PC - Item 3A - Design Review - 3732 Brookline Avenue E ♦M E`\ ROSEMEAD PLANNING COMMISSION
Q, O
STAFF REPORT
TO: THE HONORABLE CHAIR AND MEMBERS OF THE ROSEMEAD
PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: AUGUST 17, 2015
SUBJECT: DESIGN REVIEW 15-03
3732 BROOKLINE AVENUE
Summary
Guo Wu has submitted a Design Review application to request to construct a new two-
story single-family dwelling unit with 3,569 square feet of floor area at 3732 Brookline
Avenue (APN: 8593-031-015). The proposed dwelling unit would include an attached
three-car garage. The subject site is located in the R-1 (Single-Family Residential)
zone.
Environmental Determination
Section 15303 of the California Environmental Quality Act (CEQA) guidelines exempts
projects consisting of construction and location of limited numbers of new, small
facilities or structures; installation of small new equipment and facilities in small
structures; and the conversion of existing small structures from one use to another
where only minor modifications are made in the exterior of the structure. Accordingly,
Design Review 15-03 is classified as a Class 3 Categorical Exemption pursuant to
Section 15303 of CEQA guidelines.
Staff Recommendation
It is recommended that the Planning Commission ADOPT Resolution No. 15-12 with
findings (Exhibit "A"), and APPROVE Design Review 15-03, subject to the 20 conditions
outlined in Attachment "A" attached hereto.
Property History and Description
The subject property is located on the east side of Brookline Avenue, between Guess
Street and Marshall Street. According to the Los Angeles County Assessor's Office, the
site consists of one (1) parcel, totaling approximately 8,925 square feet of lot area. In
1927, a single-family dwelling unit was built on the subject property.
Planning Commission Meeting
August17,2015
Page 2 of 14
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Front Elevation (Existing)
Site and Surrounding Land Uses
The project site is designated in the General Plan as Low Density Residential and on
the Zoning Map as R-1 (Single-Family Residential) zone. The site is surrounded by the
following land uses and zones:
North
General Plan Designation: Low Density Residential
Zoning: R-1 (Single-Family Residential)
Land Use: Residential
South
General Plan Designation: Low Density Residential
Zoning: R-1 (Single-Family Residential)
Land Use: Residential
East
General Plan Designation: Low Density Residential
Zoning: R-1 (Single-Family Residential)
Land Use: Residential
West
General Plan Designation: Low Density Residential
Zoning: R-1 (Single-Family Residential)
Land Use: Residential
Planning Commission Meeting
August 17,2015
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Administrative Analysis
As illustrated in Exhibit "B", the applicant is proposing to construct a new 3,569 square
feet single-family dwelling unit: 2,056 square feet and 1,513 square feet of floor area on
the first and second floor, respectively. Additionally, the applicant is proposing to
construct an attached three-car garage towards the rear of the property. According to
Rosemead Municipal Code, Section 17.12.030(B)(1)(j), any new dwelling unit to be
constructed that equals or exceeds two thousand five hundred (2,500) square feet of
developed living area shall be subject to a discretionary Site Plan and Design Review.
Development Standards
Staff has verified that the proposed single-family dwelling unit would be in compliance
with the development standards of the R-1 zone, as demonstrated in the following table:
Development Feature Required Proposed
Front Yard Setback 20 ft. 20 ft.
Side Yard 1st Floor Greater of 5 ft. or 10%of lot North-6 ft.
Setback width: -6 ft. South- 12 ft. and 6 in.
2nd Floor 5 ft. min., 15 ft. combined North-7 ft.
South- 12 ft. and 6 in.
Combined- 19 ft. and 6 in.
Rear Yard Setback 25 ft. 30 ft. and 10 in.
Floor Area Ratio 0.35:1 (maximum) -0.40:1
(includes FAR incentives)
Parking Three spaces in an enclosed Attached three-car garage
garage
Floor Plan
The first floor consists of a living room, dining/office room, family room, kitchen,
bedroom with closet and bathroom, powder room, laundry room, covered patio, porch,
and attached three-car garage. The second floor consists of a den, three (3) bedrooms
with closets and bathrooms, and balcony.
Elevations
The applicant is proposing a white colored stucco finish (La Habra Stucco, X-48
Meadowbrook) for the exterior walls; a brown range concrete tile roof (Eagle Roofing
Product, No. 3606 Vallejo Range); and dark brown (Dunn Edwards, DE6063 Black
Walnut) and white (La Habra Stucco, X-73 Eggshell) colored trims. Brown colored stone
veneer (Coronado Stone Products, Old World Ledge-in-Brookside) is utilized at the
bottom portion of the exterior facade that is visible from the'public right-of-way.
Planning Commission Meeting
August 17,2015
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Parking and Circulation
Per Rosemead Municipal Code, Section 17.112.040(A)(3), for the purpose of calculating
parking requirements, a den, study, or other similar room that may be used as
bedrooms, as determined by the Community Development Director, shall be considered
bedrooms. The applicant has proposed a dining/office room that may be used as a
bedroom. Therefore, for the purpose of calculating the parking requirement, the
proposed dwelling unit consists of five (5) bedrooms.
Per Rosemead Muncipal Code, Section 17.112.040, single-family dwellings with five (5)
or more bedrooms and over 2,000 square feet of floor area require three (3) parking
spaces per dwelling unit in an enclosed garage. As illustrated on the proposed site and
floor plan, the applicant is proposing an attached three-car garage towards the rear of
the property.
Per Rosemead Municipal Code, Section 17.112.090(B)(1)(a), driveways used to serve
not more than two (2) dwelling units shall be a minimum of twelve (12) feet wide. The
applicant is proposing a driveway with a minimum width of twelve (12) feet.
Fencing and Landscaping
The applicant is proposing to construct a four (4) feet high concrete block wall with
decorative wrought iron fencing along the front lot line. Within the front yard area, a four
(4) feet high concrete block wall with decorative wrought iron fencing is proposed along
the north side lot line. Six (6) feet high concrete block walls are proposed for the
remaining portions of the north side lot line and rear lot line.
Per Rosemead Municipal Code, Section 17.12.030(B)(1)(f), a minimum of one (1) tree
shall be planted in new or remodeled residential front yards for every fifty (50) feet of
street frontage. The applicant is proposing to plant one (1) new tree in the front yard. In
addition, the proposed project would include installation of new plant materials
throughout the property. Staff recommends a condition of approval to require submittal
of a final landscape plan to the Planning Division for review and approval.
Municipal Code Requirements
According to Rosemead Municipal Code, Section 17.12.030(B)(1)(j), any new dwelling
unit to be constructed that equals or exceeds two thousand five hundred (2,500) square
feet of developed living area shall be subject to a discretionary Site Plan and Design
Review.
Rosemead Municipal Code, 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.
Planning Commission Meeting
August 17,2015
Page 5 of 14
The subject property is located within an established residential area of the City.
The applicant has provided an aesthetically complementary design, which
consists of a modern two-story residential design and new landscaping. The
development would improve the overall aesthetics of the surrounding
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.
The proposed structure is designed with front, side, and rear setbacks that meet
or exceed the minimum requirements of the R-1 zone, which creates a large
buffer between the proposed residence and the surrounding residences to
protect against noise, vibrations, and other factors, which may have an adverse
effect on the environment and neighborhood. This development would not
generate any foreseeable permanent negative impacts to the noise levels of the
surrounding area. All construction work would be required to comply with the
timeframe and decibel levels indicated in the City of Rosemead 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 would not depreciate the appearance and value of the local
environment. Staff has worked closely with the applicant to achieve a residential
design that would complement the neighborhood character. The applicant has
proposed a contemporary architectural design, which incorporates some
aesthetic characteristics found in residences currently built in the San Gabriel
Valley. The dwelling unit has been designed to create visual interest at the street
level. The proposed design elements are similar to 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.
Planning Commission Meeting
August 17,2015
Page 6 of 14
The subject property is not part of the Civic Center Plan, precise plan, or land
reserved for public or educational use. The applicant has proposed an appealing
architectural design, which will create an improved site that is aesthetically
complementary to the surrounding 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.
The proposed development satisfies all of the minimum zoning 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 subject site would continue to be from Brookline Avenue. The
design and construction of this project would preserve and provide adequate
access and circulation for vehicular and pedestrian traffic. The proposed dwelling
unit and landscaping will significantly 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-foot radius public hearing notice to fifty-five (55) property owners,
publication in the Rosemead Reader on August 6, 2015, and postings of the notice at
the six (6) public locations and on the subject site.
Prepared by: Submitted by:
sozotalta, 40#6611-1e
Cory Hal 1 Michelle Ramirez t
Assistant Planner Community Development Director
EXHIBITS:
A. Fanning Commission Resolution 15-12
B. Site Plan, Floor Plan, and Elevations
C. Assessor Parcel Map (APN: 8593-031-015)
Planning Commission Meeting
August 17,2015
Page 7 of 14
EXHIBIT "A"
PC RESOLUTION 15-12
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING DESIGN REVIEW 15-03, PERMITTING A NEW 3,569
SQUARE FEET SINGLE-FAMILY DWELLING UNIT WITH AN
ATTACHED THREE-CAR GARAGE. THE SUBJECT PROPERTY IS
LOCATED AT 3732 BROOKLINE AVENUE (APN: 8539-031-015), IN
THE R-1 (SINGLE-FAMILY RESIDENTIAL) ZONE.
WHEREAS, on May 21, 2015, Guo Wu submitted a Design Review application to
request to construct a new two-story single-family dwelling unit with 3,569 square feet of
floor area at 3732 Brookline Avenue. The proposed dwelling unit would include an
attached three-car garage;
WHEREAS, 3732 Brookline Avenue is located in the R-1 (Single-Family
Residential) zoning district;
WHEREAS, Section 17.28.020(C) of the Rosemead Municipal Code provides the
criteria for a Design Review;
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;
WHEREAS, on August 6, 2015, fifty-five (55) notices were sent to property
owners within a 300-foot radius from the subject property, the notice was published in
the Rosemead Reader, and notices were posted in six (6) public locations and on site,
specifying the availability of the application, and the date, time, and location of the
public hearing for Design Review 15-03;
WHEREAS, on August 17, 2015, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to Design
Review 15-03; 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:
Planning Commission Meeting
August 17,2015
Page 8 of 14
SECTION 1. The Planning Commission HEREBY DETERMINES that Design
Review 15-03 is classified as a Class 3 Categorical Exemption, pursuant to Section
15303 of the California Environmental Quality Act guidelines. Section 15303 of the
California Environmental Quality Act guidelines exempts projects consisting of
construction and location of limited numbers of new, small facilities or structures;
installation of small new equipment and facilities in small structures; and the conversion
of existing small structures from one use to another where only minor modifications are
made in the exterior of the structure.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Design Review 15-03, 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 subject property is located within an established residential area
of the City. The applicant has provided an aesthetically complementary design, which
consists of a modern two-story residential design and new landscaping. The
development would improve the overall aesthetics of the surrounding 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 structure is designed with front, side, and rear setbacks
that meet or exceed the minimum requirements of the R-1 zone, which creates a large
buffer between the proposed residence and the surrounding residences to protect
against noise, vibrations, and other factors, which may have an adverse effect on the
environment and neighborhood. This development would not generate any foreseeable
permanent negative impacts to the noise levels of the surrounding area. All construction
work would be required to comply with the timeframe and decibel levels indicated in the
City of Rosemead 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
August 17,2015
Page 9 of 14
FINDING: The proposed project would not depreciate the appearance and value
of the local environment. Staff has worked closely with the applicant to achieve a
residential design that would complement the neighborhood character. The applicant
has proposed a contemporary architectural design, which incorporates some aesthetic
characteristics found in residences currently built in the San Gabriel Valley. The
dwelling unit has been designed to create visual interest at the street level. The
proposed design elements are similar to 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 subject property is not part of the Civic Center Plan, precise plan,
or land reserved for public or educational use. The applicant has proposed an appealing
architectural design, which will create an improved site that is aesthetically
complementary to the surrounding 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: The proposed development satisfies all of the minimum zoning 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 subject site would continue to be from Brookline
Avenue. The design and construction of this project would preserve and provide
adequate access and circulation for vehicular and pedestrian traffic. The proposed
dwelling unit and landscaping will significantly improve the visual effect of the site from
the view of the public street.
SECTION 3. The Planning Commission HEREBY APPROVES Design Review
15-03 for the construction of a new 3,569 square feet two-story single-family dwelling
unit with an attached three-car garage at 3732 Brookline Avenue, and subject to the
conditions listed in Attachment "A" attached hereto and incorporated herein by
reference.
Planning Commission Meeting
August 17,2015
Page 10 of 14
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 fled
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 August 17, 2015, 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 August, 2015.
John Tang, 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
August, 2015, 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
August 17,2015
Page 11 of 14
ATTACHMENT "A"
DESIGN REVIEW 15-03
3732 BROOKLINE AVENUE
(APN: 8593-031-015)
CONDITIONS OF APPROVAL
August 17, 2015
1. Design Review 15-03 is approved for the construction of a new 3,569 square feet
two-story single-family dwelling unit with an attached three-car garage, in
accordance with the plans marked Exhibit "B", dated July 30, 2015. Any revisions
to the approved plans must be resubmitted for Planning Division review and, if
satisfactory, approval.
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.
4. Approval of Design Review 15-03 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 on-site public hearing notice posting shall be removed by the end of the 10-
day appeal period of Design Review 15-03.
6. Design Review 15-03 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
Design Review 15-03 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.
Planning Commission Meeting
August17,2015
Page 12 of 14
8. Design Review 15-03 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 15-03.
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 six (6) inches tall with a
minimum character width of 3/4 inch, 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
through Saturday. No construction shall take place on Sundays or on any federal
holiday, without prior approval by the City.
14. The Building Division, Planning Division, and Engineering Division shall have
access to the subject property at any time during construction to monitor
progress.
15. All requirements of the Building and Safety Division, Planning Division, and
Engineering Division shall be complied with prior to the final approval of the
proposed construction.
Planning Commission Meeting
August 17,2015
Page 13 of 14
16. All ground level mechanical/utility equipment (including meters, back flow
prevention 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 utilize the additional five (5) percent of bonus floor area, the following
design elements shall remain in effect:
a. Garage(s) placed at the rear of the lot and not visible from the street
b. Usage of windows that are recessed a minimum of four (4) inches on the
front elevation
c. Use of single-hung or double-hung windows on the front elevation
d. Second floor setback that exceeds the zoning minimum by more than five
(5) feet on one (1) side.
e. Use of natural architectural materials (such as wood and stone)
f. Use of interlocking pavers, decomposed granite, or other decorative
hardscape materials for walkways and driveways
20. Violations of the conditions of approval may result in citation and/or initiation of
revocation proceedings.
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Planning Commission Meeting
August 17,2015
Page 14 of 14
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