PC - Item 4A - Tentative Parcel Map 071294 at 9223 Rose StreetA
i
ROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIRMAN AND MEMBERS OF THE ROSEMEAD
PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: NOVEMBER 1, 2010
SUBJECT: TENTATIVE PARCEL MAP 071294
9223 ROSE STREET
SUMMARY
Phat Ton has submitted an application for a Tentative Parcel Map to subdivide one
existing parcel totaling 19,100 square feet into three (3) parcels, for the development of
three (3) new single - family homes. Each single - family home will also be developed with
an attached two -car garage. The subject site is located at 9223 Rose Street in the R -1
(Single - Family Residential) zone.
Environmental Determination
Section 15315 of the California Environmental Quality Act (CEQA) guidelines exempt
projects that consist of 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 to local standards are
available, 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 071294 is classified as a Class 15 Categorical
Exemption pursuant to Section 15315 of the CEQA guidelines.
Staff Recommendation
Staff recommends that the Planning Commission APPROVE Tentative Parcel Map
071294 and ADOPT Resolution 10 -32 with findings, and subject to forty (40) conditions
outlined in Exhibit "B" attached hereto.
Proiect History and Description
The subject property is located in a single - family residential area, south of Rio Dell
Street, between Encinita Avenue and Arica Avenue. The subject site consists of one (1)
parcel to be subdivided into three (3) parcels; one (1) conventional lot and two (2) flag
lots.
The subject site consists of one parcel of land, totaling approximately 19,100 square
Planning Commission Meeting
March 15, 2010
Page 2 of 18
feet (0.44 acres). According to the Los Angeles County Assessor's records, the site is
currently developed with two (2) single - family homies, which were constructed in 1940.
South Elevation
Site & Surrounding Land Uses
The General Plan designates the area where'the site is located as Low Density
Residential. On the zoning map, it is designated' R -1 (Single - Family Residential). The
site is surrounded by the following land uses:
.MITI,
General Plan: Low Density Residential
Zoning: R -1 (Single Family Residential)
Land Use: Residential
South
General Plan:
Low Density Residential
Zoning:
R -1 (Single Family Residential)
Land Use:
Residential
East:
General Plan:
Low Density Residential
Zoning:
R -1 (Single Family Residential)
Land Use:
Residential
West:
General Plan:
Low Density Residential
Zoning:
R -1 (Single Family Reside tial)
Land Use:
Residential
Three -Lot Subdivision I
The applicant is proposing to subdivide the existing parcel into three (3) lots, . in
accordance with the City's Flag Lot Subdivision Ordinance. As shown on the Tentative
Parcel Map, the conventional lot (Lot 1) has been developed with a private driveway for
vehicular access, and Lots 2 and 3 will be served by a separate, shared common
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Planning Commission Meeting
March 15, 2010
Page 3 of 18
driveway measuring 20 feet wide. Both driveways are accessed off of Rose Street.
Lot 1 will have a total lot area of 6,000.05 square feet. Lot 2 will have a total net lot
area of 5,000.10 square feet and a total gross lot area of 6,586.70 square feet. Lot 3
will have a total net lot area of 5,000.44 square feet and a total gross lot area of
6,514.10 square feet.
The map was distributed to various agencies for their review on May 10, 2010. The
agencies made their comments and the City Engineer has checked the parcel for its
accuracy. There are no unusual or special conditions that were requested by any of the
outside public agencies.
By subdividing the land, the opportunity for individual home ownership becomes a
possibility, thus creating a higher standard of property maintenance, which is difficult to
achieve if the units are occupied as rentals. Lastly, the General Plan Land Use element
specifies the density for Low Density Residential properties as 0 -7 units per acre. The
proposed project will be developed at a density of approximately 6.84 dwelling units per
acre.
Development Standards
The subject parcel is zoned R -1 (Single - Family Residential). Staff has verified that all
proposed structures on Lots 1 and 2 will be in compliance with the development
standards of the R -1 (Single - Family Residential) zone, as shown in the table below.
However, after a careful review of the proposed building setbacks on Lot 3, staff has
determined that the building orientation requires revision.
According to Appendix "A" of the Flag Lot Ordinance (attached as Exhibit "D "), the
proposed rear yard for Lot 3 shall be located on the north side of the building, instead of
on the west side as currently shown on the site plan. For this reason, staff has added a
condition of approval, requiring that the applicant work with staff to revise building
orientation and setbacks for Lot 3 prior to submitting into building plan check.
Lot Number
Front Yard
Setback
Side Yard Setback
1" Floor
Side Yard Setback
2 nd Floor
Rear Yard
Setback
Lot 1
25 -0"
6-0" — 6-0"
g' -g" — 9'-6"
22' -1"
Lot 2
20' -0"
6'-0"— 6' -0"
8"-0"— 13' -6"
17' -0"
Lot 3
20' -0"
6' -3" — 7'-6"
11' -0" — 8' -6"
To Be Revised
Residential Floor Plans
Lot 1 will have a two -story floor plan with 2,398 square feet of floor area. The first floor
will consist of a foyer, living room, dining room, kitchen, family room, powder room, one
bedroom (with a bathroom and a walk -in closet), and a two -car garage with laundry
facilities. The second floor will consist of a master bedroom (with a bathroom and a
walk -in closet), in addition to two bedrooms, and one bathroom.
Lot 2 will have a two -story floor plan with 1,999 square feet of floor area. The first floor
will consist of a foyer, living room, dining room, powder room, kitchen, family room, one
bedroom (with a bathroom and walk in closet, and a two -car garage with laundry
facilities. The second floor will consist of a master bedroom (with a bathroom and a
V
Planning Commission Meeting
March 15, 2010
Page 4 of 18
closet), in addition to two bedrooms
Lot 3 will have a two -story floor plan with 1,998 square feet of floor area. The first floor
will consist of a living room, kitchen, dining room, family room, one bedroom (with a
bathroom), powder room, and a two -car garage with laundry facilities. The second floor
will consist of a master bedroom (with a bathroom and a walk -in closet), in addition to
two bedrooms and one bathroom. Please note that the floor plan and floor area may be
revised due to the required revisions of setbacks and building orientation on Lot 3.
As shown on the site plan, each lot will be devel I ped with a Floor Area Ratio (FAR) of
approximately 40% through the use of the Design Incentive Bonus Program outlined in
the City's Single - Family Residential Design Guidelines and RMC 17.16.260. The
following table highlights the qualifying design elements which have been incorporated
into each of the residential development plans. +
I
Incentive Bonus Program ..
Proposed Floor Area Ratio (FAR) Bonus
i Qualifying Design Elements
1.5% FAR BONUS
Usage windows that are recessed a minimum of 4
inches on the front elevation.
1.5% FAR BONUS
Eave overhangs of 18- inches or more with
exposed decorative rafter tails.
0.5% FAR BONUS
Second story plate that does not exceed 20 feet in
height.
0.5% FAR BONUS
Use of natural architectural materials (such as
woodland stone).
0.5% FAR BONUS
Use of drought - tolerant plant materials and
automatic irrigation with moisture sensors.
Use of interlocking pavers, decomposed granite or
0.5% FAR BONUS
other decorative hardscape materials for
walkways and driveways.
Architecture
Staff has worked closely with the applicant
compliment the neighborhood character. As sh
Exhibit "C," the applicant has proposed a co
incorporates some traditional characteristics fOL
San Gabriel Valley.
Careful consideration has been given to scale
design of each of the proposed homes. The des
stone veneer, contrasting garage door colors, ar
and varying roofline heights add visual interest
building's mass. Furthermore, the wall articulat
of each dwelling eliminates the "looming" preser
has the potential to create in established resider
to achieve a home design that will
rwn on the development plans, marked
temporary architectural design, which
1d in homes currently being built in the
i ornamentation, with regards to the
elements proposed, such as the use
lated roofs over inviting front entries,
d minimize the overall impact of the
and attention given to the mass bulk
that a larger residential development
neighborhoods.
According to the colored renderings, which will be available to view at the Planning
Commission meeting, the specific colors and materials proposed for each of the
dwelling units are as follows:
Planning Commission Meeting
November 1, 2010
Paae 5 of 22
Lot 1: The applicant is proposing light beige stucco (La Habra Stucco — San Simeon)
for the main body of the unit. According to the elevation drawings, the precast concrete
molding trims and rafter tails will be finished in a darker beige color (ICI Paints — Wright
Stone). A brownish, gray stone veneer (Owens Corning Cultured Stone — Bucks
County Limestone) will be applied to the base of the proposed dwelling unit on the south
elevation. The roofing material will be a Spanish concrete tile in a brownish, gray tone
(Eagle Roofing Product — Capistrano San Rafael Blend)..
Lot 2: The applicant is proposing beige stucco (La Habra Stucco — Alamo) for the main
body of the unit. According to the elevation drawings, the precast concrete molding
trims and rafter tails will be finished in a darker beige color (ICI Paints — Council Bluff).
A grayish, beige stone veneer (Owens Corning Cultured Stone — Desert Blend) will be
applied to the base of the proposed dwelling unit on the south elevation. The roofing
material will be a Spanish concrete tile in a brown tone (Eagle Roofing Product — Sunset
Blend).
Lot 3: The applicant is proposing tan stucco (La Habra Stucco — Adobe) for the main
body of the unit. According to the elevation drawings, the precast concrete molding
trims and rafter tails will be finished in a darker tan color (ICI Paints — Castle Rock). A
grayish, tan stone veneer (Owens Corning Cultured Stone — Suede Limestone) will be
applied to the base of the proposed dwelling unit on the south elevation. The roofing
material will be a Spanish concrete tile in a dark brown tone (Eagle Roofing Product —
Sunset Blend).
Landscaping and Fencing
The applicant has submitted a landscaping plan that indicates that each residence will
include new landscaping with a combination of trees, sod, shrubs, and vines. A variety
of plants and ground covers have been chosen. These plant types include Evergreen
Pear Trees, Crape Myrtle Trees, Carolina Laurel Cherry, Variegated Mock Orange,
Juniper, Iceberg Rose, India Hawthorn, New Zealand Flax, French Lavender, Orange
Daylily, Lily of the Nile, Ivy Geranium, Tall Fescue, and Creeping Fig Vines. Each
parcel will be equipped with an automatic irrigation system. A final landscape plan and
irrigation plan shall be submitted prior to the issuance of building permits.
As illustrated on the site plan, new concrete block walls that will have a painted stucco
finish to match the buildings' exteriors will be installed along the side and rear property
lines of Lots 1 and 2. The existing block walls onsite will be maintained and treated with
the same painted stucco finish.
Neiqhborhood Character
In comparison to surrounding residences, development on the subject site would be
greater. Staff has worked closely with the designer in designing a project that will
create new single - family housing in the City. Staff feels that the addition of this
residential development will improve the overall aesthetics of the neighborhood, as well
Planning Commission Meeting
November 1, 2010
Page 6 of 22
as, increase the property values. Staff has also included numerous conditions of
approval to address design details on each of the 'residences.
Soils Report
The California Department of Conservation, Calif
the location of the project site within an are,
liquefaction. Liquefaction is the sudden failurf
resulting from an earthquake, which can cause sl
bridges, etc. For this reason, a soils report was
Engineering, Inc. The City's independent geolo
and has deemed it acceptable as presented.
geotechnical consultant has reviewed the report
feasibility level of the permitting process, howe\
grading and final development plans prior to bu'
added a condition of approval to assure that this r
rnia Geological Survey has identified
susceptible to seismically induced
and fracturing of saturated ground
uctural failure of buildings, roadways,
xepared for this project by Cal Land
y consultant has reviewed the report
The City's independent engineering
ind has deemed it acceptable for the
�r, they are requesting to review the
ling plan check submittal. Staff has
auirement is met.
Municipal Code Requirements
Section 66474 et seq of the Subdivision Map Act describes the grounds for approving a
subdivision map. In addition, Chapter 16.08 of the Rosemead Municipal Code provides
subdivision regulations for minor subdivisions (4 or less lots). The following are findings
that must be made in order to approve a tentative 'parcel map:
• The map will not be materially detrimental to the public welfare nor injurious to
the property, or improvements in the immediate vicinity.
I
The large size and depth of the subject lot would allow the lot to be subdivided
and developed with new single - family residences 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 6.84 units per acre. The homes are being built
within the adopted development standardsiof the R -1 (Single - Family Residential)
zone and are not anticipated to be detrimental to the public welfare.
• The proposed division will not be contrary
adopted by the City.
any official plan, policy or standards
The site is designated for the proper I;
development. The R -1 zone allows for r
for each 6,000 square feet of lot area.
units meet the required parcel size stand;
have a total lot area of 6,000.05 square fE
5,000.10 square feet and a total gross lot
d use designation to permit such a
;idential uses at a density of one unit
- he proposed parcels and residential
ds. The proposed front lot (Lot 1) will
t. Lot-2 will have a total net lot area of
rea of 6,586.70 square feet. Lot 3 will
Planning Commission Meeting
November 1, 2010
Page 7 of 22
have a total net lot area of 5,000.44 square feet and a total gross lot area of
6,514.10 square feet.
• Each proposed parcel conforms in area and dimension to the City codes.
The proposed flag lots and conventional lot dimensions comply with the minimum
requirements for both flag lot and conventional lot subdivisions. According to
Section 17.16.080 of the Rosemead Municipal Code a conventional lot shall have
a minimum lot area of 6,000 square feet. Section 17.16.140 of the Rosemead
Municipal Code requires flag lots to have a minimum developable lot area of
5,000 square feet, exclusive of vehicle access leg or common driveway access
easements. The proposed conventional lot, Lot 1, will have a total lot area of
6,000 square feet. The proposed flag lots, Parcel 2, will have a developable lot
area of 5,000 square feet and Parcel 3 will have 5,000 square feet.
• 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.
The City Engineer has reviewed this proposed subdivision relative to the
adjacent right -of -way. Access to the proposed parcels is provided off of Rose
Street, which is a fully improved public local street. Based on this review, 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 Rose
Street right -of -way when developed.
• Alley easements and covenants required for the approval of the Tentative Map or
plot have been duly executed and recorded.
The proposed subdivision will create one conventional lot and two flags lots with
two separate driveways. The conventional lot (Lot 1) has been developed with a
private driveway for vehicular access, and Lots 2 and 3 will be served by a
separate, shared common driveway measuring 20 feet wide. Both driveways will
be accessed off of Rose Street. Prior to the recordation of the final map, the
applicant will be required to record a covenant for ingress and egress, fire lane,
and maintenance of the shared common driveway that serves Lots 2 and 3.
In addition to the general findings required by Section 66474 et seq of the Subdivision
Map Act for the approval of a Tentative Parcel Map, City of Rosemead Ordinance No.
901 requires additional necessary findings for approval of Flag Lot subdivisions. The
following are findings that must be made in order to approve Flag Lot divisions:
Planning Commission Meeting
November 1, 2010
Page 8 of 22
• That the design is justified by topographic bonditions or the size and shape of the
property prohibits conventional lot division practices.
The subject lot is narrow and deep, measuring at 79.70' X 239.65', which does
not allow for conventional 50' wide lot subdivisions.
• That the proposed Flag Lot division is inot so at variance with the existing
neighborhood pattern or development as to create detrimental visual or privacy
impacts.
Staff has worked closely with the designer in designing a project that will not
create detrimental visual or privacy impacts. Block walls will be installed along
the existing and proposed property lines) of each lot. Staff has incorporated
conditions of approval to assure that all proposed residential development will
conform to building orientation and setback requirements of the Rosemead
Municipal Code. In addition, there are four existing flag lot subdivisions within
300 -feet from the subject site, therefore, the proposed subdivision is consistent
with the established neighborhood pattern of development.
Public Hearinq Process
This item has been noticed through the regular agenda notification process, which
includes a 300' radius public hearing notice to fifty -five (55) property owners, publication
in the San Gabriel Valley Tribune, and postings of the notice at the six (6) public
locations and on the subject site. _j
T re
Lily Trinh
Assistant Planner
Attachments: A. Resolution 10 -32
B. Conditions of Approval
C. Site /Floor /Elevation Plans /Landscaping
D. Appendix "A" of Flag Lot Ordinance (Or
D. Assessor's Parcel Map (8592- 013 -042)
by:
m6nity De f e)bpment Director
and Tentative Parcel Map 071294
:e 901)
Planning Commission Meeting
November 1, 2010
Page 9 of 22
EXHIBIT "A"
PC RESOLUTION 10 -32
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING TENTATIVE PARCEL MAP 071294 TO SUBDIVIDE ONE
EXISTING PARCEL INTO THREE PARCELS, FOR THE DEVELOPMENT
OF THREE (3) NEW SINGLE - FAMILY HOMES. THE SUBJECT
PROPERTY IS LOCATED AT 9223 ROSE STREET IN THE R -1
(SINGLE- FAMILY RESIDENTIAL) ZONE (APN: 8592- 013 -042).
WHEREAS, on April 29, 2010, Phat Ton filed an application for a Tentative
Parcel Map, proposing to subdivide one existing parcel into three parcels for the
development of three new single - family homes; and
WHEREAS, 9223 Rose 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, Section 66474 et seq of the Subdivision Map Act for the approval of
a Tentative Parcel Map, City of Rosemead Ordinance No. 901 requires additional
necessary findings for approval of Flag Lot subdivisions. The following are findings that
must be made in order to approve Flag Lot divisions:
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
Planning Commission Meeting
November 1, 2010
Page 10 of 22
WHEREAS, on October 21, 2010, fifty -fi
owners within a 300 -foot radius from the subject
in six (6) public locations and on -site, specifying
the date, time and location of the special put
071294, and on October 22, 2010, the notice w,
Tribune; and
(55) notices were sent to property
roperty, in addition to notices posted
1e availability of the application, plus
hearing for Tentative Parcel Map
published in the San Gabriel Valley
WHEREAS, on November 1, 2010, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to Tentative
Parcel Map 071294; and I
WHEREAS, the Rosemead Planning Corr
testimony presented to them in order to make the
has sufficiently considered all
i determination.
NOW, THEREFORE, BE IT RESOLVED
of Rosemead as follows:
SECTION 1 . The Planning Commission H
Parcel Map 071294 is Categorically Exempt uni
Environmental Quality Act (CEQA) guidelines wh,
of property in urbanized areas zoned for resident
four or fewer parcels when the division is in cor
zoning, no variances or exceptions are requir
proposed parcels meeting local standards are av,
the parcel was not involved in a division of a larl
years, and the parcel does not have an aver
Accordingly, Tentative Parcel Map 071294 is c
Exemption pursuant to Section 15315 of CEQA.
the Planning Commission of the City
2EBY DETERMINES that Tentative
r Section 15315 of the California
the project is a minor land division
commercial, or industrial use into
rmance with the General Plan and
, all services and access to the
able or will be provided as needed,
r parcel within the previous two (2)
e slope greater than 20 percent.
;sified as a Class 15 Categorical
SECTION 2 . The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Tentative Parcel Map 071294; according to the
criteria of Section 16.08.130 of the Rosemead Municipal Code as follows:
A. The proposed division will not be ma
nor injurious to the property or improvements in
illy detrimental to the public welfare
immediate vicinity;
FINDING: The large size and depth of thi
subdivided and developed with new single -
detrimental visual or privacy impacts to the surr
located within a low density residential General
The subdivision is designed within the paramete
units per acre with approximately 6.84 units per a
the adopted development standards of the R -1 (Si
not anticipated to be detrimental to the public welf,
subject lot would allow the lot to be
imily residences without creating
unding parcels. The project site is
Ian designation and Zoning district.
of the low density definition of 0 -7
'e. The homes are being built within
gle- Family Residential) zone and are
Planning Commission Meeting
November 1, 2010
Paae 11 of 22
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. The proposed front lot (Lot 1) will have a total lot
area of 6,000.05 square feet. Lot 2 will have a total net lot area of 5,000.10 square feet
and a total gross lot area of 6,586.70 square feet. Lot 3 will have a total net lot area of
5,000.44 square feet and a total gross lot area of 6,514.1.0 square feet.
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 flag lots and conventional lot dimensions comply with
the minimum requirements for both flag lot and conventional lot subdivisions. According
to Section 17.16.080 of the Rosemead Municipal Code a conventional lot shall have a
minimum lot area of 6,000 square feet. Section 17.16.140 of the Rosemead Municipal
`Code requires flag lots to have a minimum developable lot area of 5,000 square feet,
exclusive of vehicle access leg or common driveway access easements. The proposed
conventional lot, Lot 1, will have a total lot area of 6,000 square feet. The proposed flag
lots, Parcel 2, will have a developable lot area of 5,000 square feet and Parcel 3 will
have 5,000 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 provided off of Rose
Street, which is a fully improved public local street. Based on this review, 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 Rose Street right -of -way when
developed.
E. Alley easements and covenants required for the approval of the Tentative
Map or plot have been duly executed and recorded.
Planning Commission Meeting
November 1, 2010
Page 12 of 22
FINDING: The proposed subdivision w
flags lots with two separate driveways. The con
with a private driveway for vehicular access,
separate, shared common driveway measuring
accessed off of Rose Street. Prior to the record
be required to record a covenant for ingress an
the shared common driveway that serves Lots 2
create one conventional lot and two
!ntional lot (Lot 1) has been developed
id Lots 2 and 3 will be served by a
'0 feet wide. Both driveways will be
ion of the final map, the applicant will
egress, fire lane, and maintenance of
nd 3.
SECTION 3 . The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Tentative IParcel Map 071294; according to the
criteria of Section 66474 et seq of the Subdivision Map Act and City of Rosemead
Ordinance No. 901 as follows::
A. That the design is justified by topographic conditions or the size and shape of
the property prohibits conventional lot division practices.
FINDING: The subject lot is narrow and 'deep, measuring at 79.70' X 239.65',
which does not allow for conventional 50' wide lotjsubdivisions.
B. That the proposed Flag Lot division is not so at variance with the existing
neighborhood pattern or development as to create detrimental visual or privacy impacts.
FINDING: Staff has worked closely with the designer in designing a project that
will not create detrimental visual or privacy impacts. Block walls will be installed along
the existing and proposed property lines of eachllot. Staff has incorporated conditions
of approval to assure that all proposed residential development will conform to building
orientation and setback requirements of the Rosemead Municipal Code. In addition,
there are four existing flag lot subdivisions within 300 -feet from the subject site,
therefore, the proposed subdivision is consistent with the established neighborhood
pattern of development.
SECTION 4 . The Planning Commission HEREBY APPROVES Tentative Parcel
Map 071159 to allow the subdivision of one (d) existing lot into three (3) lots for
development of three (3) new single - family residential units. 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 res
Commission on November 1, 2010, by the follow
of an action taken by the Planning
vote:
YES:
NO:
ABSENT:
ABSTAIN:
n
Planning Commission Meeting
November 1, 2010
Page 13 of 22
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 1st day of November, 2010.
William Alarcon, Chairman
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 15t day of
November, 2010, by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Stan Wong, Secretary
Planning Commission Meeting
November 1, 2010
Page 14 of 22
EXHIBIT
TENTATIVE PARCEL MAP 071294
9223 Rose Street
CONDITIONS OF APPR
November 1, 2010
1. Tentative Parcel Map 071294 is approvedifor the subdivision of one (1) existing
lot into three (3) lots for development of three new single - family residential units
to be developed in accordance with the Tentative Parcel Map and architectural
plans marked Exhibit "C" dated October 20, 2010 and submitted colored
elevations and color and material sample t cards. Any revisions to the approved
plans must be resubmitted for review and approval by the Planning Division.
i
2. Approval of Tentative Parcel Map 07129
until the applicant has filed with the City
they are aware of and accept all of thi
approval and this list of conditions.
shall not take effect for any purpose
)f Rosemead an affidavit stating that
conditions set forth in the letter of
3. Conditions of approval listed on Exhibit
development plans submitted to the Plant
4. Tentative Parcel Map 071294 is approvec
shall commence the proposed use or rec
days prior to expiration. The two (2) )
effective from the Planning Commission a
petition, project commencement shall be
process with the Planning and Building C
abandoned. If Tentative Parcel Map 071
discontinued for a period of two (2) years, i
5. The applicant shall comply with all Fedei
approved use including the requirements
and Health Departments.
6. Building permits will not be issued in
as all plan check fees, and all other a
7. The Planning Commission hereby aut
approve minor modifications to the app
8. Tentative Parcel Map 071294 is granted
and its Planning Commission retaining a
review and to modify the permit- includil
shall be copied directly onto final
and Building Division for review.
for a two -year period. The applicant
jest an extension within 30- calendar
Dars initial approval period shall be
>proval date. For the purpose of this
defined as beginning the permitting
visions, so long as the project is not
1 94 has been unused, abandoned or
shall become null and void.
, State and local laws relative to the
f the Planning, Building, Fire, Sheriff
on with any project until such time
fees are paid in full.
s the Planning Division to make or
Plans where necessary.
approved with the City of Rosemead
reserving the right and jurisdiction to
the conditions of approval -based on
Planning Commission Meeting
November 1, 2010
Paae 15 of 22
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 Tentative Parcel Map 071294.
9. 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.
10. 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.
11.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.
12. Planning staff shall have access to the subject property at any time during
construction to monitor progress.
13.The onsite public hearing notice posting shall be removed within 30 days from
the end of the 10 -day appeal period of Tentative Parcel Map 071294.
14. Prior to the issuance of building permits, the developer shall provide a courtesy
notice of the start of construction to the occupants of abutting properties and
provide a copy of the notice to the Planning Division.
15. Occupancy will not be granted until all improvements required by this approval
have been completed, inspected, and approved by the appropriate
department(s).
16. 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.
17.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
Planning Commission Meeting
November 1, 2010
Page 16 of 22
landscaping or screening Walls so as not
Said screening shall be approved by the i
18. No portion of any required front and /or
any type.
be seen from the public right -of -way.
Planner before installation.
yards shall be used for storage of
19.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.
20.Applicant shall obtain an encroachment permit for all work in the public right of
way.
21.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. i
22.The dwelling unit shall be provided with water conservation fixtures such as low
flush toilets and low flow faucets. The Ihot water heater and lines shall be
insulated. Landscaping irrigation systems shall be designed for high efficiency
and irrigation timers programmed for maxiized water usage.
23.AII requirements of the Building and Safe
shall be complied with prior to the final app
24. Prior to issuance of Building permits, a fine
submitted to the Planning Division for reN
landscape /site plan, commonly referred b
shall include a wide variety colorful and
and ground covers. The irrigation plan
moisture sensors. All landscaping and irri
prior to final Planning Division approval.
25.A minimum of one (1) 24" box tree (no
be planted in the front yards and rear y
Department and Planning Division
al of the proposed construction.
landscape and irrigation plan shall be
�w, reflecting preliminary approval of
as Exhibit "C." The landscape plan
ought tolerant trees, shrubs, flowers
shall include automatic timers and
ation shall be installed and completed
;iduous, evergreen shade trees) shall
of all three lots.
26. 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.
27.Vine pockets shall be installed along the driveway of Lots 2 and 3 to soften the
appearance of walls.
In
Planning Commission Meeting
November 1, 2010
Page 17 of 22
28.Along the driveway of Lots 1, 2 and 3, 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.
29.All windows located on front elevations of each home shall be recessed a
minimum of four (4) inches (Per Single Family Design Guidelines Incentive
Bonus Program).
30. Each home shall incorporate eave overhangs of 18- inches or more with exposed
decorative rafter tails (Per Single Per Single Family Design Guidelines Incentive
Bonus Program)
31. Each home shall have a second story plate that does not exceed 20 feet (Per
Single Family Design Guidelines Incentive Bonus Program).
32. Each home shall incorporate natural architectural materials, such as wood and
stone (Per Single Family Design Guidelines Incentive Bonus Program).
33. Each lot shall use drought - tolerant plant materials and automatic irrigation with
moisture sensors (Per Single Family Design Guidelines Incentive Bonus
Program).
34.Each lot shall incorporate interlocking pavers, decomposed granite or other
decorative hardscape materials for walkways and driveways (Per Single Family
Design Guidelines Incentive Bonus Program).
35.Prior to submitting into Building plan check, the applicant shall work with the
Planning Division to revise building orientation and setbacks for Lot 3 to comply
with Appendix A of the Flag Lot Subdivision Ordinance.
36.The private 20 -foot wide driveway shall be posted as a "No Parking Fire Lane"
including signage and red curbing /striping.
37.A covenant assuring that private common driveways shall be continually
maintained and that cost associated with such maintenance shall be equally
shared by all future property owners, whose properties benefit within the division
shall be prepared by the applicant for review and approval of the City Attorney
(Per RMC Section 17.16.140 1.5.g).
38. Vehicle access easements for reciprocal use or otherwise shall be shown on the
Tentative Parcel Map, together with a statement identifying which lots are
subservient and which lots are to benefit from such easements (Per RMC
Section 17.16.140 1.4).
Planning Commission Meeting
November 1, 2010
Pape 18 of 22
39.The City's independent engineering
approve the grading and specific d
building permits.
40.Violation of the conditions of approval
revocation proceedings.
nical consultant shall review and
nt plans prior to the issuance of
result in citation and /or initiation of
Planning Commission Meeting
November 1, 2010
Page 19 of 22
CITY ENGINEER'S RECOMMENDED CONDITIONS OF APPROVAL FOR
TENTATIVE PARCEL MAP 071294
9223 Rose St, Rosemead, Ca. 91770
GENERAL
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.
2. 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.
3. 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.
4. The final parcel map shall be based on a field survey, and monuments shall be
set to permanently mark parcel map boundaries, street center lines and lot
boundaries to the satisfaction of the City Engineer. The basis of bearing used for
the field survey required for the final map shall include two survey well
monuments found or set. The City Engineer may waive this requirement upon
petition should this be impractical. Well monuments shall be set in accordance
with standard plan No. S08 -001, if required.
5. 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.
6. Comply with all requirements of the Subdivision Map Act.
Planning Commission Meeting
November 1, 2010
Page 20 of 22
7
I
Approval for filling of this land divisior
specifications mentioned below. If the
filing of this division, the developer mu
Faithful Performance and Labor and P
the City Engineer guaranteeing the ins
is contingent upon approval of plans and
mprovements are not installed prior to the
t submit an Undertaking Agreement and a
aterials Bond in the amount estimated by
311ation of the improvements.
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.
DRAINAGE AND GRADING
g.
10.
11.
12.
ROAD
13.
14.
15.
16.
Prior to the recordation of the final ma
approved to provide for contributo
approved by the City Engineer, includ
grading and drainage plans must be
drainage from adjoining properties as
I dedication of the necessary easements.
A grading and drainage plan must pi
drainage system to the public street,
of an approved drainage easement.
Historical or existing storm water flow
directed by gravity to the public s
approved drainage easement.
Developer must comply with the City's
New drive approaches shall be constru
obstructions in the public right -of -way t
relocated.
The proposed drive approach shall be
Two 24" box street trees shall be plane
within the public right -of -way adjacent
City Engineer.
All work proposed within the public
Public Works Department.
for each lot having an independent
public drainage facility, or by means
m adjacent lots must be received and
A, to a public drainage facility, or an
water ordinance.
red at least 3' from any above - ground
the top of "x" or the obstruction shall be
least 14' wide.
within the existing 12' wide parkway
Rose Street to the satisfaction of the
shall require permits from the
Planning Commission Meeting
November 1, 2010
Page 21 of 22
SEWER
17. Approval of this land division is contingent upon providing a separate house
sewer lateral to serve each lot of the land division.
UTILITIES
18. All power, telephone and cable television shall be underground.
19. Any utilities that are in conflict with the development shall be relocated at the
developers expense.
WATER
20. 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 Chief's fire flow requirements.
t
Planning Commission Meeting
November 1, 2010
Paoe 22 of 22
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