PC - 2003-08 - Approving Tentative Tract Map 53447 And Conditional Use Permits 02-888 - 02-894 For The Subdivision Of Three Existing Lots into Sixteen Parcels For The Development Of Sixteen Single-Family Residences 8719 Mission DrivePC RESOLUTION 03 -08
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING TENTATIVE
TRACT MAP NO. 53447 AND CONDITIONAL USE PERMITS 02 -888 - 02 -894 FOR THE
SUBDIVISION OF THREE EXISTING LOTS INTO SIXTEEN (16) PARCELS FOR THE
DEVELOPMENT OF SIXTEEN SINGLE - FAMILY RESIDENCES WITH LIVING AREAS
RANGING IN SIZE FROM 2,499 — 2,660 OVER 2,500 SQUARE FEET, TO BE LOCATED
AT 8719 MISSION DRIVE 1N THE R- 1 (SINGLE- FAMILY RESIDENTIAL) ZONE. (APN:
5389 -010 -070, -071, -059).
WHEREAS, applicant I -lank Jong, 11823 Slausmr Avenue, #18, Santa Fe Springs, CA
90670, and developer Nevis Construction, 255 East Santa Clara Street, Suite 210, Arcadia,
California 91006, filed a tentative tract map and conditional use permit applications for the
subdivision of three residential lots into sixteen (16) parcels for the development of sixteen new
single- family residences, on February 12, 2002; and
WHEREAS, this property on 8719 Mission Drive is located in the R -1; Single- Family
Residential zoning district; and
NVIIEREAS, Section 17.16 ct seq. of the Rosemead Municipal Code sets standards for
development of properties in the R -1 Zone; 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, 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:
• 'Pile map will not be materially detrimental to the public welfare nor
in 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 16.04 of the Rosemead Municipal Code provides subdivision
regulations, which adopt Los Angeles County subdivision regulations by reference; and
WHEREAS, Section 17.1 12.010 of the Rosemead Municipal Code specifies the criteria by
which a conditional use permit may be granted:
The establishment, maintenance, and operation of the proposed use so applied for
will not, under the circumstances of the particular case, be detrimental to the health,
safety, peace, morals, comfort or general welfare of persons residing or working the
neighborhood thereof, not be detrimental or injurious to the property and
improvements in the neighborhood or to the general welfare of the City.
WHEREAS, on January 9, 2003, notices were posted in 12 public locations and 130
notices were sent to property owners within a 300 -foot radius from the subject property specifying
the date time and location of the public hearing for Tentative Tract Map 53447 and Conditional
Use Permits 02 -888 - 02 -894; and
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WHEREAS, on February 3, 2003, the Planning Commission held a duly noticed and
advertised public hearing to receive oral and written testimony relative to Tentative "Tract Map
53447, and Conditional Use Permits 02 -888 - 02 -894; and
WFIEREAS, 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 this proposed
project would not have significant environmental impacts that could occur with the implementation
of Tentative Tract Map 53447; therefore, a Negative Declaration has been prepared.
SECTION 2 . The Planning Commission HEREBY FINDS AND DETERMINES that
facts do exist to justify approving Tentative Tract Map 53447 according to Ilic criteria of Section
16.04, of the Rosemead Municipal Code as follows:
A. The map will not be materially detrimental to the public welfare nor injurious to the
property or improvements in the immediate vicinity.
FINDING: Property in the immediate vicinity will not be detrimentally affected by the
proposed subdivision since the surrounding area consists of single - family homes such as the
proposed project. The implementation of this project will incorporate the construction of 16 new
homes and the construction of a new public street with improvements such as the installation of a
six -foot block wall surrounding the property and new landscaping. The residential designs comply
with the setback requirements for its zoning district and the proposed lot sizes exceed the
nrinimuur requirements of the City's R -1: Single Family Residential zone.
13. Tire map 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: This proposed project complies with the zoning district and general plan
designation for this area of the City. The site is designated as low density single - family residential
in both of these maps and the proposed development complies with the nlinimmn lot dimension
and size requirements of the R -I zoning district. Accordingly, this development will not be
contrary to any official plan, policies, or standards adopted by the city.
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 parcel map will split three existing parcels into sixteen (16)
parcels. Each parcel and proposed residence have been designed to meet the minimum parcel size
and property dimension requirements as required in the R -1; Single Family Residential Zone. The
proposed Floor Area Ratio for each parcel is below the maximum 45% allowable in the R -1:
Single - Family Residential zone.
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 and City Traffic Engineer have reviewed this proposed
subdivision relative to the construction of the new public street and the adjacent right -of -way.
Access to the proposed parcels is off Mission Drive and Zerelda Street. The public street and
private common driveway have been reviewed by the Los Angeles County Fire Department for
meeting their subdivision' requirements. 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 fin vehicular and pedestrian traffic. Additionally, a haffic study was conducted by the
applicant, and reviewed by the City Traffic Engineer, to evaluate traffic impacts to the
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surrounding area. It was determined that no significant impacts will occur as a result of the
proposed project and no physical mitigations are required.
E. Alley easements and covenants required for the approval of the tentative map or plot
plan have been duly executed and recorded.
FINDING: Prior to recordation of the final parcel map, the applicant is required to record
a covenant for ingress and egress, utility and drainage easement, fire lane, and the maintenance of
the driveway for Lots 15 and 16, as required by the City Engineer.
SECTION 3 . The Planning Commission HEREBY FINDS AND DETERMINES that facts
do exist tojusli fy approving Conditional Use permits 02 -888 —02 -894 according to the Criteria of
Chapter 17.1 12.010 of the Rosemead Municipal Code as follows:
A. The establishment, maintenance, and operation of the proposed use so applied for will
not, under the circumstances of the particular case, be detrimental to the health, safety, peace,
morals, comfort or general welfare of persons residing or working the neighborhood thereof,
FINDING: This development has been designed to meet the zoning setbacks of the R -1
(Single Family Residential) Zone. The proposed residence has been planned so as not to create a
negative impact to the subject site and includes the incorporation of a new public street and
sidewalks, new landscaping, a new block wall to surround the perimeter, and street improvements to
Zerclda Street. Since the project is residential, its use will not be detrimental to the health, safety,
peace, morals, comfort, or general welfare neighborhood and its residents.
B. The cstablishmenl, maintenance, and operation of the proposed use so applied for will
riot, under the circumstances of the particular case, be detrimental or injurious to the property and
improvements in the neighborhood.
FINDING: The proposed use is located on Mission Drive, a secondary arterial street in the
City, and is designated Low Density Residential in the General Plan. The proposed use is in
con form ity with the General Plan, in that the policies o f the General Plan encourage complementary
uses that will contribute to the economic well being of the residential areas of the City. The
construction of the proposed iiew dwellings will not significantly change the character of tie
neighborhood and is architecturally consistent with both its surroundings and with newel
development elsewhere in the city.
C. The establishment, maintenance, and operation of the proposed use so applied for will
not, under the circumstances ofthe particular case will notbe detrimental or injurious to the general
wet fare of the City.
FINDING: The proposed use will not endanger or otherwise constitute a menace to the
surrounding properties as conditions of approval have been incorporated upon the issuance of this
permit. All construction will be restricted to the designated area and will be limited to the hours of 7
A.M. to 8 P.M., Monday through Saturday with no construction to take place on Sundays m' on any
legal holidays without prior approval by the City. In addition, an Initial Study was conducted to
evaluate impacts as a result of the proposed project. Based on the findings of the initial study and
comments provided by all reviewing agencies, no significant impacts are expected to occur as a
result of this project.
SECTION 4 . The Planning Commission IIEREBY APPROVES "tentative Tract Map
53447 and Conditional Use Permits 02 -888 — 02 -894 for the subdivision of three residential lots
into sixteen (16) parcels with the development of sixteen new single - family residences, located at
8719 Mission Drive, subject to the conditions listed in Exhibit "A" attached hereto and
incorporated herein by reference.
SECTION 5 . This resolution is the result of an action taken by the Planning Commission
on February 3, 2003, by the following vote:
YES: LOI, ORTI7_, BREEN, HERRERA, ALARCON
NO: NONE
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A13SENT: NONE
ABSTAIN: NONE
SECTION 5 . 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 18 "' day of February 2003.
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CERTIFICATION
I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning
Commission of the City of Rosemead at its regular meeting, held on the 18 "' day of February,
2003, by the following vote:
TES:
NO:
ABSENT:
ABSTAIN:
Brad forX.Rib nso n, Secretary
E
EX141BIT °A"
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TENCATIVE TRACT MAP 53447; CONDITIONAL USE PERMITS 02 -888 — 02 -894
8719 Mission Drive
CONDITIONS OF APPROVAL
February 3, 2003
Tentative Tract Map 53447 and Conditional UsePermils 02 -88 —02 -894 are approved for a
16 -lot single - family residential development, to be developed in accordance with the plan
marked Exhibit "C" 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 Department.
2. Approval offentative Tract Map 53447 and Conditional Use Permits 02 -888 — 02 -894 shall
not take effect for any purpose until the applicant has Filed with the City of Rosemead an
affidavit staling that they are aware of and accept all of the conditions set forth in the letter of
approval and this list of conditions.
3. ' rentative fract Map 53447an (] Conditional Use Permits02- 888- 02- 894areapprovedfora
two -year period. Applicant shall snake progress towards initiation ofproposed use or request
an extension 30 clays prior to expiration from the Planning Commission. OtherNvisc
Tentative Tract Map 53447 shall become mill and void.
4. The applicant shall comply with all Federal, State and local laws relative to the approved use
including therequiremcnts ofthe Planning, Building, Fire, Sheriffand Flealth Departments.
5. Building permits will not be issued in conncetion with any project until such time as all plan
check fees, and all other applicable fees are paid in full.
6. Prior to issuance of building permits, all school fees shall be paid. The applicant shall
provide the City with written verification ofcompliance from the Unified School District.
7. The hours of construction shall be limited from 7 a-m. to 8 p.m. Monday - Saturday. No
construction shall lake place on Sundays or on any legal holidays without prior approval by
the City.
8. Planning staff shall have access to the subject property al any time during construction to
monitor progress.
9. The conditions listed on this Exhibit "A" shall be copied directly onto development plans
submitted to the Planning and Building Departments for review.
10. Occupancy will not be granted until all improvements required by this approval have been
completed, inspected, and approved by the appropriate department(s).
I I . Driveways and parking areas shall be surfaced and improved with Portland concrete cement
as shown on Exhibit "B'; and thereafter maintained in good serviceable condition.
12. A wall and fence plan will be required if any perimeter fencing or walls are proposed. The
colors and materials of the proposed fence shall be consistent or connplinlent the submitted
color and material board and First be approved by the Planning Department prior to
installation (on file as Exhibit D).
13. Prior to issuance of'Building permits, a landscape and irrigation plan shall be submitted to
the Planning Department for review, reflecting preliminary approval of landscape /site plan,
commonly referred to as Exhibit B. Irrigation plan shall include automatic timers and
moisture sensors. All landscaping and irrigation shall be installed and completed prior to
final Planning Department approval.
14. All ground level mechanical /utility equipment (including meters, back flow preservation
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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 Director of
Planning before installation.
15. No portion of any required front and /or side yards shall be used for storage of any type.
16. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. All trash
and debris shall be contained within a trash enclosure.
17. All rooftop appurtenances and equipment shall adequately be screened from view to the
satisfaction of the Planning Department.
18. The property 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 drainage
shall take place in accordance with such approved plan.
19. The numbers of the address signs shall be at least 6" tall with a minimum characterwidlh of
1/4", contrasting in color and easily visible at driver's level fi - om the street. Materials, colors,
location and size of such address numbers shall be approved by the Director of Planning
prior to installation.
20. Applicant shall obtain a public works permit for all work in or adjacent to 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 liontage of the development site as required by the Director of Planning.
22. All ground level mechanical /utility equipment (including meters, back flow preservation
devices, Fire valves and other equipment) shall be screened by screening walls and /or
landscaping to the satisfaction of the Planning Department.
23. All utilities shall be placed underground including facilities and wires for the supply and
distribution Ofclectrical energy, telephone, cable television etc. 'fhe underground conversion
Of these utilities shall consider all future connections to the satisfaction of the Director of
Planning.
24. The dwelling unit shall be provided with water conservation fixtures such as low -flush toilets
and low -(low faucets. 'fhc 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.
25. All requirements of the Building and Safety Department and Planning Department shall be
complied with prior to the final approval of the proposed construction.
26. Violation of the conditions ofapproval may result in citation and /or initiation of revocation
proceedings.
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City Engineer's Recommended Conditions of Approval for
Tentative Tract Map No. 53447
Page 1
G ENERAL
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 tract 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 tract map
is released for filing with the County Recorder.
4. Monumentation of tract map boundaries, street centerline and lot boundaries is
required for a neap based on a field survey.
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.
G. Comply with all requirements of the Subdivision Map Act
7. 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.
B. 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
9. 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
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City Engineer's Recommended Conditions of Approval for
Tentative Tract Map No. 53447
Page 2_
by the City Engineer, including dedication of the necessary easements.
10. A grading and drainage plan must provide for each lot having an independent
drainage system to the public street, to a public drainage facility, or by means of an
approved drainage easement. ,
11. Historical or existing storm water flow from adjacent lots must be received and
directed by gravity to the street, a public drainage facility, or an approved drainage
easement.
12. Developer shall comply with the City slormwater ordinance and SUSUMP
requirements.
ROAD
11 Developer shall grant a 45.5 -foot road dedication for public street purposes for
proposed street and construct a 34 -foot public street within the right -of -way.
Developer shall provide a 3.5' wide landscape area adjacent to back of curb on the
east side of future street, and a 7' wide area for planting and pedestrian sidewalk
purposes adjacent to back of curb on the west side of future street; in compliance of
the City Engineer's requirements for such.
14. Developer shall construct a 4' wide non - adjacent sidewalk with a 3' wide parkway
area along the frontage of said property.
15. Developer, shall plant one parkway tree in front of each lot of the subdivision along
(lie west side of the street. The east side of the street shall also be planted with
parkway trees at 25' to 28' on center. Tree species shall be pistache chinesis.
Landscape plans must be submitted to the City Engineer and must be approved
prior to filing of the map.
16. Developer shall provide an adequate lighting system for the proposed public street.
Plans and specifications for the lighting system facilities shall be prepared and
developer shall coordinate preparation of such plans with Southern California
Edison. The subdivider shall submit an agreement and other evidence, satisfactory
to the City Engineer, indicating that the subdivider has entered into a contract with
Southern California Edison guaranteeing payment and installation of the lighting
improvements, prior to filing of the final map.
17. , Developer shall grant a 30' road dedication along Zerelda Street and construct full-
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City Engineer's Recommended Conditions of Approval for
Tentative Tract Map No. 53447
Page 3
width street improvements on south side of Z_erelda Street.
18. Plans for street improvements and street light layout for the proposed street shall be
submitted to the City Engineer and must be approved prior to filing the final map.
19. New drive approaches shall be constructed at least 3' from any ahove - ground
obstructions in. the public right -of -way to the top of 'Y'.
20. All drive approaches shall be at least 10' wide, and 20' wide for shared driveway
between Lots 15 and 16.
21. Developer shall construct wheelchair ramps per City standards at the intersection
of Mission Drive and proposed public street, and Zerelda and the proposed street.
22. Public street shall be paved with 4 -inch thick asphalt over crushed aggregate base
(CAB). The CAB section shall be determined by soils report submitted to the City by
the developer.
23. Developer shall prepare a covenant, subject to City Engineers approval, for ingress
and egress, utility and drainage easement, fire lane, and maintenance of the private
driveway for lots 15 and 16. Private driveway and lot 14 shall both drain into the
proposed public street.
24. Lot 14 shall have an independent drive approach' fronting the proposed public
street.
25. Developer shall install signing and striping, including one street name sign at each
end of the street.
SEWER
26. Approval of this land division is contingent upon the installation of local main line
public sewer within the proposed public street. Separate house laterals shall be
constructed to serve each lot of the land division.
27, l - he developer shall submit sewer plans to the City and to the Los Angeles County
Department of Public Works for review. Approval must be assured prior to filing this
land division reap.
23. The developer shall consult the City Engineer to determine the sewer location and
City Engineer's Recommended Conditions of Approval for
Tentative Tract Map No. 53447
Page 4
design requirements.
29. Easements may be required and shall be subject to review by the City Engineer to
determine the final locations and requirements.
UTILITIES
30. Power, telephone and cable television service shall be underground.
31. Any utilities that are in conflict with the development shall be relocated at the
developer's expense.
WATER
32. All lots shall be served by adequately sized water system facilities, which shall
include fire hydrants of the size, type and location as determined by the Fire Chief.
31 The water mains shall be of sufficient size to accommodate the total domestic and
fire flow required for the land division. Domestic flows required are to be
determined by the City Engineer. Fire flows required are to be determined by the
Fire Chief.
34. Plans and specifications for the water system facilities shall be submitted for
approval to the water company serving this land division. The subdivider shall
submit an agreement and other evidence, satisfactory to the City Engineer,
indicating that the subdivider has entered into a contract with the servicing water
purveyor guaranteeing payment and installation of the water improvements.
35. 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.