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CC - 2025-29 – Approve DR 24-02, Tentative Tract Map 84327, Density Bonus Application 25-01 Creation of 10 Small Lots. Density Bonus Pursuant to CA Gov Code 65915 Permits Density Bonus Up To 50% for a Total of 15 Dwelling Units, Two of Which Would be DeedRESOLUTION NO. 2025-29 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 Ouality 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 Sheriff's 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 8a' day of July, 2025. MIA I I All 4A. I I STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES) § CITY OF ROSEMEAD ) 21�^�C MargarefClark, Mayor ATTEST: �A Ericka Hernandez, City Clerk 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 8a' day of July, 2025, by the following vote, to wit: AYES: ARMENTA, CLARK, DANG NOES: NONE ABSENT: LOW, LY ABSTAIN: NONE 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 1; 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. 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. 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. 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. Protect 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: httys://www.dropb�ox.com/scl/fi/m8slr2584eb6fwstijzvl b/Rosemead-MS4-1 -LID- Determination-Form.pdPrlkey--twd265f6lckqenmk4sI ghm6ay&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 SPPWC, 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 Man 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.