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PC - 2010-07 - Requesting to Subdivide Parcel into Tow Parcels for Development on 8403 Marshall StreetPC RESOLUTION 10-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING TENTATIVE PARCEL MAP 071159 REQUESTING TO SUBDIVIDE ONE EXISTING PARCEL INTO TWO PARCELS FOR THE DEVELOPMENT OF ONE (1) NEW SINGLE-FAMILY HOME. AN EXISTING HOME ON ONE (1) PARCEL WILL REMAIN AND A NEW GARAGE IS PROPOSED ON EACH LOT. THE SUBJECT PROPERTY IS LOCATED AT 8403 MARSHALL STREET IN THE R-1 (SINGLE- FAMILY RESIDENTIAL) ZONE (APN 5371-007-032). WHEREAS, on July 27, 2009, Steven Van filed an application for a Tentative Parcel Map, proposing to subdivide one existing parcel into two parcels for the development of one new single-family home. An existing home on one parcel will remain and a new garage is proposed on each lot; and WHEREAS, this property at 8403 Marshall Street is located in the R-1 (Single- Family Residential) zone; and WHEREAS, Sections 66473.5 and 66474 of the California Government Code (Map Act) and 16.08.130 of the Rosemead Municipal Code specify the criteria by which a subdivision map may be granted: • The map will not be materially detrimental to the public welfare nor injurious to the property; • The proposed subdivision will not be contrary to any official plan; • Each proposed parcel conforms in area and dimension to the City codes; • All streets, alleys, and driveways proposed to serve the property have been dedicated and that such streets, alleys and driveways are of sufficient design to provide adequate access and circulation for vehicular and pedestrian traffic; • Easements and covenants required for the tentative map have been executed and recorded; and WHEREAS, Sections 66451 et seq. of the California Government Code (Map Act) and Section 16.08.130 of the Rosemead Municipal Code authorize the Planning Commission to approve, conditionally approve or deny tentative subdivision maps; and WHEREAS, on March 4, 2010, public hearing notices were posted in six (6) public locations and sixty-three (63) notices were sent to property owners within a 300- foot radius from the subject property, in addition to notices posted in six (6) public locations and on-site, specifying the availability of the application, plus the date, time and location of the special public hearing for Tentative Parcel Map 071159, and on March 5, 2010, the notice was published in the San Gabriel Valley Tribune; and WHEREAS, on March 15, 2010, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Tentative Parcel Map 071159; and 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 Tentative Parcel Map 071159 is Categorically Exempt under Section 15315 of the California Environmental Quality Act (CEQA) guidelines where the project is a minor land division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels meeting local standards are available or will be provided as needed, the parcel was not involved in a division of a larger parcel within the previous two (2) years, and the parcel does not have an average slope greater than 20 percent. Accordingly, Tentative Parcel Map 071159 is classified as a Class 15 Categorical Exemption pursuant to Section 15315 of CEQA. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Tentative Parcel Map 071159; according to the criteria of Section 16.08.130 of the Rosemead Municipal Code as follows: A. The proposed division will not be materially detrimental to the public welfare nor injurious to the property or improvements in the immediate vicinity; FINDING: The large size and depth of the subject lot would allow the lot to be subdivided and developed with a new single-family residence and an existing single- family residence without creating detrimental visual or privacy impacts to the surrounding parcels. The project site is located within a low density residential General Plan designation and Zoning district. The subdivision is designed within the parameters of the low density definition of 0-7 units per acre with approximately 6.24 units per acre. Both homes will be compliant with the adopted development standards of the R-1 (Single-Family Residential) zone and are not anticipated to be detrimental to the public welfare. B. The proposed division will not be contrary to any official plan adopted by the City Council of the City of Rosemead, or to any official policies or standards adopted by the City Council and on file in the office of the City Clerk at or prior to the time of filing of the application hereunder. FINDING: The site is designated for the proper land use designation to permit such a development. The R-1 zone allows for residential uses at a density of one unit for each 6,000 square feet of lot area. The proposed parcels and residential units meet the required parcel size standards. C. Each proposed parcel conforms in area and dimension to the provisions of zoning and subdivision requirements of the City of Rosemead. FINDING: The proposed lots meet the minimum requirements for two-lot subdivisions. According to Section 17.16.080 of the Rosemead Municipal Code, the lot area minimum is 6,000 square feet. The proposed project complies with these requirements. The western lot, Lot 1, will have a width of approximately 50'-0" and a depth of 139'-0" for a total lot area of approximately 6,950 square feet. The eastern lot, Lot 2, will have a width of 50'-0" and a depth of 140'-0" for a total lot area of 7,000 square feet. D. All streets, alleys and driveways proposed to serve the property have been dedicated or such dedication is not required for the protection of public safety, health and welfare and that such streets, alleys and driveways are of sufficient width, design and construction to preserve the public safety and to provide adequate access and circulation for vehicular and pedestrian traffic. FINDING: The City Engineer has reviewed this proposed subdivision relative to the adjacent right of way. Access to the proposed parcels is off Delta Avenue and Marshall Street, which are fully improved public local streets. Based on these reviews, it is determined that the design and construction of this project would preserve the public safety and provide adequate access and circulation for vehicular and pedestrian traffic. All necessary public improvements will be made prior to the proposed construction. These improvements will be constructed within the Delta Avenue and Marshall Street right-of-ways when developed. E. Alley easements and covenants required for the approval of the Tentative Map or plot have been duly executed and recorded. FINDING: The proposed subdivision will create two conventional lots with two separate driveways. Lot 1 is accessed off of Delta Avenue and Lot 2 is accessed off of Marshall Street. SECTION 4. The Planning Commission HEREBY APPROVES Tentative Parcel Map 071159 to allow the subdivision of one (1) existing lot into two (2) lots for development of one new single-family residential unit. An existing home on one parcel will remain and a new garage is proposed for each lot. The property is located at 8403 Marshall Street. The subject development shall fully comply with the conditions listed in Exhibit "B," attached hereto and incorporated herein by reference. SECTION 5. This resolution is the result of an action taken by the Planning Commission on March 15, 2010, by the following vote: YES: ALARCON, ENG, AND HUNTER NO: NONE ABSENT: RUIZ ABSTAIN: HERRERA SECTION 6. 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 15th day of March, 2010. Diana Herrera, Chairwoman 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 15th day of March, 2010, by the following vote: YES: ALARCON, ENG, AND HUNTER NO: NONE ABSENT: RUIZ ABSTAIN: HERRERA CONDITIONS OF APPROVAL March 15, 2010 1. Tentative Parcel Map 071159 is approved for the subdivision of one (1) existing lot into two (2) lots for development of one new single-family residential unit. An existing home on one parcel will remain and two (2) new garages are proposed for each lot, to be developed in accordance with the Tentative Parcel Map marked Exhibit "C" dated March 4, 2010, and the architectural plans marked Exhibit "C" dated March 3, 2010, and submitted colored elevations and color and material sample boards. Any revisions to the approved plans must be resubmitted for review and approval by the Planning Division. 2. Approval of Tentative Parcel Map 071159 shall not take effect for any purpose until the applicant has filed with the City of Rosemead an affidavit stating that they are aware of and accept all of the conditions set forth in the letter of approval and this list of conditions. 3. Conditions of approval listed on Exhibit "B" shall be copied directly onto final development. plans submitted to the Planning and Building Division for review. 4. Tentative Parcel Map 071159 is approved for a two-year period. Applicant shall initiate the proposed use or request an extension 30 days prior to expiration from the Planning Commission. Otherwise Tentative Parcel Map 071159 shall become null and void. 5. The applicant shall comply with all Federal, State and local laws relative to the approved use including the requirements of the Planning, Building, Fire, Sheriff and Health Departments. 6. 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. 7. Tentative Parcel Map 071159 is granted or approved with the City of Rosemead and its Planning Commission 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 this project. 8. Each applicant 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. 9. Prior to issuance of building permits, all school fees shall be paid. The applicant shall provide the City with written verification of compliance from the Unified School District. 10.The hours of construction shall be limited from 7 a.m. to 8 p.m. Monday Saturday. No construction shall take place on Sundays or on any Federal holidays without prior approval by the City. 11. Planning staff shall have access to the subject property at any time during construction to monitor progress. 12.Occupancy will not be granted until all improvements required by this approval have been completed, inspected, and approved by the appropriate department(s). 13. Driveways and parking areas shall be surfaced and improved with 4 inches of asphalt concrete over 4 inch-base material crushed aggregate or 6 inches of concrete, the layout shall be as shown on Exhibit "C"; and thereafter maintained in good serviceable condition. 14.All ground level mechanical/utility equipment (including meters, back flow preservation 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 so as not to be seen from the public right-of-way. Said screening shall be approved by the City Planner before installation. 15. No portion of any required front and/or side yards shall be used for storage of any type. 16.The numbers of the address signs shall be at least 4" tall with a minimum character width of 1/4", contrasting in color and easily visible at driver's level from the street. 17.Applicant shall obtain an encroachment permit for all work in the public right of way. 18.Applicant shall install and complete all necessary public improvements, including but not limited to street, curbs, gutters, sidewalks, handicap ramps, and storm drains, along the entire street frontage of the development site as required by the City Planner. 19.The dwelling unit shall be provided with water conservation fixtures such as low flush toilets and low flow faucets. The hot water heater and lines shall be insulated. Landscaping irrigation systems shall be designed for high efficiency and irrigation timers programmed for maximized water usage. 20.All requirements of the Building and Safety Department and Planning Division shall be complied with prior to the final approval of the proposed construction. 21. Prior to issuance of Building permits, a final landscape and irrigation plan shall be submitted to the Planning Division for review, reflecting preliminary approval of landscape/site plan, commonly referred to as Exhibit "C." The landscape plan shall include a wide variety colorful and drought tolerant trees, shrubs, flowers and ground covers. The irrigation plan shall include automatic timers and moisture sensors. All landscaping and irrigation shall be installed and completed prior to final Planning Division approval. ' 22. On Lot 1, a minimum of one (1) 24" box trees (non-deciduous, evergreen shade trees) shall be planted in the front yard and side yard. On Lot 2, two (2) 24" box trees (non-deciduous, evergreen shade trees) shall be planted in the front yard 23. New fencing shall be installed for Lot 2. Prior to issuance of Building permits, a detailed fence plan shall be submitted to the Planning Division for review and approval. The perimeter walls surrounding the development shall be constructed of decorative slump stone, decorative split-faced block, or concrete block that is stuccoed and painted to match the exterior of the buildings. The perimeter walls located in the rear or side yards shall not exceed a height of six (6) feet. 24.Stone veneer shall be applied along the east elevation and terminate at the inside corner of the patio. 25. Vine pockets shall be installed along the driveway of Lot 2 to soften the appearance of walls. 26.Along the driveway of Lot 2, a series of stamped, colored concrete bands shall be incorporated with a minimum depth of 12 feet. The bands shall be a natural earth toned color. 27. All windows located on front elevations shall be recessed a minimum of four (4) inches (Per Single Family Design Guidelines Incentive Bonus Program). 28.Violation of the conditions of approval may result in citation and/or initiation of revocation proceedings. CITY ENGINEER'S RECOMMENDED CONDITIONS OF APPROVAL FOR TENTATIVE PARCEL MAP 071159 1. A street easement at the north east Corner of Delta Avenue and Marshall Street, in the form of a corner cutoff having a radius with R=15.00 feet, shall be dedicated to the City of Rosemead via the recordation of the final parcel map for PM No. 71159. 2. The fences and curb in the area of the proposed corner cutoff shall be removed from the new public right of way. The existing ADA ramp at the north east corner of Delta Avenue and Marshall Street shall be modified as needed to comply with current ADA standards to the satisfaction of the City Engineer. The existing steps that presently encroach into the public right of way on Marshall Street shall be removed including the performing of some on-site grading and/or the construction of new retaining curbs or walls to accommodate differences in elevation between the existing front yard and the right of way along the frontage of Marshall Street all in accordance with City standards and to the satisfaction of the City Engineer. Where new underground drain pipes are proposed to provide drainage to Marshall Street, the existing sidewalk shall be removed and replaced joint to joint in accordance with City Standards. Two 24 inch box sized Street trees shall be planted along the frontage of Delta Avenue in accordance with City Standards and to the approval of the City Engineer and the City's Urban Forester. New Portland cement concrete sidewalk shall also be constructed to provide 'infill" for unpaved areas created by the removal of existing sidewalk, walls, curbs and fences to accommodate all new proposed public improvements. The proposed driveway approach on Marshall Street shall be at least ten (10 feet wide) and a minimum of three (3) feet measured from top of 'X' from any above ground obstructions or the obstruction must be removed. All broken, sunken or uplifted sidewalk shall be removed and replaced as required and to the satisfaction of the City Engineer. 3. All work to be done in the existing and proposed right of way shall require a permit for construction from the pubic works Department of the City of Rosemead prior to start of work and recordation of the final parcel map. A subdivision agreement to guarantee the completion of the foregoing work may be submitted to defer completion of the work until after the recordation of the final parcel map subject to the approval of the City Engineer, City Attorney and the City Council. 4. The final map for this subdivision shall be prepared based on a field survey. Two Centerline monuments used in the field survey shall be City of Rosemead or County of Los Angeles well monuments (note: a sewer manhole with a punched rim is an acceptable alternative). Where only "on-surface monuments exist, new well monuments shall be constructed in accordance with City of Rosemead standard plan No.S08-001 at the expense of the Subdivider to satisfy this requirement. 5. All standard subdivision general, water, drainage and grading conditions shall apply. 6. Details shown on the tentative map are not necessarily approved. Any details which are inconsistent with requirements of ordinances, general conditions of approval, or City Engineer's policies must be specifically approved in the final map or improvement plan approvals. 7. A final parcel map prepared by, or under the direction of a Registered Civil Engineer authorized to practice land surveying, or a Licensed Land Surveyor, must be processed through the City Engineer's office prior to being filed with the County Recorder. 8. A preliminary subdivision guarantee is required showing all fee interest holders and encumbrances. An updated title report shall be provided before the final parcel map is released for filing with the County Recorder. 9. Monumentation of parcel map boundaries, street centerline and lot boundaries is required for a map based on a field survey. 10. Final parcel map shall be filed with the County Recorder and one (1) mylar copy of filed map shall be submitted to the City Engineer's office. Prior to the release of the final map by the City, a refundable deposit in the amount of $1,000 shall be submitted by the developer to the City, which will be refunded upon receipt of the mylar copy of the filed map. 11. Comply with all requirements of the Subdivision Map Act. 12.Approval for filing of this land division is contingent upon approval of plans and specifications mentioned below. If the improvements are not installed prior to the filing of this division, the developer must submit an Undertaking Agreement and a Faithful Performance and Labor and Materials Bond in the amount estimated by the City Engineer guaranteeing the installation of the improvements. 13.The City reserves the right to impose any new plan check and/or permit fees approved by City Council subsequent to tentative approval of this map. 14. Prior to the recordation of the final map, grading and drainage plans must be approved to provide for contributory drainage from adjoining properties as approved by the City Engineer, including dedication of the necessary easement. 15.Surface water generated from Parcel 2 shall not drain over the sidewalk or driveway into the gutter on Delta Street. A parkway drain is required for each Lot. 16. Developer must comply with the City's storm water ordinance. 17.Approval of this land division is contingent upon providing separate house sewer laterals to serve each lot of the land division. 18.The developer shall consult the City Engineer to determine the sewer location and design requirements. 19. Easements may be required and shall be subject to review by the City Engineer to determine the final locations and requirements. 20. Power, telephone and cable television service shall be underground. 21.Any utilities that are in conflict with the development shall be relocated at the developer's expense. 22. Prior to the filing of the final map, there shall also be filed with the City Engineer, a statement from the water purveyor indicating subdivider compliance with the Fire Chiefs fire flow requirements. CONDITIONS OF APPROVAL March 15, 2010 1. Tentative Parcel Map 071159 is approved for the subdivision of one (1) existing lot into two (2) lots for development of one new single-family residential unit. An existing home on one parcel will remain and two (2) new garages are proposed for each lot, to be developed in accordance with the Tentative Parcel Map marked Exhibit "C" dated March 4, 2010, and the architectural plans marked Exhibit "C" dated March 3, 2010, and submitted colored elevations and color and material sample boards. Any revisions to the approved plans must be resubmitted for review and approval by the Planning Division. 2. Approval of Tentative Parcel Map 071159 shall not take effect for any purpose until the applicant has filed with the City of Rosemead an affidavit stating that they are aware of and accept all of the conditions set forth in the letter of approval and this list of conditions. 3. Conditions of approval listed on Exhibit "B" shall be copied directly onto final development plans submitted to the Planning and Building Division for review. 4. Tentative Parcel Map 071159 is approved for a two-year period. Applicant shall initiate the proposed use or request an extension 30 days prior to expiration from the Planning Commission. Otherwise Tentative Parcel Map 071159 shall become null and void. 5. The applicant shall comply with all Federal, State and local laws relative to the approved use including the requirements of the Planning, Building, Fire, Sheriff and Health Departments. 6. 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. 7. Tentative Parcel Map 071159 is granted or approved with the City of Rosemead and its Planning Commission 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 this project. 8. Each applicant 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. 9. Prior to issuance of building permits, all school fees shall be paid. The applicant shall provide the City with written verification of compliance from the Unified School District. 10.The hours of construction shall be limited from 7 a.m. to 8 p.m. Monday Saturday. No construction shall take place on Sundays or on any Federal holidays without prior approval by the City. 11. Planning staff shall have access to the subject property at any time during construction to monitor progress. 12. Occupancy will not be granted until all improvements required by this approval have been completed, inspected, and approved by . the appropriate department(s). 13. Driveways and parking areas shall be surfaced and improved with 4 inches of asphalt concrete over 4 inch-base material crushed aggregate or 6 inches of concrete, the layout shall be as shown on Exhibit "C"; and thereafter maintained in good serviceable condition. 14.All ground level mechanical/utility equipment (including meters, back flow preservation 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 so as not to be seen from the public right-of-way. Said screening shall be approved by the City Planner before installation. 15.No portion of any required front and/or side yards shall be used for storage of any type. 16.The numbers of the address signs shall be at least 4" tall with a minimum character width of 1/4", contrasting in color and easily visible at driver's level from the street. 17.Applicant shall obtain an encroachment permit for all work in the public right of way. 18.Applicant shall install and complete all necessary public improvements, including but not limited to street, curbs, gutters, sidewalks, handicap ramps, and storm drains, along the entire street frontage of the development site as required by the City Planner. 19. The dwelling unit shall be provided with water conservation fixtures such as low flush toilets and low flow faucets. The hot water heater and lines shall be insulated. Landscaping irrigation systems shall be designed for high efficiency and irrigation timers programmed for maximized water usage. 20.All requirements of the Building and Safety Department and Planning Division shall be complied with prior to the final approval of the proposed construction. 21. Prior to issuance of Building permits, a final landscape and irrigation plan shall be submitted to the Planning Division for review, reflecting preliminary approval of landscape/site plan, commonly referred to as Exhibit "C." The landscape plan shall include a wide variety colorful and drought tolerant trees, shrubs, flowers and ground covers. The irrigation plan shall include automatic timers and moisture sensors. All landscaping and irrigation shall be installed and completed prior to final Planning Division approval. 22. On Lot 1, a minimum of one (1) 24" box trees (non-deciduous, evergreen shade trees) shall be planted in the front yard and side yard. On Lot 2, two (2) 24" box trees (non-deciduous, evergreen shade trees) shall be planted in the front yard 23. New fencing shall be installed for Lot 2. Prior to issuance of Building permits, a detailed fence plan shall be submitted to the Planning Division for review and approval. The perimeter walls surrounding the development shall be constructed of decorative slump stone, decorative split-faced block, or concrete block that is stuccoed and painted to match the exterior of the buildings. The perimeter walls located in the rear or side yards shall not exceed a height of six (6) feet. 24.Stone veneer shall be applied along the east elevation and terminate at the inside corner of the patio. 25.Vine pockets shall be installed along the driveway of Lot 2 to soften the appearance of walls. 26.Along the driveway of Lot 2, a series of stamped, colored concrete bands shall be incorporated with a minimum depth of 12 feet. The bands shall be a natural earth toned color. 27.All windows located on front elevations shall be recessed a minimum of four (4) inches (Per Single Family Design Guidelines Incentive Bonus Program). 28.Violation of the conditions of approval may result in citation and/or initiation of revocation proceedings. CITY ENGINEER'S RECOMMENDED CONDITIONS OF APPROVAL FOR TENTATIVE PARCEL MAP 071159 1. A street easement at the north east Corner of Delta Avenue and Marshall Street, in the form of a corner cutoff having a radius with R=15.00 feet, shall be dedicated to the City of Rosemead via the recordation of the final parcel map for PM No. 71159. 2. The fences and curb in the area of the proposed corner cutoff shall be removed from the new public right of way. The existing ADA ramp at the north east corner of Delta Avenue and Marshall Street shall be modified as needed to comply with current ADA standards to the satisfaction of the City Engineer. The existing steps that presently encroach into the public right of way on Marshall Street shall be removed including the performing of some on-site grading and/or the construction of new retaining curbs or walls to accommodate differences in elevation between the existing front yard and the right of way along the frontage of Marshall Street all in accordance with City standards and to the satisfaction of the City Engineer. Where new underground drain pipes are proposed to provide drainage to Marshall Street, the existing sidewalk shall be removed and replaced joint to joint in accordance with City Standards. Two 24 inch box sized Street trees shall be planted along the frontage of Delta Avenue in accordance with City Standards and to the approval of the City Engineer and the City's Urban Forester. New Portland cement concrete sidewalk shall also be constructed to provide 'infill" for unpaved areas created by the removal of existing sidewalk, walls, curbs and fences to accommodate all new proposed public improvements. The proposed driveway approach on Marshall Street shall be at least ten (10 feet wide) and a minimum of three (3) feet measured from top of 'X' from any above ground obstructions or the obstruction must be removed. All broken, sunken or uplifted sidewalk shall be removed and replaced as required and to the satisfaction of the City Engineer. 3. All work to be done in the existing and proposed right of way shall require a permit for construction from the pubic works Department of the City of Rosemead prior to start of work and recordation of the final parcel map. A subdivision agreement to guarantee the completion of the foregoing work may be submitted to defer completion of the work until after the recordation of the final parcel map subject to the approval of the City Engineer, City Attorney and the City Council. 4. The final map for this subdivision shall be prepared based on a field survey. Two Centerline monuments used in the field survey shall be City of Rosemead or County of Los Angeles well monuments (note: a sewer manhole with a punched rim is an acceptable alternative). Where only "on-surface monuments exist, new well monuments shall be constructed in accordance with City of Rosemead standard plan No.S08-001 at the expense of the Subdivider to satisfy this requirement. 5. All standard subdivision general, water, drainage and grading conditions shall apply. 6. Details shown on the tentative map are not necessarily approved. Any details which are inconsistent with requirements of ordinances, general conditions of approval, or City Engineer's policies must be specifically approved in the final map or improvement plan approvals. 7. A final parcel map prepared by, or under the direction of a Registered Civil Engineer authorized to practice land surveying, or a Licensed Land Surveyor, must be processed through the City Engineer's office prior to being filed with the County Recorder. 8. A preliminary subdivision guarantee is required showing all fee interest holders and encumbrances. An updated title report shall be provided before the final parcel map is released for filing with the County Recorder. 9. Monumentation of parcel map boundaries, street centerline and lot boundaries is required for a map based on a field survey. 10. Final parcel map shall be filed with the County Recorder and one (1) mylar copy of filed map shall be submitted to the City Engineer's office. Prior to the release of the final map by the City, a refundable deposit in the amount of $1,000 shall be submitted by the developer to the City, which will be refunded upon receipt of the mylar copy of the filed map. 11. Comply with all requirements of the Subdivision Map Act. 12.Approval for filing of this land division is contingent upon approval of plans and specifications mentioned below. If the improvements are not installed prior to the filing of this division, the developer must submit an Undertaking Agreement and a Faithful Performance and Labor and Materials Bond in the amount estimated by the City Engineer guaranteeing the installation of the improvements. 13.The City reserves the right to impose any new plan check and/or permit fees approved by City Council subsequent to tentative approval of this map. 14. Prior to the recordation of the final map, grading and drainage plans must be approved to provide for contributory drainage from adjoining properties as approved by the City Engineer, including dedication of the necessary easement. 15.Surface water generated from Parcel 2 shall not drain over the sidewalk or driveway into the gutter on Delta Street. A parkway drain is required for each Lot. 16. Developer must comply with the City's storm water ordinance. 17.Approval of this land division is contingent upon providing separate house sewer laterals to serve each lot of the land division. 18.The developer shall consult the City Engineer to determine the sewer location and design requirements. 19. Easements may be required and shall be subject to review by the City Engineer to determine the final locations and requirements. 20. Power, telephone and cable television service shall be underground. 21.Any utilities that are in conflict with the development shall be relocated at the developer's expense. 22. Prior to the filing of the final map, there shall also be filed with the City Engineer, a statement from the water purveyor indicating subdivider compliance with the Fire Chiefs fire flow requirements. 18.The developer shall consult the City Engineer to determine the sewer location and design requirements. 19. Easements may be required and shall be subject to review by the City Engineer to determine the final locations and requirements. 20. Power, telephone and cable television service shall be underground. 21.Any utilities that are in conflict with the development shall be relocated at the developer's expense. 22. Prior to the filing of the final map, there shall also be filed with the City Engineer, a statement from the water purveyor indicating subdivider compliance with the Fire Chiefs fire flow requirements.