE RATED
2 - 1 HR FIRE RATED WALL
WITH NO OPENINGS AND IT WILL NOT
BE SHARED FOR UTILITIES WITH THE
ADJACENT UNIT.
5' FIRE DEPARTMENT ACCESS
CLASS I STANDPIPE SYSTEM
SHALL BE PROVIDED ON THE
MAIN LANDING OF EACH
FLOOR, INCLUDING ROOF, OF
THE STAIRCASE
4 BEDROOM RESIDENCE
VERY LOW INCOME UNIT
SM
A
L
L
L
O
T
S
U
B
D
I
V
I
S
I
O
N
DA
T
E
:
SH
E
E
T
:
DE
S
C
R
I
P
T
I
O
N
:
97
0
N
.
B
R
O
A
D
W
A
Y
,
S
U
I
T
E
1
0
7
LO
S
A
N
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S
,
C
A
9
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0
1
2
p.
2
1
3
.
5
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1
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in
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c
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4
1
-
7
7
4
5
H
E
L
L
M
A
N
A
V
E
.
RO
S
E
M
E
A
D
,
C
A
9
1
7
7
0
A2
0
2
LE
V
E
L
2
F
L
O
O
R
P
L
A
N
1 LEVEL 2 FLOOR PLAN
5-
2
8
-
2
0
2
5
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
33'-4"4"33'-4"4"33'-3"
5'-1"
33'-3"4"30'-10"
33'-4"4"33'-4"4"33'-3"
5'-0"
33'-4"4"30'-10"
100'-6"64'-5"
170'-0"
100'-6"64'-5"
170'-0"
25
'
-
0
"
20
'
-
0
"
25
'
-
0
"
70
'
-
0
"
PLAN LEGEND
1 BEDROOM RESIDENCE
3 BEDROOM RESIDENCE
PARKING
PROPERTY LINE
WALL LEGEND
2 HR FIRE RATED WALL
EXTERIOR WALL - 1 HR FIRE RATED
2 - 1 HR FIRE RATED WALL
WITH NO OPENINGS AND IT WILL NOT
BE SHARED FOR UTILITIES WITH THE
ADJACENT UNIT.
5' FIRE DEPARTMENT ACCESS
CLASS I STANDPIPE SYSTEM
SHALL BE PROVIDED ON THE
MAIN LANDING OF EACH
FLOOR, INCLUDING ROOF, OF
THE STAIRCASE
4 BEDROOM RESIDENCE
VERY LOW INCOME UNIT
SM
A
L
L
L
O
T
S
U
B
D
I
V
I
S
I
O
N
DA
T
E
:
SH
E
E
T
:
DE
S
C
R
I
P
T
I
O
N
:
97
0
N
.
B
R
O
A
D
W
A
Y
,
S
U
I
T
E
1
0
7
LO
S
A
N
G
E
L
E
S
,
C
A
9
0
0
1
2
p.
2
1
3
.
5
3
7
.
0
9
1
0
in
f
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@
s
c
a
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s
l
a
b
.
c
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ww
w
.
s
c
a
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s
l
a
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c
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a
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s
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a
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a
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c
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s
77
4
1
-
7
7
4
5
H
E
L
L
M
A
N
A
V
E
.
RO
S
E
M
E
A
D
,
C
A
9
1
7
7
0
A2
0
3
1 LEVEL 3 FLOOR PLAN
LE
V
E
L
3
F
L
O
O
R
P
L
A
N
5-
2
8
-
2
0
2
5
DN
UP
DN
UP
DN
UP
DN
UP
DN DN
UP
DN DN
UP
DN
UP
DN
UP
5'
-
0
"
33'-4"4"33'-4"4"
33'-3"
5'-1"
33'-3"4"30'-10"
33'-4"4"33'-4"4"33'-3"
5'-0"
33'-4"4"30'-10"
100'-6"64'-5"
170'-0"
100'-6"64'-5"
170'-0"
25
'
-
0
"
20
'
-
0
"
25
'
-
0
"
70
'
-
0
"
PLAN LEGEND
1 BEDROOM RESIDENCE
3 BEDROOM RESIDENCE
PARKING
PROPERTY LINE
WALL LEGEND
2 HR FIRE RATED WALL
EXTERIOR WALL - 1 HR FIRE RATED
2 - 1 HR FIRE RATED WALL
WITH NO OPENINGS AND IT WILL NOT
BE SHARED FOR UTILITIES WITH THE
ADJACENT UNIT.
5' FIRE DEPARTMENT ACCESS
CLASS I STANDPIPE SYSTEM
SHALL BE PROVIDED ON THE
MAIN LANDING OF EACH
FLOOR, INCLUDING ROOF, OF
THE STAIRCASE
4 BEDROOM RESIDENCE
VERY LOW INCOME UNIT
SM
A
L
L
L
O
T
S
U
B
D
I
V
I
S
I
O
N
DA
T
E
:
SH
E
E
T
:
DE
S
C
R
I
P
T
I
O
N
:
97
0
N
.
B
R
O
A
D
W
A
Y
,
S
U
I
T
E
1
0
7
LO
S
A
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L
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S
,
C
A
9
0
0
1
2
p.
2
1
3
.
5
3
7
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1
0
in
f
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c
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a
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c
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77
4
1
-
7
7
4
5
H
E
L
L
M
A
N
A
V
E
.
RO
S
E
M
E
A
D
,
C
A
9
1
7
7
0
A2
0
4
1 LEVEL 4 FLOOR PLAN
LE
V
E
L
4
F
L
O
O
R
P
L
A
N
5-
2
8
-
2
0
2
5
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
ROOF TOP EQUIPMENT
SHALL ADEQUATELY
SCREENED TYP.
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
RTUs RTUs RTUs RTUs RTUs
RTUs RTUs RTUs RTUs RTUs
1/
4
"
:
1
'
-
0
"
S
L
O
P
E
DN DN
DN DN DN
DN DN DN DN DN
8'X16'
ROOF TOP EQUIPMENT
SHALL ADEQUATELY
SCREENED TYP.
ROOF TOP EQUIPMENT
SHALL ADEQUATELY
SCREENED TYP.
ROOF TOP EQUIPMENT
SHALL ADEQUATELY
SCREENED TYP.
BB
BB
LOT 1 LOT 2 LOT 3 LOT 4 LOT 5
LOT 6 LOT 7 LOT 8 LOT 9 LOT 10
POWER LINE
ABOVE
5'
-
0
"
33'-4"4"33'-4"4"
33'-3"
5'-1"
33'-3"4"30'-10"
33'-4"4"33'-4"4"33'-3"
5'-0"
33'-4"4"30'-10"
100'-6"64'-5"
170'-0"
100'-6"64'-5"
170'-0"
25
'
-
0
"
20
'
-
0
"
25
'
-
0
"
70
'
-
0
"
5'
-
0
"
5'
-
0
"
20
'
-
0
"
20
'
-
0
"
PLAN LEGEND
1 BEDROOM RESIDENCE
3 BEDROOM RESIDENCE
PARKING
PROPERTY LINE
WALL LEGEND
2 HR FIRE RATED WALL
EXTERIOR WALL - 1 HR FIRE RATED
2 - 1 HR FIRE RATED WALL
WITH NO OPENINGS AND IT WILL NOT
BE SHARED FOR UTILITIES WITH THE
ADJACENT UNIT.
5' FIRE DEPARTMENT ACCESS
CLASS I STANDPIPE SYSTEM
SHALL BE PROVIDED ON THE
MAIN LANDING OF EACH
FLOOR, INCLUDING ROOF, OF
THE STAIRCASE
4 BEDROOM RESIDENCE
VERY LOW INCOME UNIT
3'
-
0
"
3'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
40
'
-
0
"
PR
O
P
E
R
T
Y
LI
N
E
HELLMAN
AVE.
15'-0"
FRONT SETBACK
±16 FEET
POWER POLE
NOTE: DISTANCE SHALL BE MINIMUM OF 10 FEET
LVL 1
LVL 2
LVL 3
LVL 4
ROOF
LOT 1 LOT 2 LOT 3 LOT 4 LOT 5
LOT 6 LOT 7 LOT 8 LOT 9 LOT 10
15'-0"
REAR SETBACK
SM
A
L
L
L
O
T
S
U
B
D
I
V
I
S
I
O
N
DA
T
E
:
SH
E
E
T
:
DE
S
C
R
I
P
T
I
O
N
:
97
0
N
.
B
R
O
A
D
W
A
Y
,
S
U
I
T
E
1
0
7
LO
S
A
N
G
E
L
E
S
,
C
A
9
0
0
1
2
p.
2
1
3
.
5
3
7
.
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9
1
0
in
f
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@
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c
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.
c
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w
.
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c
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a
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.
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77
4
1
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7
7
4
5
H
E
L
L
M
A
N
A
V
E
.
RO
S
E
M
E
A
D
,
C
A
9
1
7
7
0
A2
0
5
1 ROOF PLAN
RO
O
F
P
L
A
N
SECTION B-B
5-
2
8
-
2
0
2
5
UP
33'-5"
22
'
-
0
"
STAIR
DN
UP
BEDROOM 1
LIVING DINING KITCHEN
BATH
22
'
-
0
"
33'-5"
DN
UP
BEDROOM 3BEDROOM 2
FAMILY ROOM
W/ BAR
BATH 2
BA
L
C
O
N
Y
25
'
-
0
"
33'-5"
13
'
-
5
"
5'-0"
DN
UP
BEDROOM 1DEN
LIVING DINING KITCHEN
BATH 1
BA
L
C
O
N
Y
25
'
-
0
"
33'-5"
13
'
-
5
"
5'-0"
SM
A
L
L
L
O
T
S
U
B
D
I
V
I
S
I
O
N
DA
T
E
:
SH
E
E
T
:
DE
S
C
R
I
P
T
I
O
N
:
97
0
N
.
B
R
O
A
D
W
A
Y
,
S
U
I
T
E
1
0
7
LO
S
A
N
G
E
L
E
S
,
C
A
9
0
0
1
2
p.
2
1
3
.
5
3
7
.
0
9
1
0
in
f
o
@
s
c
a
l
e
s
l
a
b
.
c
o
m
ww
w
.
s
c
a
l
e
s
l
a
b
.
c
o
m
sc
a
l
e
s
l
a
b
a
U
c
K
i
W
e
c
W
s
77
4
1
-
7
7
4
5
H
E
L
L
M
A
N
A
V
E
.
RO
S
E
M
E
A
D
,
C
A
9
1
7
7
0
A2
1
0
UN
I
T
P
L
A
N
S
3 LEVEL 3 TO LEVEL 4
1 LEVEL 1
2 LEVEL 2
BUILDING PLAN FOR LOT 1 & LOT 6 (SIMILAR)(DUPLEX)
1 BR RESIDENCE: 1 BEDROOM/ 1 BATH
LIVING AREA:
631 S.F.
3 BR RESIDENCE (2 LEVEL): 3 BEDROOM /2 BATH
LIVING AREA:
LEVEL 3: 649 S.F.
LEVEL 4: 649 S.F.
TOTAL 1,298 S.F.
DECK AREA:
LEVEL 3:55 S.F.
LEVEL 4:55 S.F.
TOTAL 110 S.F.
LEVEL 3
LEVEL 4
NO. OF PARKING: 1 STALL (10'X20')
PARKING AREA: 723 SF
5-
2
8
-
2
0
2
5
UP
33'-8"
DN
UP
KITCHEN LIVING
BEDROOM 1
BATH
33'-8"
DINING
DN
UP
BEDROOM 2
BEDROOM 3
BATH
33'-8"
FAMILY ROOM
W/ BAR
DN
UP
BEDROOM 1
DEN
DININGKITCHEN
LIVING
BATH
33'-8"
SM
A
L
L
L
O
T
S
U
B
D
I
V
I
S
I
O
N
DA
T
E
:
SH
E
E
T
:
DE
S
C
R
I
P
T
I
O
N
:
97
0
N
.
B
R
O
A
D
W
A
Y
,
S
U
I
T
E
1
0
7
LO
S
A
N
G
E
L
E
S
,
C
A
9
0
0
1
2
p.
2
1
3
.
5
3
7
.
0
9
1
0
in
f
o
@
s
c
a
l
e
s
l
a
b
.
c
o
m
ww
w
.
s
c
a
l
e
s
l
a
b
.
c
o
m
sc
a
l
e
s
l
a
b
a
U
c
K
i
W
e
c
W
s
77
4
1
-
7
7
4
5
H
E
L
L
M
A
N
A
V
E
.
RO
S
E
M
E
A
D
,
C
A
9
1
7
7
0
A2
1
1
UN
I
T
P
L
A
N
S
1 LEVEL 1
2 LEVEL 2
BUILDING PLAN FOR LOT 2 & LOT 7 (SIMILAR)(DUPLEX)
NO. OF PARKING: 1 STALLS (10'X20')
PARKING AREA: 723 SF
1 BR RESIDENCE: 1 BEDROOM/ 1 BATH
LIVING AREA: 638 S.F.
3 LEVEL 3 TO LEVEL 4
3 BR RESIDENCE (2 LEVEL): 3 BEDROOM /2 BATH
LIVING AREA:
LEVEL 3: 734 S.F.
LEVEL 4: 734 S.F.
TOTAL 1,468 S.F.
LEVEL 3
LEVEL 4
5-
2
8
-
2
0
2
5
UP
33'-5"
22
'
-
0
"
DN
UP
KITCHEN LIVING
BEDROOM 1
BATH
33'-5"
22
'
-
0
"
DINING
DN
UP
BEDROOM 2
BEDROOM 3
BATH
33'-5"
25
'
-
0
"
FAMILY ROOM
W/ BAR
DN
UP
DEN
BEDROOM 1
DININGKITCHEN
LIVING
BATH
33'-5"
25
'
-
0
"
25
'
-
0
"
SM
A
L
L
L
O
T
S
U
B
D
I
V
I
S
I
O
N
DA
T
E
:
SH
E
E
T
:
DE
S
C
R
I
P
T
I
O
N
:
97
0
N
.
B
R
O
A
D
W
A
Y
,
S
U
I
T
E
1
0
7
LO
S
A
N
G
E
L
E
S
,
C
A
9
0
0
1
2
p.
2
1
3
.
5
3
7
.
0
9
1
0
in
f
o
@
s
c
a
l
e
s
l
a
b
.
c
o
m
ww
w
.
s
c
a
l
e
s
l
a
b
.
c
o
m
sc
a
l
e
s
l
a
b
a
U
c
K
i
W
e
c
W
s
77
4
1
-
7
7
4
5
H
E
L
L
M
A
N
A
V
E
.
RO
S
E
M
E
A
D
,
C
A
9
1
7
7
0
A2
1
2
UN
I
T
P
L
A
N
S
1 LEVEL 1
2 LEVEL 2
BUILDING PLAN FOR LOT 3 (DUPLEX)
NO. OF PARKING: 1 STALL (10'X20')
PARKING AREA: 726 SF
1 BR RESIDENCE: 1 BEDROOM/ 1 BATH
LIVING AREA: 631 S.F.
3 BR RESIDENCE (2 LEVEL): 3 BEDROOM /2 BATH
LIVING AREA:
LEVEL 3: 722 S.F.
LEVEL 4: 722 S.F.
TOTAL 1,444 S.F.
LEVEL 4
LEVEL 3
3 LEVEL 3 TO LEVEL 4
5-
2
8
-
2
0
2
5
UP
22
'
-
0
"
33'-7"
DN
UP
BEDROOM 4
BEDROOM 3
BATH 2
33'-5"
25
'
-
0
"
FAMILY ROOM
W/ BAR
DN
UP
BEDROOM 2
BEDROOM 1
LIVING
KITCHEN
BATH 1
33'-5"
25
'
-
0
"
DINING
DN
UP
BATH
33'-5"
22
'
-
0
"
DEN / ENTERTAINMENT
ROOM
SM
A
L
L
L
O
T
S
U
B
D
I
V
I
S
I
O
N
DA
T
E
:
SH
E
E
T
:
DE
S
C
R
I
P
T
I
O
N
:
97
0
N
.
B
R
O
A
D
W
A
Y
,
S
U
I
T
E
1
0
7
LO
S
A
N
G
E
L
E
S
,
C
A
9
0
0
1
2
p.
2
1
3
.
5
3
7
.
0
9
1
0
in
f
o
@
s
c
a
l
e
s
l
a
b
.
c
o
m
ww
w
.
s
c
a
l
e
s
l
a
b
.
c
o
m
sc
a
l
e
s
l
a
b
a
U
c
K
i
W
e
c
W
s
77
4
1
-
7
7
4
5
H
E
L
L
M
A
N
A
V
E
.
RO
S
E
M
E
A
D
,
C
A
9
1
7
7
0
A2
1
3
UN
I
T
P
L
A
N
S
2 LEVEL 2 TO LEVEL 4
1 LEVEL 1
BUILDING PLAN FOR LOT 8
NO. OF PARKING: 1 STALL (10'X20')
PARKING AREA: 726 SF
4 BR RESIDENCE (3 LEVEL): 4 BEDROOM /3 BATH
LIVING AREA:
LEVEL 2: 631 S.F.
LEVEL 3: 722 S.F.
LEVEL 4: 722 S.F.
TOTAL 1,444 S.F.
(SINGLE FAMILY)
LEVEL 4
LEVEL 3
LEVEL 2
5-
2
8
-
2
0
2
5
UP
22
'
-
0
"
33'-5"
DN
UP
BATH
22
'
-
0
"
33'-5"
DEN / ENTERTAINMENT
ROOM
DN
UP
BEDROOM 3
BATH 2
BEDROOM 4
25
'
-
0
"
33'-5"
FAMILY ROOM
W/ BAR
DN
UP
BEDROOM 2
BEDROOM 1
LIVING
DINING
KITCHEN
BATH 1
KITCHEN
25
'
-
0
"
33'-5"
SM
A
L
L
L
O
T
S
U
B
D
I
V
I
S
I
O
N
DA
T
E
:
SH
E
E
T
:
DE
S
C
R
I
P
T
I
O
N
:
97
0
N
.
B
R
O
A
D
W
A
Y
,
S
U
I
T
E
1
0
7
LO
S
A
N
G
E
L
E
S
,
C
A
9
0
0
1
2
p.
2
1
3
.
5
3
7
.
0
9
1
0
in
f
o
@
s
c
a
l
e
s
l
a
b
.
c
o
m
ww
w
.
s
c
a
l
e
s
l
a
b
.
c
o
m
sc
a
l
e
s
l
a
b
a
U
c
K
i
W
e
c
W
s
77
4
1
-
7
7
4
5
H
E
L
L
M
A
N
A
V
E
.
RO
S
E
M
E
A
D
,
C
A
9
1
7
7
0
A2
1
4
UN
I
T
P
L
A
N
S
2 LEVEL 2 TO LEVEL 4
1 LEVEL 1
BUILDING PLAN FOR LOT 4 & LOT 9 (SIMILAR)
NO. OF PARKING: 1 STALL (10'X20')
PARKING AREA: 659 SF
4 BR RESIDENCE (3 LEVEL): 4 BEDROOM /3 BATH
LIVING AREA:
LEVEL 2: 631 S.F.
LEVEL 3: 722 S.F.
LEVEL 4: 722 S.F.
TOTAL 1,444 S.F.
(SINGLE FAMILY)
LEVEL 4
LEVEL 3
LEVEL 2
1-
3
0
-
2
0
2
5
UP
31'-0"
22
'
-
0
"
DN
UP
BATH
31'-0"
22
'
-
0
"
DEN / ENTERTAINMENT
ROOM
DN
UP
BEDROOM 3 BEDROOM 4
BATH 2
BA
L
C
O
N
Y
31'-0"
25
'
-
0
"
13
'
-
5
"
5'-0"
FAMILY ROOM
W/ BAR
DN
UP
BEDROOM 1 BEDROOM 2
BATH 1
DINING LIVINGKITCHEN
BA
L
C
O
N
Y
31'-0"
25
'
-
0
"
13
'
-
5
"
5'-0"
SM
A
L
L
L
O
T
S
U
B
D
I
V
I
S
I
O
N
DA
T
E
:
SH
E
E
T
:
DE
S
C
R
I
P
T
I
O
N
:
97
0
N
.
B
R
O
A
D
W
A
Y
,
S
U
I
T
E
1
0
7
LO
S
A
N
G
E
L
E
S
,
C
A
9
0
0
1
2
p.
2
1
3
.
5
3
7
.
0
9
1
0
in
f
o
@
s
c
a
l
e
s
l
a
b
.
c
o
m
ww
w
.
s
c
a
l
e
s
l
a
b
.
c
o
m
sc
a
l
e
s
l
a
b
a
U
c
K
i
W
e
c
W
s
77
4
1
-
7
7
4
5
H
E
L
L
M
A
N
A
V
E
.
RO
S
E
M
E
A
D
,
C
A
9
1
7
7
0
A2
1
5
UN
I
T
P
L
A
N
S
3 LEVEL 2 TO LEVEL 4
1 LEVEL 1
BUILDING PLAN FOR LOT 5 & LOT 10 (SIMILAR)
NO. OF PARKING: 1 STALLS (10'X20')
PARKING AREA: 673 SF
4 BR RESIDENCE (3 LEVEL): 4 BEDROOM /3 BATH
LIVING AREA:
LEVEL 2: 577 S.F.
LEVEL 3: 589 S.F.
LEVEL 4: 589 S.F.
TOTAL 1,178 S.F.
DECK AREA:
LEVEL 3: 55 S.F.
LEVEL 4:55 S.F.
TOTAL 110 S.F.
LEVEL 4
LEVEL 3
(SINGLE FAMILY)
LEVEL 4
LEVEL 3
LEVEL 2
5-
2
8
-
2
0
2
5
19
'
-
5
"
SPLIT FACE CMU COLOR
TO MATCH PROPOSED
FENCE
9'-0"
6" CURB
6'H SELF CLOSING METAL GATE
NOTE:
TRASH ENCLOSURE WILL CONSIST OF SELF-CLOSING, SOLID,
DOORS AND A SOLID ROOF.
8"7'-8"8"
8"
18
'
-
9
"
ALUM. WRAPPED 2X8 FASCIA.
TO MATCH BUILDINGALUM. WRAPPED 2X8 FASCIA. TO MATCH
BUILDING
HSS 4X4X1
4 COL TO PAINTED
TO MATCH BUILDING
SPLIT FACE CMU COLOR TO
MATCH PROPOSED FENCE
CORRUGATED METAL ROOFING
SYSTEM
18GA METAL SIDING
PANELS
18GA METAL SIDING
PANELS
SM
A
L
L
L
O
T
S
U
B
D
I
V
I
S
I
O
N
DA
T
E
:
SH
E
E
T
:
DE
S
C
R
I
P
T
I
O
N
:
97
0
N
.
B
R
O
A
D
W
A
Y
,
S
U
I
T
E
1
0
7
LO
S
A
N
G
E
L
E
S
,
C
A
9
0
0
1
2
p.
2
1
3
.
5
3
7
.
0
9
1
0
in
f
o
@
s
c
a
l
e
s
l
a
b
.
c
o
m
ww
w
.
s
c
a
l
e
s
l
a
b
.
c
o
m
sc
a
l
e
s
l
a
b
a
U
c
K
i
W
e
c
W
s
77
4
1
-
7
7
4
5
H
E
L
L
M
A
N
A
V
E
.
RO
S
E
M
E
A
D
,
C
A
9
1
7
7
0
A2
2
0
TR
A
S
H
E
N
C
L
O
S
U
R
E
P
L
A
N
A
N
D
E
L
E
V
A
T
I
O
N
S
8-
2
6
-
2
0
2
4
1 TRASH ENCLOSURE PLAN AND ELEVATIONS
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
40
'
-
0
"
4'
-
0
"
T.O. ROOF
EL +40-0"
LEVEL 4
EL +27'-0"
LEVEL 3
EL +18'-0"
LEVEL 2
EL +9'-0"
LEVEL 1
EL +0'-0"
5'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
40
'
-
0
"
4'
-
0
"
T.O. ROOF
EL +40-0"
LEVEL 4
EL +27'-0"
LEVEL 3
EL +18'-0"
LEVEL 2
EL +9'-0"
LEVEL 1
EL +0'-0"
5'
-
0
"
SM
A
L
L
L
O
T
S
U
B
D
I
V
I
S
I
O
N
DA
T
E
:
SH
E
E
T
:
DE
S
C
R
I
P
T
I
O
N
:
97
0
N
.
B
R
O
A
D
W
A
Y
,
S
U
I
T
E
1
0
7
LO
S
A
N
G
E
L
E
S
,
C
A
9
0
0
1
2
p.
2
1
3
.
5
3
7
.
0
9
1
0
in
f
o
@
s
c
a
l
e
s
l
a
b
.
c
o
m
ww
w
.
s
c
a
l
e
s
l
a
b
.
c
o
m
sc
a
l
e
(
s
)
l
a
b
a
U
c
K
i
W
e
c
W
s
77
4
1
-
7
7
4
5
H
E
L
L
M
A
N
A
V
E
.
RO
S
E
M
E
A
D
,
C
A
9
1
7
7
0
A3
0
0
BU
I
L
D
I
N
G
E
L
E
V
A
T
I
O
N
S
1 ELEVATIONS @ DRIVEWAY
2 EAST ELEVATIONS
6-
7
-
2
0
2
4
1 LA HABRA STUCCO
SILVER GRAY X-16 (57)
BASE 200
MATERIAL LEGEND
2 LA HABRA STUCCO
DOVE GREY X-40 (66)
BASE 200
3 DELTA MILLWORKS
LUNAWOOD TRIPLE
UNFINISHED
4 WOOD LOUVERS FIX PANELS
FINISH TO MATCH LUNAWOOD
3
5 GLENVIEW DOORS
EXTERIOR ALUMINUM CLAD
BLACK MATTE FINISH
3 541 221224
234431246
6 EXTERIOR LIGHT: WALL SCONCE
6
6 6 6
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
40
'
-
0
"
4'
-
0
"
T.O. ROOF
EL +40-0"
LEVEL 4
EL +27'-0"
LEVEL 3
EL +18'-0"
LEVEL 2
EL +9'-0"
LEVEL 1
EL +0'-0"
5'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
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2 - 1 HR FIRE RATED WALL
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Attachment G
Trip Generation and VMT Screening Assessment
(Dated September 6, 2024)
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 Email: kay@k2traffic.com
September 6, 2024
Chaplon Mu, Principal
Connected Companies
360 E. Gladstone St
Azusa, CA 91702
Re: Trip Generation Memo and VMT Screening Assessment
15-Unit Multi-family Residence
7741-7745 Hellman Ave, Rosemead
Dear Chaplon,
Per your request, we have completed a trip generation memorandum for the
proposed residential development. This letter presents our findings and
recommendations.
PROJECT DEVELOPMENT
The site development of APNs #5286-036-016, 017 is located at 7741-7745
Hellman Avenue in the City of Rosemead. The site currently consists of two single-
family homes that will be demolished by the project. The proposed development
includes constructing four multifamily residential buildings with 15 dwelling units.
Each building includes ground-floor parking and three levels of multifamily
residence. Proposed site plan is shown in Exhibit 1.
TRIP GENERATION
Passenger vehicle trips were estimated using the rates and methodologies outlined in
“Trip Generation, 11th Edition”, published by the Institute of Transportation
Engineers (ITE). The applicable trip generation rates are shown in Table 1.
Trip Generation Memo and VMT Screening Assessment
Proposed 15-Unit Multi-family Residence September 6, 2024
7741-7745 Hellman Ave, Rosemead Page 2 of 3
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 Email: kay@k2traffic.com
Table 1. Trip Generation Rate (ITE)
Land Use
Unit
Daily
AM Peak Hour PM Peak Hour
Total In Out Total In Out
Proposed:
Multifamily Housing
(Low-Rise) (220)
Dwelling
Unit 6.74 0.40 24% 76% 0.51 63% 37%
Existing Credit:
Single-Family Detached
Housing (210)
Dwelling
Unit 9.43 0.70 26% 74% 0.94 63% 37%
The project is expected to generate 5 trips in the AM peak hour, 6 trips in the PM
peak hour and 82 daily trips. The projected trips associated with the project are
provided in Table 2.
Table 2. Project Trip Generation
Land Use Unit Quantity
AM Peak Hour PM Peak Hour
Daily Total In Out Total In Out
Proposed:
Multifamily Housing
(Low-Rise) (220)
Dwelling
Unit 15 6 1 5 8 5 3 101
Existing Credit:
Single-Family
Detached Housing
(210)
Dwelling
Unit -2 -1 0 -1 -2 -1 -1 -19
Trip Generation 13 5 1 4 6 4 2 82
VMT SCREENING ASSESSMENT
In compliance with Senate Bill (SB) 743 and California Environmental Quality Act
(CEQA) compliance, a Vehicle Miles Traveled (VMT) analysis should be conducted for
land development projects that have the potential to increase the baseline VMT per
service population. Los Angeles County Transportation Impact Analysis Guidelines dated
July 2020 has provided the screening criteria to eliminate the requirement for a full VMT
analysis.
Trip Generation Memo and VMT Screening Assessment
Proposed 15-Unit Multi-family Residence September 6, 2024
7741-7745 Hellman Ave, Rosemead Page 3 of 3
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 Email: kay@k2traffic.com
Non-Retail Project Trip Generation Screening Criteria
Small projects generating fewer than 110 vehicle trips per day generally may be assumed
to cause a less-than-significant transportation impact. As shown in the paragraphs above,
project trip generation is expected to be less than 110 daily trips. The screening threshold
for Small Projects is MET.
Proximity to Transit Based Screening Criteria
If a project is located within a one-half mile radius of a major transit stop or an existing
stop along a high-quality transit corridor may be presumed to have a less than significant
impact absent substantial evidence to the contrary. As shown in Exhibit 2, the project site
is not located in the High Quality Transit Area (HQTA) according to Southern California
Association of Governments (SCAG) screening tools. This screening criterion is NOT
MET.
Residential Land Use Based Screening Criteria
If 100% of the residential units, excluding manager’s units, are set aside for lower income
households, further VMT analysis is not required and a less than significant
determination can be made. This screening criterion is NOT MET.
VMT Screening Summary
The subject residential development meets the screening criteria for “small project” set
forth by the Los Angeles County Transportation Impact Analysis Guidelines. The project
can be assumed to have a less-than-significant transportation impact and project specific
VMT analysis is NOT required.
Regards,
K2 Traffic Engineering, Inc.
Jende Kay Hsu, T.E.
California License TR2285
HELLMAN AVE.
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A
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5'-0"
SETBACK
5'-0"
SETBACK
PR
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L
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PR
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L
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PROPERTY LINE 80.05'
(E
)
P
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15
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1
0
20
0
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1
0
80.05'
26'-0"
(N) DRIVEWWAY
(N
)
6
F
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6
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6
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4
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4
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PROPERT LINE
10
4
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8
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20
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37'-6"
FIRE DEPT. ACCESS 37'-6"FIRE DEPT. ACCESS
56
'
-
3
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78
'
-
8
"
78
'
-
8
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10
5
'
-
7
"
10
5
'
-
7
"
27'-6"27'-6"
27'-6"27'-6"
80'-0"
10
'
20
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30
'
-
0
"
44
'
-
7
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LO
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1
LO
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3
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D
SMALL LOT SUBDIVISION
DATE:
SHEET:
DESCRIPTION:
970 N. BROADWAY, SUITE 107
LOS ANGELES, CA 90012
p. 213.537.0910info@scaleslab.comwww.scaleslab.com
scale(s) lab architects 7741-7745 HELLMAN AVE.
ROSEMEAD, CA 91770
A101
SITE PLAN
8-6-24
1
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