PC - Item 3D - Design Review 12-04 9108 Steele StreetH
ROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIR AND MEMBERS OF THE ROSEMEAD
PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: MARCH 18,,2013
SUBJECT: DESIGN REVIEW 12 -04
9108 STEELE STREET
Summary
Yue Hwa Ho has submitted a Design Review application requesting approval to
construct a second story addition to an existing single - family residence with more than
2,500 square feet of living area with an attached three (3) car garage. The subject
property is located at 9108 Steele Street, in the R -1 (Single Family Residential) zone.
Environmental Determination:
Section 15303 of the California Environmental Quality Act (CEQA) exempts projects
that consist of the construction of three or less single - family residential units in a
residential zone. Accordingly, Design Review 12 -04 is classified as a Class 3
Categorical Exemption pursuant to Section 15303 of the CEQA guidelines.
Staff Recommendation
It is recommended that the Planning Commission ADOPT Resolution No. 13 -04 with
findings (Exhibit "A "), and APPROVE Design Review 12 -04 subject to twenty (20)
conditions outlined in Exhibit "B" attached hereto.
Property History and Description
The subject property is located on the southside of Steele Street between Rosemead
Boulevard and Hart Avenue. The site consists of one (1) parcel, totaling approximately
8,750 square feet of area. According to the Los Angeles County Assessor's records,
the property was developed with a single - family residence and a two (2) car garage.
Planning Commission Meeting
March 18, 2013
Page 2 of 14
Front Elevation
Site & Surrounding Land Uses
The project site is designated in the General Plan as Low Density Residential and on
the zoning map it is designated R -1 (Single Family Residential) zone. The site is
surrounded by the following land uses: 1
North:
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 Reside
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 Residential)
Land Use: Residential j
Administrative Analysis
As illustrated in "Exhibit C ", the applicant is proposing to construct a second story
addition to an existing single - family residence and (construct a new attached three (3)
car garage. Rosemead Municipal Code Section (RMC) 17.16.025B states that any
addition to a dwelling unit in which the total floor area equals or exceeds 2,500 square
feet of developed living area shall require the approval of a Design Review application.
Planning Commission Meeting
March 18, 2013
Page 3 of 14
Site Plan
The applicant is proposing to demolish the existing two (2) car garage in order to add
1,778 square feet of living area to the existing 1,281 square foot single story residence.
The proposed residence will total 3,059 square feet of living area and include an
attached three (3) car garage. RMC Section 17.16.130 limits residential developments
to a maximum of 35% FAR. The applicant is proposing a FAR total of 34.9 %. The
proposed residence and attached garage is proposed with a 30' -0" front yard setback
and 43' -3" rear yard setback.
Floor Plan
The first floor will consist of a living room, a dining room, a family room, a den, a
kitchen, three (3) bedrooms and two (2) bathrooms on the first floor. The second floor
will consist of two (2) bedrooms, a bathroom, and a 210 square foot loft area.
Elevations
The two (2) story residence is proposed with a stucco finish on the window trims, roof
eaves and exterior walls.: The residence will include light brown stucco color (Santa Fe
La Habra) and a darker brown fascia color. Decorative stone veneer, proposed on the
front elevation, will consist of brown blend stack stone (Aspen California Fit Riverside).
The residence is proposed with varying roof lines and light weight concrete tiles in an
orange /red color (Corona Red Flashed).
Parking and Circulation
RMC Section 17.16.120A requires three (3) enclosed parking spaces for dwellings that
contain over four (4) bedrooms and over 2,000 square feet of living area. The
residence consists of five (5) bedrooms and 3,059 square feet of living area. As shown
on the site plan, a three (3) car garage attached to the rear of the residence is
proposed.
The new three (3) car garage will be accessed through the existing 11' -6" wide driveway
along the west property boundary line. The existing driveway will be resurfaced with
new concrete.
Fencing and Landscaping
Several different types of fencing have been installed along the perimeter of the
property. Existing fencing will remain along the side property lines. A new 6' -0" tall
concrete block wall will be installed along the rear and side property boundaries of the
property.
The applicant is proposing to plant new trees and install new plant material throughout
the property. The applicant has proposed to improve the front yard area by planting an
Indian Hawthorne tree; Purple Rock Rose, Coastal Rosemary and Azalea shrubs; and
Gazania ground cover. A variety of Queen Palms, Sweet Olive, and Lemon trees are
proposed for the rear landscape planter and grass will planted for ground cover. An
automatic irrigation system is proposed to be installed throughout the property.
Planning Commission Meeting
March 18, 2013
Page 4 of 14
Municipal Code Requirements
Section 17.16.025 of the Rosemead Municipal Code (RMC) states that Design Review
approval is required for any addition to a dwelling unit which the total floor area with the
addition equals or exceeds 2,500 square feet of developed living area. Section
17.72.050 provides the criteria by which the Planning Commission may approve,
approve with conditions, or deny a design review application:
• The plans indicate proper consideration for the relationship between the
proposed structure and site developments that exist or have been approved for
the general neighborhood;
The property is located within an established residential zone of the City.. The
applicant has provided an aesthetically complementary design which includes a
modern, two (2) story residential design, larger setbacks, and new landscaping.
The development will improve the overall aesthetics of the neighborhood.
• The plan for the proposed structure and site, development indicates the manner
in which the proposed development and surrounding properties are protected
against noise, vibrations, and other factors which may have an adverse effect on
the environment, and the manner of screening mechanical equipment, trash,
storage and loading areas.
The proposed two (2) story residence provides large front and rear setbacks that
will protect against noise, vibrations, and other impacts to the neighborhood.
This development will not generate any permanent impacts to noise levels for the
surrounding area. All construction work will be required to comply with the
timeframe, and decibel levels indicated in the City's Noise Ordinance (Ordinance
478 and 541). Conditions of approval will specifically address factors such as
noise, construction hours, landscaping, and the overall maintenance of the
property.
• The proposed structure or site developme it is not, in its exterior design and
appearance, so at variance with the appearance of other existing building or site
developments in the neighborhood as to cause the nature of the local
environment to materially depreciate in appea
ppe t r ance and value.
The proposed project will not depreciate the area or neighborhood. Staff has
worked closely with the applicant to achieve a home, design that will complement
the neighborhood character. The applicant has proposed a contemporary
architectural design, which incorporates some traditional characteristics found in
homes currently being built in the San Gabriel Valley. The residence has been
designed to create visual interest at the street level. The proposed design
elements include stucco exterior, decorative columns, and concrete roof tile,
which are elements found on many homes in the surrounding area.
Planning Commission Meeting
March 18, 2013
Page 5 of 14
The proposed building or structure is in harmony with the proposed
developments on land in the general area, especially those instances where
buildings are within or adjacent to land shown on the General Plan as being part
of the Civic Center or in public or educational use, or are within or immediately
adjacent to land included within any precise plan which indicates building shape,
size, or style.
The property is not part of the Civic Center Plan, precise plan, or land reserved
for public or educational use. The applicant has proposed a good architectural
design, which will create an improved site that is aesthetically complementary to
the surrounding area. The improvements to the residence include the use of
higher quality materials and a modern design that will enhance the aesthetics of
the area, and will potentially improve land values in the general area.
The proposed development is in conformity with the standards of this code and
other applicable ordinances in so far as the location and appearance of the
buildings and structures are involved; and
This proposed development meets all of the minimum code requirements for the
R -1 (Single Family Residential) zone, and all applicable referenced code sections
of the Rosemead Municipal Code.
The site plan and the design of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicates that proper consideration has been
given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effect of the development from the view
of public streets.
Access to the site will continue to be taken from Steele Street. The design and
construction of this project would preserve the public safety and provide
adequate access and circulation for vehicular and pedestrian traffic. Lastly, the
remodeled residence and new landscaping will greatly improve the visual effect
of the site from the view of the public street.
Public Notice Process
This item has been noticed through the regular agenda notification process, which
includes a 300' radius public hearing notice to sixty -two (62) property owners,
publication in the Rosemead Reader on March 7, 2013, and postings of the notice at the
six (6) public locations and on the subject site.
Prepared by:
Gina Casillas
Planning Technician
Submitted by:
Michelle Ramirez
Community Development Director
Planning Commission Meeting
March 18, 2013
Page 6 of 14
EXHIBITS:
A. Resolution 13 -04
B. Conditions of Approval
C. Site Plan /Floor Plan /Elevations
D. Assessor Parcel Map (8594- 008 -011)
Planning Commission Meeting
March 18, 2013
Page 7 of 14
EXHIBIT "A"
PC RESOLUTION 13 -04
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING DESIGN REVIEW 12 -04, PERMITTING THE SECOND
STORY ADDITION TO AN EXISTING SINGLE FAMILY RESIDENCE
WITH 3,059 SQUARE FEET OF LIVING AREA WITH AN ATTACHED
THREE CAR GARAGE LOCATED AT 9108 STEELE STREET IN THE
R -1 (SINGLE FAMILY RESIDENTIAL) ZONE (APN: 8594 - 008 -001).
WHEREAS, on December 4, 2012, Yue Hwa Ho submitted an application
requesting approval to construct a second story addition to an existing single - family
residence and an attached three (3) car garage located at 9108 Steele Street, and
WHEREAS, 9108 Steele Street is located in the R -1 (Single Family Residential)
zoning district; and
WHEREAS, Section 17.72.050 of the Rosemead Municipal Code (RMC)
provides the purpose and criteria for a design review; and
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Section 17.72.050 of the Rosemead Municipal Code authorize the Planning
Commission to approve, conditionally approve, or deny design review applications; and
WHEREAS, on March 7, 2012, sixty -two (62) 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 public hearing for Design Review 12 -04, and on
March 7, 2013, the notice was published in the Rosemead Reader; and
WHEREAS, on March 18, 2013, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to Design
Review 12 -04; 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 Design
Review 12 -04 is classified as a Class 3 Categorical Exemption pursuant to Section
15303 of the California Environmental Quality Act guidelines. Section 15303 of the
Planning Commission Meeting
March 18, 2013
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CEQA exempts projects that consist of the construction of three or less residential units
in a residential zone.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Design Review 12 -04 in accordance with Section
17.72.030 et seq., of the Rosemead Municipal Code,as follows:
A. The plans indicate proper consideration for the relationship between the
proposed building and site developments that exii t or have been approved for the
general neighborhood;
FINDING: The property is located within an`established residential zone of the
City. The applicant has provided an aesthetically complementary design that includes a
modern, two (2) story residential design, larger setbacks and new landscaping. The
development will improve the overall aesthetics of the neighborhood.
B. The plan for the proposed building and site development indicates the
manner in which the proposed development and surrounding properties are protected
against noise, vibrations and other factors which may have an adverse effect on the
environment and the manner of screening mechanical equipment, trash, storage, and
loading areas.
FINDING: The proposed two (2) story residence provides large front and rear
setbacks that will protect against noise, vibrations, and other impacts to the
neighborhood. This development will not generate any permanent impacts to noise
levels for the surrounding area. All construction work will be required to comply with the
timeframe, and decibel levels indicated in the City's Noise Ordinance (Ordinance 478
and 541). Conditions of approval will specifically address factors such as noise,
construction hours, landscaping, and the overall maintenance of the property.
C. The proposed building or site development is not, in its exterior design and
appearance, so at variance with the appearance) of other existing buildings or site
developments in the neighborhood as to cause the nature of the local environment to
materially depreciate in appearance and value;
FINDING: The proposed project will not d
Staff has worked closely with the applicant to
complement the neighborhood character. The apr
architectural design, which incorporates some tradi
currently being built in the San Gabriel Valley. T
create visual interest at the street level. The prop(
exterior, decorative columns, and concrete roof tile
homes in the surrounding area.
preciate the area or neighborhood.
achieve a home design that will
cant has proposed a contemporary
onal characteristics found in homes
e residence has been designed to
sed design elements include stucco
which are elements found on many
D. The proposed building or structure is in harmony with the proposed
developments on land in the general area, especially in those instances where buildings
1
Planning Commission Meeting
March 18, 2013
Page 9 of 14
are within or adjacent to land shown on the General Plan as being part of the Civic
Center or in public or educational use, or are within or immediately adjacent to land
included within any precise plan which indicates building shape, size, or style.
FINDING: The property is not part of the Civic Center Plan, precise plan, or land
reserved for public or educational use. The applicant has proposed a good architectural
design, which will create an improved site that is aesthetically complementary to the
surrounding area. The improvements to the residence include the use of higher quality
materials and a modern design that will enhance the aesthetics of the area, and will
potentially improve land values in the general area.
E. The proposed development is in conformity with the standards of this code
and other applicable ordinances in so far as the location and appearance of the
buildings and structures are involved.
FINDING: This proposed development meets all of the minimum code
requirements for the R -1 (Single Family Residential) zone, and all applicable referenced
code sections of the Rosemead Municipal Code. .
F. The site plan and the design of the buildings, parking areas, signs,
landscaping, luminaries, and other site feature indicates that proper consideration has
been given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effect of the development from the view of
public streets.
FINDING: Access to the site will continue to be taken from Steele Street. The
design and construction of this project would preserve the public safety and provide
adequate access and circulation for vehicular and pedestrian traffic. Lastly, the
remodeled residence and new landscaping will greatly improve the visual effect of the
site from the view of the public street.
SECTION 3 . The Planning Commission HEREBY APPROVES Design Review
12 -04 for the second story addition to an existing residence with a total of 3,059 square
feet of living area and an attached three (3) car garage located at located at 9108
Steele Street, and subject to conditions listed in Exhibit "B" attached hereto and
incorporated herein by reference.
SECTION 4 . This action shall become final and effective ten (10) days after this
decision by the Planning Commission, unless within such time a written appeal is filed
with the City Clerk for consideration by the Rosemead City Council as provided in
Article IX - Planning and Zoning of the Rosemead Municipal Code.
SECTION 5 . This resolution is the result of an action taken by the Planning
Commission on March 18, 2013, by the following vote:
YES:
Planning Commission Meeting
March 18, 2013
Page 10 of 14
NO:
ABSENT:
ABSTAIN:
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 18 day of March, 2013.
Victor Ruiz, Chair
CERTIFICA'
hereby certify that the foregoing is a true copy of a' resolution adopted by the Planning
Commission of the City of Rosemead at its regul �r meeting, held on the 18 day of
March, 2013 by the following vote: 1
YES:
NO:
ABSENT:
ABSTAIN:
Michelle Ramirez, Secretary
APPROVED AS TO FORM:
Gregory M. Murphy, Planning Commission
Burke, Williams & Sorensen, LLP
Planning Commission Meeting
March 18, 2013
Pace 11 of 14
EXHIBIT "B"
DESIGN REVIEW 12 -04
9018 STEELE STREET
(APN: 8594 - 008 -011)
CONDITIONS OF APPROVAL
March 18, 2013
1. Design Review 12 -04 is approved for the two (2) story addition with 3,059 square
feet of living area with an attached three (3) car garage, in accordance with the
plans marked Exhibit "C ", dated March 4, 2013. Any revisions to the approved
plans must be resubmitted for the review and approval of the Planning Division.
2. The following conditions must be complied with to the satisfaction of the Planning
Division prior to final approval of the associated plans, building permits,
occupancy permits, or any other appropriate request.
3. The conditions listed on this exhibit shall be copied directly onto any
development plans subsequently submitted to the Planning and Building
Divisions for review.
4. Approval of Design Review 12 -04 shall not take effect for any purpose until the
applicant has filed with the City of Rosemead a notarized affidavit stating that
he /she is aware of and accepts all of the conditions of approval as set forth in the
letter of approval and this list of conditions, within ten (10) days from the Planning
Commission approval date.
5. The onsite public hearing notice posting shall be removed by the end of the 10-
day appeal period of Design Review 12 -04.
6. Design Review 12 -42 is approved for a period of one (1) year. The applicant
shall commence the proposed project or request an extension within 30- calendar
days prior to expiration. The one (1) year initial approval period shall be effective
from the Planning Commission approval date. For the purpose of this petition,
project commencement shall be defined as beginning the permitting process with
the Planning and Building Divisions, so long as the project is not abandoned. If
the Design Review 12 -04 has been unused, abandoned or discontinued for a
period of one (1) year it shall become null and void.
7. The Planning Commission hereby authorizes the Planning Division to make
and /or approve minor modifications to the project and to these conditions of
approval.
8. Design Review 12 -04 is granted or approved with the City and its Planning
Commission and City Council. retaining and reserving the right and jurisdiction to
Planning Commission Meeting
March 18, 2013
Paae 12 of 14
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 Design Review 12 -04.
9. The 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
side, 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. 1
10. 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. I
11. Building permits will not be issued in connection with any project until such time
as all plan check fees, and all other applicable fees are paid in full. Prior to
issuance of building permits, any required school fees shall be paid. The
applicant shall provide the City with written verification of compliance from the
applicable school districts.
12. The numbers of the address signs shall be at least 6" tall with a minimum
character width of 1/4 ", contrasting in color a I d easily visible at driver's level from
the street. Materials, colors, location, and size of such address numbers shall be
approved by the Community Development director, or his or her designee, prior
to installation.
13. The hours of construction shall be limited fr 7:00 a.m. to 8:00 p.m. Monday
thru Saturday. No construction shall take place on Sundays or on any federal
holiday without prior approval by the City.
14. The Planning staff shall have access to the subject property at any time during
construction to monitor progress.
15. 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 b' seen from the public right -of -way.
16. 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
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March 18, 2013
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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.
17. A final landscape plan shall be submitted to the Planning Division for review and
approval. This plan shall include new landscape planters installed around the
perimeter of all residential units, and a combination of drought tolerant trees,
shrubs, low growing flowers and sod. An irrigation system shall be installed,
including automatic timers for all proposed landscaped areas.
18. One (1) 24" box parkway trees must be installed in a 2.5 'x 3' tree well per City
Std. S08 -003. (Engineering)
19. Violations of the conditions of approval may result in citation and /or initiation of
revocation proceedings.
20. All requirements of the Building and Safety Division and the Planning Division
shall be complied with prior to the final approval of the proposed construction.
Planning Commission Meeting
March 18, 2013
Page 14 of 14
EXHIBIT "D"
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