PC - Item 3A - Publlic Hearing Tentative Parcel Map 72586ROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIR AND MEMBERS OF THE ROSEMEAD
PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: OCTOBER 6, 2014
SUBJECT: TENTATIVE PARCEL MAP 72586
3365 WAR AVENUE
SUMMARY
On October 31, 2013, Phat Ton has submitted an application, under the previous
Zoning Code, for a Tentative Parcel Map to subdivide one existing parcel totaling
21,893 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 3365 Ivar Avenue 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 72586 is classified as a Class 15 Categorical
Exemption pursuant to Section 15315 of the CEQA guidelines.
Staff Recommendation
Based on the analysis and findings contained in this report, it is recommended that the
Planning Commission ADOPT Resolution No. 14 -13 with findings (Exhibit "A ") and
APPROVE Tentative Parcel Map 72586, subject to the seventy (70) conditions outlined
in Exhibit "B" attached hereto.
Project History and Description
The subject property is located in a single - family residential area, south of Ramona
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Avenue, between Muscatel and Greendale Avenues. The subject site consists of one
(1) parcel to be subdivided into three (3) parcels; one (1) conventional lot and two (2)
flag lots.
According to the Los Angeles County Assessor's records, the site is currently developed
with two (2) single - family homes, which were constructed in 1935.
East 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:
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 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 Residential)
Land Use:
Residential
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Three -Lot Subdivision
The project was submitted on October 31, 2013, under the previous Zoning Code,
which permitted flag lot subdivisions. The flag lot development standards (adopted by
Ordinance No. 901) are attached to the staff report as Exhibit "D ". The applicant is
proposing to subdivide the existing parcel into three (3) lots. 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
driveway measuring 20.50 feet wide. Both driveways are accessed off of Ivar Avenue.
Lot 1 will have a total lot gross and net area of 6,066 square feet. Lot 2 will have a total
net lot area of 6,100 square feet and a total gross lot area of 7,709 square feet. Lot 3
will have a total net lot area of 6,145 square feet and a total gross lot area of 7,718
square feet.
The map was distributed to various agencies for their review on November 12, 2013.
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.
Development Standards
The applicant has indicated that Lots 1, 2, and 3 will be developed with single - family
homes in the future. However, since single - family homes are permitted by right in the
R -1 zone, the design of the future homes are not subject to review as part of TPM
72586. The subject parcel is zoned R -1 (Single - Family Residential). The applicant will
be responsible for designing any future homes on Lots 1, 2, and 3 in compliance with
the development standards of the R -1 zone, which are applicable at the time of
construction. Staff has verified that all building footprints on Lots 1, 2, and 3 will be in
compliance with the development standards of the R -1 (Single - Family Residential)
zone, as shown in the table below.
Development
Standard
Lot 1
Lot 2
Lot 3
Lot Area
Minimum Required
6,000
6,000
6,000
Provided
6,066
6,100
6,145
Front Yard Setback
Minimum Required
20' -0"
20' -0"
20' -0"
Provided
20' -0"
20-4 "'
20' -0"
Side Yard Setback
Minimum Required
8' -0"
T -9"
Provided
8' -0"
7' -9"
6' -5"
Rear Yard Setback
[
Minimum Required
15' -5"
Provided 15' -6"
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Fencing
As illustrated on the TPM, the applicant is proposing to maintain and construct new
concrete block walls. Staff has also added a condition that requires all existing and
proposed block walls consist of concrete block that is stucco and painted to match the
exterior of the buildings.
Neighborhood Character
The proposed flag lot subdivision is consistent with development in the neighborhood
and illustrated in the aerial below.
Staff will work 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 as,
increase the property values.
Soils Report
The California Department of Conservation, California Geological Survey has identified
the location of the project site within an area susceptible to seismically induced
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liquefaction. Liquefaction is the sudden failure and fracturing of saturated ground
resulting from an earthquake, which can cause structural failure of buildings, roadways,
bridges, etc. For this reason, a soils report was prepared for this project by Cal Land
Engineering, Inc. Both the City's independent geology consultant and engineering
geotechnical consultant have reviewed the report and have deemed it acceptable.
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:
A. The map will not be materially detrimental to the public welfare nor injurious to
the property, or improvements in the immediate vicinity.
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. The homes will be built within the adopted development
standards of the R -1 (Single - Family Residential) zone and are not anticipated to
be detrimental to the public welfare.
B. The proposed division will not be contrary to any official plan, policy or standards
adopted by the City.
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 6,066 square feet. Lot 2 will have a net lot area of 6,100
square feet and a gross lot area of 7,709 square feet. Lot 3 will have a net lot
area of 6,145 square feet and a gross lot area of 7,718 square feet.
C. 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
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6,066 square feet. The proposed flag lots, Lot 2, will have a developable lot area
of 6,100 square feet and Lot 3 will have 6,145 square feet.
D. 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 from Ivar
Avenue, 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 Ivar
Avenue 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.
The proposed subdivision will create one (1) conventional lot and two (2) flags
lots with two (2) 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' -3" wide. Both
driveways will be accessed from Ivar Avenue. 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,
F. That the design is justified by topographic conditions, or the size and shape of
the property prohibits conventional lot division practices.
The subject lot is narrow and deep, measuring at 100' X 222.47', which does not
allow for three conventional 50' wide lot subdivisions.
G. 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.
The proposed flag lot subdivision is consistent with development in the
neighborhood. Staff has worked closely with the designer in designing a project
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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 several flag lot subdivisions
within the neighborhood, including the lots abutting the property to the north and
south. Therefore, the proposed subdivision is consistent with the established
neighborhood pattern of development.
Public Hearing Process
This item has been noticed through the regular agenda notification process, which
includes a 300' radius public hearing notice to sixty -seven (67) property owners,
publication in the Rosemead Reader, and postings of the notice at the six (6) public
locations and on the subject site.
Prepared by Submitted
Ilgf :/
u l
Lily Arinh Michelle Ramirez
Associate Planner Community Development Director
EXHIBITS
A. Resolution 14 -13
B. Conditions of Approval
C. Tentative Parcel Map 72586
D. Flag Lot Development Standards (Adopted by Ordinance No. 901)
E. Assessor's Parcel Map (5289- 013 -049)
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EXHIBIT "A"
PC RESOLUTION 14 -13
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING TENTATIVE PARCEL MAP 72586 TO SUBDIVIDE ONE (1)
EXISTING PARCEL INTO THREE (3) PARCELS, FOR THE
DEVELOPMENT OF THREE (3) NEW SINGLE - FAMILY HOMES. THE
SUBJECT PROPERTY IS LOCATED AT 3365 IVAR AVENUE IN THE R-
1 (SINGLE- FAMILY RESIDENTIAL) ZONE (APN: 5289- 013 -049).
WHEREAS, on October 31, 2013, Phat Ton filed an application for a Tentative
Parcel Map, proposing to subdivide one (1) existing parcel into three (3) parcels for the
development of three (3) new single - family homes; and
WHEREAS, 3365 Ivar Avenue 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; 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; and
WHEREAS, Sections 66451 et seq. of the California Government Code (Map
Act) and Section 16.08.130 of the Rosemead Municipal Code authorize the Planning
Commission to approve, conditionally approve or deny tentative subdivision maps; and
WHEREAS, on September 25, 2014, sixty -seven (67) notices were sent to
property owners within a 300 -foot radius from the subject property, in addition to notices
posted in six (6) public locations and on -site, specifying the availability of the
application, plus the date, time and location of the special public hearing for Tentative
Parcel Map 72586, and on September 25, 2014, the notice was published in the
Rosemead Reader; and
WHEREAS, on October 6, 2014, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to Tentative
Parcel Map 72586; and
WHEREAS, the Rosemead Planning Commission has sufficiently considered all
testimony presented to them in order to make the following determination.
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NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1. The Planning Commission HEREBY DETERMINES that Tentative
Parcel Map 72586 is Categorically Exempt under Section 15315 of the California
Environmental Quality Act (CEQA) guidelines where the project is a minor land division
of property in urbanized areas zoned for residential, commercial, or industrial use into
four or fewer parcels when the division is in conformance with the General Plan and
zoning, no variances or exceptions are required, all services and access to the
proposed parcels meeting local standards are available or will be provided as needed,
the parcel was not involved in a division of a larger parcel within the previous two (2)
years, and the parcel does not have an average slope greater than 20 percent.
Accordingly, Tentative Parcel Map 72586 is classified as a Class 15 Categorical
Exemption pursuant to Section 15315 of CEQA.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Tentative Parcel Map 071294; according to the
criteria of Section 16.08.130 of the Rosemead Municipal Code as follows:
A. The proposed division will not be materially detrimental to the public welfare
nor injurious to the property or improvements in the immediate vicinity;
FINDING: The large size and depth of the subject lot would allow the lot to be
subdivided and developed with 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. The homes will be built within the adopted development standards of the
R -1 (Single - Family Residential) zone and are not anticipated to be detrimental to the
public welfare.
B. The proposed division will not be contrary to any official plan adopted by the
City Council of the City of Rosemead, or to any official policies or standards adopted by
the City Council and on file in the office of the City Clerk at or prior to the time of filing of
the application hereunder.
FINDING: The site is designated for the proper land use designation to permit
such a development. The R -1 zone allows for residential uses at a density of one unit
for each 6,000 square feet of lot area. The proposed parcels and residential units meet
the required parcel size standards. The proposed front lot (Lot 1) will have a total lot
area of 6,066 square feet. Lot 2 will have a net lot area of 6,100 square feet and a gross
lot area of 7,709 square feet. Lot 3 will have a net lot area of 6,145 square feet and a
gross lot area of 7,718 square feet.
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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 6,066 square feet. The proposed flag
lots, Lot 2, will have a developable lot area of 6,100 square feet and Lot 3 will have
6,145 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 from Ivar
Avenue, 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 Ivar Avenue 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.
FINDING: The proposed subdivision will create one (1) conventional lot and two
(2) flags lots with two (2) 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' -3" wide. Both driveways will be
accessed from Ivar Avenue. 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.
SECTION 3. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Tentative Parcel Map 72586; according to the
criteria of Section 66474 et seq of the Subdivision Map Act and City of Rosemead
Ordinance No. 901 as follows::
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F. 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 100' X 222.47',
which does not allow for three conventional 50' wide lot subdivisions.
G. 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: The proposed flag lot subdivision is consistent with development in
the neighborhood. 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 several flag lot subdivisions within the neighborhood, including the lots
abutting the property to the north and south. Therefore, the proposed subdivision is
consistent with the established neighborhood pattern of development.
SECTION 4. The Planning Commission HEREBY APPROVES Tentative Parcel
Map 72586 to allow the subdivision of one (1) 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 result of an action taken by the Planning
Commission on October 6, 2014, by the following vote:
YES:
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 6th day of October, 2014.
Nancy Eng, Chair
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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 6t' day of October,
2014, by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Michelle Ramirez, Secretary
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October 6, 2014
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EXHIBIT "B"
TENTATIVE PARCEL MAP 72586
3365 [VAR AVENUE
CONDITIONS OF APPROVAL
OCTOBER 6, 2014
1. Tentative Parcel Map 72586 is approved for the subdivision of one (1) existing lot
into three (3) lots for development of three (3) new single - family residential units
to be developed in accordance with the Tentative Parcel Map marked Exhibit "C',
dated September 25, 2014. The front, side, and rear yards shall be distinguished
in accordance to Tentative Parcel Map 72586. Any revisions to the approved
plans must be resubmitted for review and approval by the Planning Division.
2. Approval of Tentative Parcel Map 72586 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.
3. The onsite public hearing notice posting shall be removed by the end of the 10-
day appeal period of Tentative Parcel Map 72586.
4. Conditions of approval listed on Exhibit "B" shall be copied directly onto final
development plans submitted to the Planning and Building Division for review.
5. Tentative Parcel Map 72586 is approved for a two -year period. The Applicant
shall commence the proposed use or request an extension within 30- calendar
days prior to expiration. The two (2) 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
Tentative Parcel Map 72586 has been unused, abandoned, or discontinued for a
period of two (2) years it shall become null and void.
6. The Planning Commission hereby authorizes the Planning Division to make
and /or approve minor modifications.
7. 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.
8. Tentative Parcel Map 72586 is granted or approved with the City and its Planning
Commission and City Council retaining and reserving the right and jurisdiction to
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review and to modify the permit, including the modification of existing or
imposition of new 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 Tentative Parcel Map 72586.
9. The Applicant shall defend, indemnity, 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.
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.
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.
12. 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.
13.The numbers of the address signs shall be at least 6" tall with a minimum
character width of 3/4 ", contrasting in color and easily visible at driver's level from
the street. Materials, colors, location, and size of such address numbers shall be
approved by the Planning Division, prior to installation.
14.All requirements of the Planning Division, Building Division, and Public Works
Department shall be complied with prior to the final approval of the proposed
construction.
15.The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m. Monday to
Saturday. No construction shall take place on Sundays or on any federal
holidays without prior approval by the City.
16. The Planning, Building, and Public Works staff shall have access to the subject
property at any time during construction to monitor progress.
17. Occupancy will not be granted until all improvements required by this approval
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have been completed, inspected, and approved by the appropriate
department(s).
18.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.
19.AII ground level mechanical /utility equipment (including meters, back flow
preservation devices, fire valves, A/C condensers, furnaces, utility cabinets 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 or other public space within the development. The Planning Division shall
approve said screening prior to inspection.
20. No portion of any required front and /or side yards shall be used for storage of
any type.
21.Applicant shall obtain an encroachment permit for all work in the public right of
way.
22.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.
23.The dwelling unit shall be provided with water conservation fixtures such as low
flush toilets and low flow faucets. The hot water heater and lines shall be
insulated. Landscaping irrigation systems shall be designed for high efficiency
and irrigation timers programmed for maximized water usage.
24. 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 concrete block that is stucco and
painted to match the exterior of the buildings.
25. Prior to issuance of Building permits, a final landscape and irrigation plan shall be
submitted to the Planning Division for review. The landscape plan shall include a
wide variety colorful and drought tolerant trees, shrubs, flowers and ground
covers. The irrigation plan shall include automatic timers and moisture sensors.
The final landscape plan shall comply with the City's Water Efficient Landscape
Ordinance (Ordinance 885). All landscaping and irrigation shall be installed and
completed prior to final Planning Division approval.
26.Vine pockets shall be installed along the driveway of Lots 2 and 3 to soften the
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appearance of walls.
27.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 and shall match the development.
28. The private 20.5 foot wide driveway shall be posted as a "No Parking Fire Lane"
including signage and red curbing /striping.
29.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.
The Applicant shall be responsible for all City Attorney review fees. Upon review
and approval, the covenant shall be recorded against Lot 2 and Lot 3.
30.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). The vehicle access easements shall be recorded for Lot
2 and Lot 3.
31.Violation of conditions of approval may result in citation and /or initiation of
revocation proceedings.
ENGINEERING CONDITIONS OF APPROVAL
GENERAL
32. 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.
33.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.
34.A three (3) foot wide dedication to the City of Rosemead shall be required to
widen the public right -of -way along the entire frontage of Ivar Avenue. The
applicant shall engage a licensed land surveyor (or Civil Engineer authorized to
practice land surveying) to prepare the legal descriptions and documents
required for the proposed right of way dedication, all to the satisfaction of the City
Engineer and the City Land Surveyor, and shall pay all costs for plan checking,
etc.
Planning Commission Meeting
October 6, 2014
Page 17 of 29
35.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.
36.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.
37. Final tract 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.
38. Comply with all requirements of the Subdivision Map Act.
39.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
fling 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.
40.The City reserves the right to impose any new plan check, fees, permit fees,
and /or any other development fees approved by City Council subsequent to
tentative approval of this map.
41.Prior to performing any grading, obtain a permit from the Engineering
Department. Submit grading and drainage plans pre the City's grading guidelines
and the latest edition of the Los Angeles County Building Code. The plans shall
be stamped and signed by a California State Registered Civil Engineer.
42. Prior to the recordation of the final map, grading and drainage plans must be
approved to provide for contributory drainage from adjoining properties as
approved by the City Engineer, including dedication of the necessary easements.
43.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.
44. Historical or existing storm water flow from adjacent lots must be received and
directed by gravity to the public street, to a public drainage facility, or an
approved drainage easement.
Planning Commission Meeting
October 6, 2014
Page 18 of 29
45.Prepare and submit hydrology and hydraulic calculations for sizing of all
proposed drainage devices. The analysis shall also determine if changes in the
post development versus pre development conditions have occurred. The
analysis shall be stamped by a California State Registered Civil Engineer and
prepared per the Los Angeles County Department of Public Works Hydrology
Method.
46.AII grading projects require an Erosion Control Plan as part of the grading plans.
Grading permit will not be issued until and Erosion Control Plan is approved by
the Engineering Department.
47.Adjust, relocate, and /or eliminate lot lines, lots, streets, easements or other
physical improvements to comply with ordinances, policies, and standards in
effect at the date the City determined the application to be completed all to the
satisfaction of the Public Works Department.
48. Show clearly all existing lot lines and proposed lot line on the plans.
49. Show any easement on the plans if applicable.
ROAD
50. New drive approaches shall be constructed at least 3' from any above - ground
obstructions in the public right -of -way to the top of "x" or the obstruction shall be
relocated. New drive approaches shall be limited to the frontage of the parcel.
The drive approach is intended to serve, and is designed to the satisfaction of the
City Engineer.
51. No common driveway approach will be allowed. All common driveways shall be
removed and replaced by new driveway approaches.
52.AII work proposed within the public right -of -way shall require permits from the
Public Works Department.
53. Remove and replace existing curb and gutter from properly line to properly line.
54. Remove and replace sidewalk from property line to property line.
55. Install three (3) parkway trees. All street trees shall be installed to the satisfaction
of the City Engineer and the City Urban Forester. Street trees shall be planted in
a manner that provides a minimum clearance of eight (8) feet from any existing
or proposed sewer laterals to be used to serve the project. The size of the trees
shall be minimum 24 inches box.
Planning Commission Meeting
October 6. 2014
Page 19 of 29
SEWER
56.Approval of this land division is contingent upon providing a separate house
sewer lateral to serve each lot of the land division.
57. All existing laterals to be abandoned shall be capped at the public right of way to
the satisfaction of the City Engineer and the Building Official of the City of
Rosemead.
UTILITIES
58. All power, telephone, and cable television shall be underground.
59.Any utilities that are in conflict with the development shall be relocated at the
developer's expense.
WATER
60. Prior to the filing of the final map, there shall also be filed with the City Engineer,
a statement from the water purveyor indicating compliance with the Fire Chiefs
fire flow requirements.
61. Water hydrant, water meter box and utilities box shall be located 8 feet away
from parkway trees and 3 feet away from driveway approach.
FIRE DEPARTMENT CONDITIONS OF APPROVAL
62.Access shall comply with Section 503 of the Fire Code, which requires all
weather access. All weather access may require paving.
63. Fire Department Access shall be extended to within 150 feet distance of any
exterior portion of all structures.
64. Where driveways extend further than 150 feet and are of single access design,
turnarounds suitable for fire protection equipment use shall be provided and
shown on the final map. Turnarounds shall be designed, constructed and
maintained to insure there integrity for Fire Department use. Where topography
dictates, turnarounds shall be provided for driveways that extend over 150 feet in
length.
65. Private driveways shall be indicated on the final map as "Private Driveway and
Firelane' with the widths clearly depicted and shall be maintained in accordance
with the Fire Code. All required fire hydrants shall be installed, tested and
accepted prior to construction.
Planning Commission Meeting
October 6, 2014
Page 20 of 29
66.Vehicular access must be provided and maintained serviceable throughout
construction to all required fire hydrants. All required fire hydrants shall be
installed, tested and accepted prior to construction.
67.Provide Fire Department or City approved street signs and building access
numbers prior to occupancy.
68.All required fire hydrants shall be installed, tested and accepted or bonded for
prior to Final Map approval. Vehicular access shall be provided and maintained
serviceable throughout construction.
69.Additional water system requirements will be required when this land is further
subdivided and /or during the building permit process.
70. Hydrants and fire flows are adequate to meet current Fire Department
requirements.
Planning Commission Meeting
October 6, 2014
Exhibit "D"
Flag Lot Development Standards
Adopted by Ordinance No. 901 (9/14/10)
Chapter 17.04
GENERAL PROVISIONS AND DEFINITIONS
17.04.020 Definitions
"Lot depth" means the length of a straight line drawn from the midpoint of the front lot line and at
right angles to such line connecting with the line intersecting the midpoint of the rear lot line;
provided, however, that for the purpose of measurement, methods of measurement shall be
applicable as per the following described circumstances:
1. In the case of lot having a curved front line, the front lot line, for the purposes of this section,
shall be deemed to be a line tangent to the curve and parallel to a straight line connecting
the points of intersection of the side lot lines of the lot with the front lot line.
2. In the case of a flag lot, for the purposes of this section, the front lot line shall be that
property line which extends across the width of the lot, which is exclusive of and is not to be
confused with, those property lines contained within the flag lot vehicle access leg to the
public street. The front lot line may be parallel or perpendicular to the street which abuts the
property.
Chapter 17.16
SINGLE- FAMILY R -1 REGULATIONS'
17.16.140 Flag lot development.
In order to provide the opportunity for single - family residential flag lot development, and to
maintain the integrity of existing single - family areas, the following regulations and criteria of
evaluating flag lot development are established. However, in no case shall more than three (3)
flag lots and one non -flag (conventional) lot be allowed within any subdivision.
A.AII development standards and definitions contained within this title shall continue to be
applicable and in force unless otherwise specifically addressed within this section. Particular
reference is made to Section 17.16.090 pertaining to a minimum fifty (50) foot street
frontage. The applicability of this requirement to non -flag lot (conventional) parcels, which
may be part of the land division under consideration, is emphasized for clarity.
B. Front Yard. For the purposes of this section, a "front yard" is defined as that area which
extends across the width of the lot, or as otherwise defined within Section 17.04.020 and is
Planning Commission Meeting
October 6, 2014
Page 22 of 29
immediately adjacent to the flag lot vehicular access leg, which connects to the public street.
Such vehicular access leg is exclusive of a front yard setback area, as set out in Appendix
A, attached to the ordinance codified in this title.
C. Front Yard Setback. Those front yard setback requirements contained within Section
17.16.050 shall apply; provided, however, that for the purposes of measurement, the
following methods shall be applicable, and as set out in Appendix A attached to the
ordinance codified in this title.
1. When a single (one) flag lot is to be served by a driveway which is solely devoted to the
exclusive use of such single flag lot, measurements shall be initiated from the front
property line, as defined under subsection B of this section.
2. When two or more flag lots are to be serviced by a common driveway obtained through
fee, easement, or in combination thereof, and when such lots lie partially within such
common driveway, no setback measurements shall include any portion of such common
driveway.
3. The Planning Commission may establish a new point of measurement for front yards;
providing, however, that common driveways or vehicular access easements shall not be
counted toward satisfying front yard setback requirements.
D. Side Yard. Those side yard setback requirements contained within the underlying zone shall
apply; provided, however, that for the purposes of measurement, the following methods
shall be applicable as per described circumstances, and as set out in Appendix A attached
to the ordinance codified in this title.
1. When a single (one) flag lot is to be served by a driveway which is solely devoted to the
exclusive use of such single flag lot, measurements shall be initiated from the side
property line.
2. When two or more flag lots are to be served by a common driveway obtained through fee,
easement, or in combination thereof, and when such lots lie partially within such
common driveway, no setback measurements shall include any portion of such common
driveway.
E. Rear Yard. Those rear yard setback requirements contained within the underlying zone shall
apply.
F.. Lot Area. The minimum gross lot area shall be six thousand (6,000) square feet. For the
purposes of this section, gross lot area shall mean the total area within the boundary lines of
a lot or parcel, and the following shall also be applicable:
Planning Commission Meeting
October 6, 2014
Page 23 of 29
The minimum developable lot area (net area), exclusive of vehicle access leg or common
driveway access easements, shall be five thousand (5,000) square feet, and as set out in
Appendix A attached to the ordinance codified in this title.
G.Lot Width. The minimum lot width for a flag lot developable area as described in subsection E
of this section shall be fifty (50) feet and shall be determined per the method described
under Section 17.04.020, "Lot width," contained within this title.
H.Lot Width— Street Frontage. The minimum street frontage for a flag lot development is
directly dependent on the number of flag lots. The following requirements shall be applicable
as per described circumstances, and as set out in Appendix A attached to the ordinance
codified in this title.
1. The minimum street frontage for a single (one) flag lot shall be fifteen (15) feet.
2. The minimum street frontage for two flag lots which are so designed to provide a common
vehicular access leg by way of fee, easement or combination thereof, shall be a
minimum of three (3) feet of real property street frontage for each flag lot; provided,
however, that the total street frontage for the two Flag lots shall be a minimum of
eighteen (18) feet. Such requirement may be achieved by a combined contribution of
individual lot street frontage which equals the required access driveway width.
3. The minimum street frontage for three flag lots which are so designed to provide a
common vehicular access leg by way of fee, easement or combination thereof, shall be
a minimum of three (3) feet of real property street frontage for each Flag lot; provided,
however, that the total street frontage for the three flag lots shall be a minimum of
twenty -six (26) feet. Such requirement may be achieved by a combined contribution of
individual lot street frontage which equals the required access driveway.
4. The minimum street frontage width for non -flag lot (conventional) parcels which face a
public street, regardless of the number of flag lots in the development, shall be fifty (50)
feet as prescribed in Section 17.16.090.
5. The street frontage access width may be increased beyond those requirements contained
within this subsection, based on the recommendations or requirements of the City
Engineer or Fire Department.
I. Driveway. The interior lot driveway requirements shall be the same dimensions and shall
occur under the same circumstances as contained within the subsection H of this section.
I Application and Procedural Provisions Pertaining to Flag Lot Developments.
1. The requirements contained within this subsection shall only apply in conjunction with the
consideration of a division of land which contains a flag lot.
Planning Commission Meeting
October 6, 2014
Page 24 of 29
2. A site plan, drawn to scale, which accurately depicts all proposed structures and required
setbacks and vehicle driveways, shall be submitted in conjunction with any application
for a division of land which contains a flag lot. The site plan will become a permanent
formal record of reference within the city's subdivision files after the approval or denial of
such plan. The surrounding areas and land uses shall be shown for a distance of at least
three hundred (300) feet.
3. The Planning Commission will review the merits of each flag lot proposal in relationship to
the immediate property and the surrounding area.
4. Vehicle access easements for reciprocal use or otherwise shall be shown on the tentative
maps, together with a statement identifying which lots are subservient and which lots are
to benefit from such easements.
5. Should the Planning Commission choose to approve a subdivision of land, reasonable
conditions related to on- and off -site improvements may be required. Such conditions
may include, but not be limited to, the following:
a. Where three or more lots are created by a subdivision, all utilities shall be placed
underground;
b. Correct all building code violations that exist on the remaining structures;
c. Correct all zoning violations;
d. Parcel maps splits are required to install street improvements;
e. Residential driveway pavement requirements for two lot divisions are two inches of
AC over three -inch base material crushed aggregate; all other divisions are four
inches of AC over four -inch base material crushed aggregate, or six inches of
concrete;
f. New fencing and /or walls may be required along existing and proposed property
lines;
g. Where vehicle access easements are to be used, a covenant shall be prepared by
the applicant for review and approval of the City Attorney. The covenant shall assure
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, and shall include the following
provisions:
Planning Commission Meeting
October 6, 2014
Pace 25 of 29
i. They shall have the right to cause such repair to be accomplished, and to place
liens on the involved properties, if in the estimation of the City Engineer, the
subject common driveway has reached a state of disrepair which renders it a
hazard, unsightly, or a public nuisance; and that the property owners involved
have failed to act within a responsible period, thirty (30) days, after notification.
ii. No parking shall be allowed within the private common driveway obtained by
easement and signs restricting same shall be posted at conspicuous locations.
The ability to cite violations of such parking restrictions shall be granted to the
city.
K. Public Hearing. A public hearing is required to be conducted on all divisions of land. This
requirement applies to the creation of flag lots. The public will be notified in the manner
prescribed by state and local regulations.
L. Necessary Findings for Approval. The Planning Commission may approve the platting of flag
lots where all of the following conditions are found to exist:
1. That the design is justified by topographic conditions or the size and shape of the property
prohibits conventional lot division practices;
2. That proposed flag lot division is not so at variance with the existing neighborhood pattern
or development as to create detrimental visual or privacy impacts.
M. Effective Date of Order Granting or Denying the Platting of Flag Lots —Time for Appeal. The
resolution of the Planning Commission granting or denying the platting of flag lots shall
become effective and final on the fourteenth day following its adoption unless within such
period of time, an appeal in writing is filed with the City Clerk by the applicant or any other
interested person. Any such appeal shall be accepted by the City Council. The timely filing
of an appeal shall stay the effective date of the Planning Commission's resolution pending
action by the City Council.
N. Attached to the ordinance codified in this title, and incorporated herein by this reference, is
that certain document entitled "Appendix A— Rosemead Municipal Code —Flag Lot
Development," which contains drawings that depict typical flag lot measurements and
layouts.
Planning Commission Meeting
October 6, 2014
Paw 26 of 29
APPENDIX "A" ROSEMEAD MUNICIPAL CODE
LOT DEVELOPMENT REQUIREMENTS: SECTION 17 04.020 — LOT DEPTH
u,
LOT DEFT- LINE
MIO -POINT —
o
o
NOT TO SCALE
APPROVED q d CITY OF ROSEMEAD STANDARD
Nk��j��/j� LOT DEVELOPMENT PLAN NO.
E'k�?�- 1t...— LOT DEPTH REQUIREN.ENTS P -5
STREET
R/W
ACE Le
LOT DEPTH
JNE
FRONT LOT LINE
MID -PNNT
2
CCESS I-OC
° a
---
_ S7R T
NOT TO SCALE
APPROVED q d CITY OF ROSEMEAD STANDARD
Nk��j��/j� LOT DEVELOPMENT PLAN NO.
E'k�?�- 1t...— LOT DEPTH REQUIREN.ENTS P -5
Planning Commission Meeting
October 6. 2014
Page 27 of 29
APPENDIX "A" ROSEMEAD MUNICIPAL CODE
FLAG LOT DEVELOPMENT REQUIREMENTS: SECTION 17.16.140 (B), (C), (D) & (E) — YARDS
REAR YARD
STRUCTURE
-ROen RE AC
STRUCTURE
vaRD ; ; YARD
STREET
FRONT YARD I I FRONT YARD
STRUCTURE
STRUCTURE
REAR YARD
REAR YARD
NOT TO SCALE
NOTE: THE PLANNING COMMISSION MAY ESTABLISH THE MOST APPROPRIATE
LOT ORIENTATION FOR CONSISTENCY WITH NEIGHBORHOOD PATTERNS
AND TO MINIM'.ZE VISION OR PRIVACY IMPACTS
DAR ARI5 CITY OF ROSEMEAD STANDARD
FLAG LOT DEVELOPMENT PL P,N NO,
DIR LDIR CioflE�OF MUNIIY YARD REQUIREMENTS — ALTERNATES P -6
Planning Commission Meeting
October 6, 2014
APPENDIX "A"
ROSEMEAD
MUNICIPAL CODE
FLAG LOT DEVELOPMENT
REQUIREMENTS: SECTION
17.16.140 (E) & (G)
- LOT
AREA
&WIDTH
TWO LOT SUBDIVISION
-HREE LOT SUBDVISION
FOUR
LOT SUBOINSION
76'
65' Gal,
2'I
3I
4I
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RAG LOT
RAG LOT
_
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6000 50. FT. r
6000 50. FT.
GROSS
GROSS
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5000 S0. R.
MOO SU. FT. I
5000 S0, F.
NET
NET NET
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—R/W
NOTE: GROSS LOT
AREA INCLUDES THE ACCESS LEG
NET LOT
AREA EXCLUDES
THE ACCESS LFC AND /OR
EASEMENT
DATE ARPRG„>o"to
CITY
OF ROSEMEAD
STANDARD
PLAN
NO.
FLAG
LOT DEVELOPMENT
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LOT AREA
& WIDTH REQUIREMENTS
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Planning Commission Meeting
October 6, 2014
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