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PC - Item 3A - Design Review 14-08 8632 Edmond Drive A a*-----''''../ c ROSEMEAD PLANNING COMMISSION STAFF REPORT I no,a9 TO: THE HONORABLE CHAIR AND MEMBERS OF THE ROSEMEAD PLANNING COMMISSION FROM: PLANNING DIVISION DATE: NOVEMBER 17, 2014 SUBJECT: DESIGN REVIEW 14-08 8632 EDMOND DRIVE Summary Yunshan Tan has submitted a Design Review application requesting approval to construct a 1,649 square foot addition to an existing 1,148 square foot single-family residence. The addition includes an 837 square foot addition to the first floor and a new second-story addition totaling 812 square feet. In addition, the applicant will construct a three-car garage which consists of a one-car garage attached to the single-family residence and a detached two-car garage at the rear of the property. The subject property is located at 8632 Edmond Drive, in the R-1 (Single-Family Residential) zone. Environmental Determination Section 15332 of the California Environmental Quality Act (CEQA) and local environmental guidelines exempt "in-fill development projects" where the proposed development occurs within city limits on a site measuring no more than five (5) acres substantially surrounded by urban uses, meeting applicable General Plan and Zoning regulations. Accordingly, Design Review 14-08 is classified as a Class 32 Categorical Exemption pursuant to Section 15332 of CEQA guidelines. Staff Recommendation It is recommended that the Planning Commission ADOPT Resolution No. 14-17 with findings (Exhibit "A"), and APPROVE Design Review 14-08 subject to twenty-two (22) conditions outlined in Exhibit "B" attached hereto. Property History and Description The subject property is located on the south side of Edmond Drive between Walnut Grove Avenue and Muscatel Avenue. According to the Los Angeles County Assessor's records, the site consists of one (1) parcel, totaling approximately 7,003 square feet of lot area and is currently developed with a single-family residence and a one-car garage. According to Building Division records, a one hundred (100) square foot addition and interior tenant improvements were completed in 2013. Planning Commission Meeting November17, 2014 Page 2 of 15 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: 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 Planning Commission Meeting November17, 2014 Page 3 of 15 Administrative Analysis As illustrated in "Exhibit C", the applicant is proposing to construct a 1,649 square foot addition to an existing 1,148 square foot single-familyresidence. The addition includes an 837 square foot addition to the first floor and a new second-story addition totaling 812 square feet. In addition, the applicant will construct a three-car garage, which consists of a one-car garage attached to the single-family residence and a detached two-car garage at the rear of the property. Rosemead Municipal Code Section (RMC) 17.12.030(B)(1)(j)(2) states that any addition to a dwelling unit in which the total floor area with the addition equals or exceeds 2,500 square feet of developed living area shall require the approval of a Site Plan and Design Review application. RMC Section 17.12.030.1 limits residential developments to a maximum of 35% floor area ratio (FAR). The applicant is proposing to utilize the incentive program, in accordance with RMC Table 17.12.030(B)(1)(k), in order to gain an additional 5% FAR to increase the maximum living area for the site. The applicant is proposing to maximize the development with an FAR of 40% (with a total living area of 2,797 square feet). As shown on the site plan, the applicant has proposed to incorporate the following incentives into the development: Qualifying Design Incentives FAR Bonus Usage of windows that are recessed a minimum of four(4) inches on 1 5 the front elevation. Eave overhangs of 18-inches or more with exposed decorative rafter 1 5 tails. Landscape plan with three or more mature trees(defined as 24" box 1.0% or larger). Second floor setback that exceeds the zoning min. by more than ten 0.5%0 (10)feet on 75%of the front elevation. No front yard fencing or fencing lower than four(4) feet in height. 0.5% Total 5% Development Standards Staff has verified that the single-family residence will be in compliance with the development standards of the R-1 zone, as indicated in the table below: r._ . R`t,�= Planning Commission Meeting November 17, 2014 Page 4 of 15 Floor Plan The first floor will consist of a living room, a dining room, a family room, a kitchen, four (4) bedrooms with closets, three (3) bathrooms, and a laundry area on the first floor. The second floor will consist of a den, two (2) bedrooms, two (2) bathrooms, and two walk-in closets. Elevations The applicant is proposing to maintain the existing sand stucco finish throughout the existing and proposed single-familyresidence and attached one-car garage. The stucco is proposed in a tan color and the window trims and rafters will be painted a white color. The applicant is proposing light weight s-tile concrete roof in a brown blend color. The detached two-car garage has been designed to match the single-familyresidence. Parking and Circulation RMC Table 17.112.040.1 requires three (3) spaces per dwelling unit in an enclosed garage for single-familyresidences with five (5) or more bedrooms and over 2,000 square feet. As shown on the site plan, the applicant is proposing a three-car garage for this development, in which a one-car garage will be attached to the single-family residence and a two-car garage will be constructed at the rear of the property. Fencing and Landscaping The applicant is proposing to maintain the existing six (6) foot concrete block wall along the south property line and construct new six (6) foot tall concrete block walls along the east and west property line. No fencing is proposed within the front yard area. As shown on the site plan, the new walls will be stucco finished to match the building exterior. The applicant is proposing to plant new trees and install new plant material throughout the property. A condition of approval will require the submittal of a final landscape plan for review and approval. Municipal Code Requirements Rosemead Municipal Code Section (RMC) 17.12.030(B)(1)(j)(2) states that any addition to a dwelling unit in which the total floor area with the addition equals or exceeds 2,500 square feet of developed living area shall require the approval of a Site Plan and Design Review application. Section 17.28.020(C) provides the criteria by which the Planning Commission may approve, approve with conditions, or disapprove an application: A. The plans indicate proper consideration for the relationship between the proposed building 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-story residential design and new landscaping. The development will improve the overall aesthetics of the neighborhood. Planning Commission Meeting November17, 2014 Page5 of 15 B. 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 addition is designed with a larger second floor setback on the front elevation and the building is proposed with a large rear yard setback 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. 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. 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 are elements found on many homes in the surrounding area. D. 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. 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; and Planning Commission Meeting November 17, 2014 Page 6 of 15 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 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 Edmond Drive. 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 addition 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 fifty-seven (57) property owners, publication in the Rosemead Reader on November 6, 2014, and postings of the notice at the six (6) public locations and on the subject site. Prepared by: Submitted by: Lily Trinh Michelle Ramirez Associate Planner Community Development Director EXHIBITS: A. Resolution 14-17 B. Conditions of Approval C. Site Plan/Floor Plan/Elevations D. Assessor Parcel Map(5391-005-006) Planning Commission Meeting November17, 2014 Page 7 of 15 EXHIBIT "A" PC RESOLUTION 14-17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING DESIGN REVIEW 14-08, PERMITTING A 1,649 SQUARE FOOT ADDITION TO AN EXISTING 1,148 SQUARE FOOT SINGLE- FAMILY RESIDENCE. THE ADDITION INCLUDES AN 837 SQUARE FOOT ADDITION TO THE FIRST FLOOR AND A NEW SECOND- STORY ADDITION TOTALING 812 SQUARE FEET. IN ADDITION, THE APPLICANT WILL CONSTRUCT A THREE-CAR GARAGE WHICH CONSISTS OF A ONE-CAR GARAGE ATTACHED TO THE SINGLE- FAMILY RESIDENCE AND A DETACHED TWO-CAR GARAGE AT THE REAR OF THE PROPERTY. THE SUBJECT PROPERTY IS LOCATED AT 8632 EDMOND DRIVE, IN THE . R-1 (SINGLE-FAMILY RESIDENTIAL) ZONE (APN: 5391-005-006). WHEREAS, on September 2, 2014, Yunshan Tan submitted an application requesting approval to construct a 1,649 square foot addition to an existing 1,148 square foot single-family residence. The addition includes an 837 square foot addition to the first floor and a new second-story addition totaling 812 square feet. In addition, the applicant will construct a three-car garage, which consists of a one-car garage attached to the single-family residence and a detached two-car garage at the rear of the property. The subject property is located at 8632 Edmond Drive; and WHEREAS, 8632 Edmond Drive is located in the R-1 (Single-Family Residential) zoning district; and WHEREAS, Section 17.28.020(C) 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 17.28.020(C) of the Rosemead Municipal Code authorize the Planning Commission to approve, conditionally approve, or deny design review applications; and WHEREAS, on November 6, 2014, fifty-seven (57) 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 14-08, and on November 6, 2014, the notice was published in the Rosemead Reader; and WHEREAS, on November 17, 2014, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 14-08; and Planning Commission Meeting November17, 2014 Page8 of 15 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 14-08 is classified as a Class 32 Categorical Exemption pursuant to Section 15332 of the California Environmental Quality Act guidelines. Section 15332 of the California Environmental Quality Act (CEQA) and local environmental guidelines exempt "in-fill development projects" where the proposed development occurs within city limits on a site measuring no more than five (5) acres substantially surrounded by urban uses, meeting applicable General Plan and Zoning regulations. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 14-08 in accordance with Section 17.28.020(C) of the Rosemead Municipal Code as follows: A. The plans indicate proper consideration for the relationship between the proposed building and site developments that exist 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, which includes a modern, two-story residential design and new landscaping. The development will improve the overall aesthetics of the neighborhood. B. 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. FINDING: The proposed addition is designed with a larger second floor setback on the front elevation and the building is proposed with a large rear yard setback 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. 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; Planning Commission Meeting November 17, 2014 Page 9 of 15 FINDING: 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 are elements found on many homes in the surrounding area. D. 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. 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 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. FINDING: Access to the site will continue to be taken from Edmond Drive. 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 addition 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 14-08 toconstruct a 1,649 square foot addition to an existing 1,148 square foot single- family residence. The addition includes an 837 square foot addition to the first floor and a new second-story addition totaling 812 square feet. In addition, the applicant will Planning Commission Meeting November17, 2014 Page 10 of 15 construct a three-car garage which consists of a one-car garage attached to the single- family residence and a detached two-car garage at the rear of the property, located at 8632 Edmond Drive, 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 Rosemead Municipal Code Section 17.160.040 —Appeals of Decisions. SECTION 5. This resolution is the result of an action taken by the Planning Commission on November 17, 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 17th day of November, 2014. Nancy Eng, Chair 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 17th day of November, 2014 by the following vote: YES: NO: ABSENT: ABSTAIN: Michelle Ramirez, Secretary APPROVED AS TO FORM: Gregory M. Murphy, Planning Commission Attorney Burke, Williams & Sorensen, LLP Planning Commission Meeting November 17, 2014 Page 11 of 15 EXHIBIT "B" DESIGN REVIEW 14-08 8632 EDMOND DRIVE (APN: 5391-005-006) CONDITIONS OF APPROVAL November 17, 2014 1. Design Review 14-08 is approved to construct a 1,649 square foot addition to an existing 1,148 square foot single-family residence. The addition includes an 837 square foot addition to the first floor and a new second-story addition totaling 812 square feet. In addition, the applicant will construct a three-car garage, which consists of a one-car garage attached to the single-family residence and a detached two-car garage at the rear of the property, in accordance with the plans marked Exhibit "C", dated November 10, 2014. 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 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 14-08 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 14-08. 6. Design Review 14-08 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 14-08 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 Planning Commission Meeting November 17, 2014 Page 12 of 15 and/or approve minor modifications to the project and to these conditions of approval. 8. Design Review 14-08 is granted or approved with the City and its Planning Commission and City Council retaining and reserving the right and jurisdiction to review and to modify the permit, including the conditions of approval based on changed circumstances. Changed circumstances include, but are not limited to, the modification of the use, a change in scope, emphasis, size, or nature of the use, or the expansion, alteration, reconfiguration, or change of use. This reservation of right to review is in addition to, and not in lieu of, the right of the City, its Planning Commission, and City Council to review and revoke or modify any permit granted or approved under the Rosemead Municipal Code for any violations of the conditions imposed on Design Review 14-08. 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. 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. 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 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 Community Development Director, or his/her designee, prior to installation. 13. The hours of construction shall be limited from 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 Building Division, the Planning Division and the Engineering Division shall have access to the subject property at any time during construction to monitor progress. Planning Commission Meeting November 17, 2014 Page 13 of 15 15. All requirements of the Building and Safety Division, the Planning Division and the Engineering Division shall be complied with prior to the final approval of the proposed construction. 16. All ground level mechanical/utility equipment (including meters, back flow preservation devices, fire valves, NC 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. 17. 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. 18. The applicant shall submit a final landscape and irrigation plan to the Planning Division prior to the issuance of building permits. The landscape and irrigation plan shall comply with the City's Water Efficient Landscape Ordinance and with the Guidelines for Implementation of the Water Efficient Landscape Ordinance and include a sprinkler system with automatic timers and moisture sensors. The landscape plan shall include a wide variety of colorful and drought tolerant trees, shrubs, flowers and ground covers. All landscaping and irrigation shall be installed and completed prior to final Planning Division approval. 19. In order to achieve a maximum 40% FAR for the site the following design elements shall be incorporated in the development: Qualifying Design Incentives FAR Bonus Usage of windows that are recessed a minimum of four(4) inches on the front 1.5% elevation. Eave overhangs of 18-inches or more with 1.5% exposed decorative rafter tails. Landscape plan with three or more mature 1.0 trees (defined as 24" box or larger). Second floor setback that exceeds the zoning min. by more than ten (10)feet on 0.5% 75%of the front elevation. No front yard fencing or fencing lower than 0.5% four(4)feet in height. Total 5% 20. One (1) 24" box parkway trees must be installed, in the public right-of-way, along the property frontage on Edmond Dr. A minimum of 7' of right-of-way is needed to maintain ADA clearance with a street tree. Should the right-of-way be less than 7', the property owners shall either dedicate a portion of the property to Planning Commission Meeting November 17, 2014 Page 14 of 15 maintain ADA clearance, or pay an "In-lieu-fee" to waive the requirement (Engineering Condition of Approval). 21. The driveway approach must be removed and replaced with a new approach according to SPPWC standard plan 110-2. The new driveway approach must be a minimum of 12'. The driveway "X" (transition/wing) must be at least 1" away from the frontage of the any adjacent property. Any curb & gutter or sidewalk affected by installing the new driveway must be removed and replaced to the nearest score-line (Engineering Condition of Approval). 22. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. Planning Commission Meeting November 17, 2014 Page 15 of 15 EXHIBIT "D" 5391 „~4: . 5 1 L ��-WD. x e , , - , . ST 9A ENE SUBJECT •;:"• O SITE s = 4.Q44666- k i R (1 ©,i . 2 SCOTT sr ' o lP s' CODE TOACT NO, ■09 M.B.90-29-30 3243 IBACJ X11239* _ M,0232-34-3B LICENSED SURVEYORS MAP LSIS 34