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PC - 2016-16 - Approving Conditional Use Permit 16-07 and Tentative Parcel Map 74334 at 9348 and 9350 Valley PC RESOLUTION 16-16 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 16-05, CONDITIONAL USE PERMIT 16-06, DESIGN REVIEW 16-07, AND TENTATIVE PARCEL MAP 74334, TO CONSOLIDATE FIVE (5) PARCELS OF LAND INTO ONE (1) PARCEL OF LAND; IMPROVE THE FACADE OF THE EXISTING COMMERCIAL BUILDING; PERFORM INTERIOR TENANT IMPROVEMENTS TO ESTABLISH A TOTAL OF TWO (2) UNITS WITHIN THE EXISTING COMMERCIAL BUILDING; EXPAND THE PARKING AND LANDSCAPE AREAS ON-SITE; AND ESTABLISH AN AUTOMOBILE SALES USE AND AUTOMOBILE RENTAL USE IN THE FIRST AND SECOND UNIT, RESPECTIVELY. THE PROJECT SITE IS LOCATED AT 9348 AND 9350 VALLEY BOULEVARD (FORMERLY KNOWN AS 9344 AND 9354 VALLEY BOULEVARD AND 9347 STEELE STREET), CONSISTING OF THE FOLLOWING ASSESSOR PARCEL NUMBERS: 8594-005-004, 8594-005-005, 8594-005-006, 8594-005-022, and 8594-005-030, AND IS IN A C-3/DO (MEDIUM COMMERCIAL WITH A DESIGN OVERLAY) ZONE. WHEREAS, on June 27, 2016, Frank Chao has submitted applications for two (2) Conditional Use Permits (CUP), Design Review (DR), and Tentative Parcel Map (TPM) to consolidate five (5) parcels of land into one (1) parcel of land; improve the façade of the existing commercial building; perform interior tenant improvements to establish a total of two (2) units within the existing commercial building; expand the parking and landscape areas on-site; and establish an automobile sales use and automobile rental use in the first and second unit, respectively. The project site is located at 9348 and 9350 Valley Boulevard (formerly known as 9344 and 9354 Valley Boulevard and 9347 Steele Street); WHEREAS, 9348 and 9350 Valley Boulevard (formerly known as 9344 and 9354 Valley Boulevard and 9347 Steele Street) is located in a C-3/D-O (Medium Commercial with a Design Overlay) zoning district; WHEREAS, Section 17.132.040 of the Rosemead Municipal Code provides the criteria for a Conditional Use Permit; WHEREAS, Section 17.28.020(C) of the Rosemead Municipal Code provides the criteria for a Design Review; WHEREAS, Section 16.08.130 of the Rosemead Municipal Code provides the criteria for subdivision regulations for minor subdivisions (4 or less lots); WHEREAS, Sections 65800 & 65900 of the California Government Code and Sections 17.132.040, 17.28.020(C) and 16.08.130 of the Rosemead Municipal Code authorizes the Planning Commission to approve, conditionally approve, or deny Conditional Use Permit, Design Review, and Tentative Parcel Map applications; WHEREAS, on August 4, 2016, fifty-one (51) 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 CUP 16-05, CUP 16-06, DR 16-07, and TPM 74334; WHEREAS, on August 15, 2016, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to CUP 16- 05, CUP 16-06, DR 16-07, and TPM 74334; and WHEREAS, the Rosemead Planning Commission has sufficiently considered all testimony presented to them in order to make the following determination. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rosemead as follows: SECTION 1. The Planning Commission HEREBY DETERMINES that CUP 16-05, CUP 16-06, and DR 16-07 is classified as a Class 1 Categorical Exemption, pursuant to Section 15301 of the California Environmental Quality Act guidelines. Section 15301 of the California Environmental Quality Act guidelines exempts projects consisting of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. Accordingly, CUP 16-05, CUP 16-06, and DR 16-07 is classified as a Class 1 Categorical Exemption pursuant to Section 15301 of CEQA guidelines. Section 15305(c) of the CEQA guidelines exempts projects that consist of the reversion to acreage in accordance with the Subdivision Map Act. Accordingly, TPM 74334 is classified as a Class 5 Categorical Exemption pursuant to Section 15305(c) of CEQA guidelines. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving CUP 16-05 in accordance with Section 17.132.040 of the Rosemead Municipal Code as follows: A. Approval of the application will not be or incompatible or injurious to other properties or land uses in the vicinity or create conditions materially detrimental to the public health, safety and general welfare. FINDING: The proposed automobile sales office is located within an established commercial corridor of the City. Conditions of approval will ensure that the public health, safety, and general welfare would be protected. A security plan, approved by the City of Rosemead Chief of Police, will be implemented to protect the properties and land uses in the vicinity. B. The use is consistent with the General Plan. FINDING: The Land Use Element of the General Plan aims to concentrate commercial and industrial businesses in established commercial, office, and industrial districts. Accordingly, the use will be located along an established commercial corridor. C. The use is consistent with the provisions of this Zoning Code. FINDING: The use is consistent with the applicable provisions of the Zoning Code. D. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. FINDING: Section 15301 of the California Environmental Quality Act (CEQA) guidelines exempts projects consisting of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. Accordingly, CUP 16-05 is classified as a Class 1 Categorical Exemption pursuant to Section 15301 of CEQA guidelines. E. If development is provided for under the Conditional Use Permit, the project is consistent with the goals and objectives of the applicable standards and Design Guidelines in the overlying district. FINDING: The proposed project is located in a Design Overlay. Per Rosemead Municipal Code, Section 17.28.020(A)(1), in the Design Overlay zone, Design Review procedures shall be followed for all improvements requiring a building permit or visible changes in form, texture, color, exterior facade, or landscaping. Staff has worked closely with the applicant to ensure that the project is consistent with the goals and objectives of the applicable standards and Design Guidelines in the overlying district. SECTION 3. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving CUP 16-06 in accordance with Section 17.132.040 of the Rosemead Municipal Code as follows: A. Approval of the application will not be or incompatible or injurious to other properties or land uses in the vicinity or create conditions materially detrimental to the public health, safety and general welfare. FINDING: The proposed automobile rentals office is located within an established commercial corridor of the City. Conditions of approval will ensure that the public health, safety, and general welfare would be protected. A security plan, approved by the City of Rosemead Chief of Police, will be implemented to protect the properties and land uses in the vicinity. B. The use is consistent with the General Plan. FINDING: The Land Use Element of the General Plan aims to concentrate commercial and industrial businesses in established commercial, office, and industrial districts. Accordingly, the use will be located along an established commercial corridor. C. The use is consistent with the provisions of this Zoning Code. FINDING: The use is consistent with the applicable provisions of the Zoning Code. D. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. FINDING: Section 15301 of the California Environmental Quality Act (CEQA) guidelines exempts projects consisting of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. Accordingly, CUP 16-06 is classified as a Class 1 Categorical Exemption pursuant to Section 15301 of CEQA guidelines. E. If development is provided for under the Conditional Use Permit, the project is consistent with the goals and objectives of the applicable standards and Design Guidelines in the overlying district. FINDING: The proposed project is located in a Design Overlay. Per Rosemead Municipal Code, Section 17.28.020(A)(1), in the Design Overlay zone, Design Review procedures shall be followed for all improvements requiring a building permit or visible changes in form, texture, color, exterior facade, or landscaping. Staff has worked closely with the applicant to ensure that the project is consistent with the goals and objectives of the applicable standards and Design Guidelines in the overlying district. SECTION 4. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving DR 16-07 in accordance with Section 17.28.020 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 proposed project consists of remodeling the exterior façade of an existing commercial building, an interior commercial tenant improvement to establish two separate units, expanding the existing parking lot, and installing new landscaping. The proposed exterior façade design would be of a modern design and would be complementary to the existing developments in the vicinity. 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 existing structure is designed with front, side, and rear setbacks that meet or exceed the minimum requirements of the C-3 zone, which creates a buffer between the proposed residence and the surrounding residences to protect against noise, vibrations, and other factors that 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. FINDING: The proposed modern exterior facade of the existing building would complement the existing commercial site developments within the vicinity of the project site. The proposed project utilizes colors and materials that would not be at variance with the appearance of existing neighboring buildings. As such, approval of the proposed project would not cause the nature of the local environment to materially depreciate in appearance and value. 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 proposed modern exterior facade of the existing building would be in harmony with the proposed developments on land in the general area. The use of natural and modern materials, warm colors, and style of the building would complement buildings that are part of the Civic center, in public of educational use, or are within or immediately adjacent to land included within any precise plan which indicates building shape, size, or style. 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 modern exterior façade of the existing building would complement the existing commercial site developments within the vicinity of the project site. The existing structure meets all the development standards in Table 17.16.030.1 of the Rosemead Municipal Code. As such, the proposed project would be in conformity with the standards of the Zoning Code and other applicable ordinances in so far as the location and appearance of the buildings and structures are involved. 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: The project consists of a proposed modern exterior façade of the existing building, the expansion of the existing parking lot, and new landscaping. The site plan and design of the parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation. The proposed modern exterior façade of the existing building would produce a visually pleasing effect of the development from the view of public streets. SECTION 5. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving TPM 74334, in accordance with 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 proposed map to consolidate five (5) parcels into one (1) parcel will improve the alignment of the subject property lines and prevent parcels within the development from being sold separately without adequate parking and access facilities in the future. The proposed map is designed within the parameters of the Subdivision Map Act and the Rosemead Municipal Code. The map will not be detrimental to public welfare or injurious to the property improvements in the immediate vicinity. B. The proposed division will not be contrary to any official plan adopted by the City Council; or to any official policies or standards adopted by the City Planning Commission or 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 subject site is designated C-3/D-O (Medium Commercial with a Design Overlay) on the Zoning Map and Commercial in the General Plan. Planning Division staff, as well as the Public Works staff, have checked the map for accuracy and have verified that the application is not contrary to any adopted policy or plans. C. Each proposed parcel conforms in area and dimension to the provisions of zoning and subdivision requirements of the city; FINDING: Table 17.16.030.1 of the Rosemead Municipal Code requires a minimum lot area of 5,000 square feet with a minimum lot width/depth of 50 feet for any proposed parcel of land in a C-3 zone. The proposed parcel of land will have a total lot area of 26,418 square feet and a lot width/depth that exceeds the minimum requirement of 50 feet. Therefore, the proposed map will conform to Table 17.16.030.1 of the Rosemead Municipal Code and will be processed in compliance with the Subdivision Map Act. 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; and FINDING: Access to the new parcel of land is via Valley Boulevard. No additional streets, alleys, or driveways are proposed with this map. The City Engineer has checked the tentative map for its accuracy and is satisfied with the proposed parcel map request. The City Engineer's conditions of approval have been included in Conditions of Approval and will be complied with at the time of filing the final map and at the implementation phase. In addition, the applicant is not proposing any new development on the site. E. All easements and covenants required for the approval of the tentative map or plot plan have been duly executed and recorded. FINDING: Prior to recordation of the Final Parcel Map, and where applicable, the applicant shall dedicate necessary easements to be executed as required by the City Engineer and such dedicated easements shall be recorded with the Final Parcel Map. SECTION 6. The Planning Commission HEREBY APPROVES CUP 16-05, CUP 16-06, DR 16-07, and TPM 74334 to consolidate five (5) parcels of land into one (1) parcel of land; improve the facade of the existing commercial building; perform interior tenant improvements to establish a total of two (2) units within the existing commercial building; expand the parking and landscape areas on-site; and establish an automobile sales use and automobile rental use in the first and second unit, respectively. SECTION 7. 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 8. This resolution is the result of an action taken by the Planning Commission on August 15, 2016, by the following vote: AYES: DANG, HERRERA, LOPEZ, AND TANG NOES: NONE ABSTAIN: ENG ABSENT: NONE SECTION 9. The Secretary shall certify to the adoption of this resolution and shall transmit copies of same to the applicants and the Rosemead City Clerk. PASSED, APPROVED, and ADOPTED s day of August : •.. , AP Daniel ...ez, C %r 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 15th day of August, 2016, by the following vote: AYES: DANG, HERRERA, LOPEZ, AND TANG NOES: NONE ABSTAIN: ENG ABSENT: NONE /n IAVUlMwki �O Michelle Ramirez, retary APPROV- . • STOFO/( G o� g . re : y, Planning ommission Attorney Burke, Wil . s & Sorensen, LLP ATTACHMENT "A" (PC RESOLUTION 16-16) CONDITIONAL USE PERMIT 16-05, CONDITIONAL USE PERMIT 16-06, DESIGN REVIEW 16-07, AND TENTATIVE PARCEL MAP 74334 9348 AND 9350 VALLEY BOULEVARD (FORMERLY KNOWN AS 9344 AND 9354 VALLEY BOULEVARD AND 9347 STEELE STREET) (APNS: 8594-005-004, 8594-005-005, 8594-005-006, 8594-005-022, and 8594-005-030) CONDITIONS OF APPROVAL AUGUST 15, 2016 Standard Conditions of Approvals 1. Conditional Use Permit 16-05, Conditional Use Permit 16-06, Design Review 16- 07, and Tentative Parcel Map 74334 ("Project") is approved for the consolidation of five (5) parcels of land into one (1) parcel of land; the improvement of the facade of the existing commercial building; interior tenant improvements to establish a total of two (2) units within the existing commercial building; expansion of the parking and landscape areas on-site; and the establishment of an automobile sales use and automobile rental use in the first and second unit, respectively, in accordance with the draft plans marked Exhibit "B", dated July 25, 2016. 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 Project shall not take effect for any purpose until the applicant(s) have filed with the City of Rosemead ("City") 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 Project. 6. Project is approved for a period of one (1) year. The applicant(s) shall commence the approved 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 Project has been unused, abandoned, or discontinued for a period of one (1) year, it shall become null and void. 7. The Planning Commission hereby authorizes the Planning Division to make and/or approve minor modifications to the project and to these conditions of approval. 8. Project 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 Project. 9. The applicant(s) 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(s) 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. The applicant shall abide by the noise control sections of the Rosemead Municipal Code. 14. The Building Division, Planning Division, and Engineering Division shall have access to the project site 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. 16. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. Project Specific Conditions of Approval 17. Each individual vehicle for sale or rent shall be driven onto the site. Loading and unloading of vehicles for sale or rental shall be prohibited on site and on the street adjacent from the site. (MODIFIED BY THE PLANNING COMMISSION ON AUGUST 15, 2016) 18. All walls on the property shall be stucco finished to complement the design of the building. The garage doors will remain clear glass and will not be changed out to frosted glass or opaque material without review and permission of the Planning Commission. (MODIFIED BY THE PLANNING COMMISSION ON AUGUST 15, 2016) 19. Hours of operation shall be limited from 9:00 a.m. to 8:00 p.m., daily. The hours of operation shall be posted in the front window or door. 20. A security plan, approved by the City of Rosemead Chief of Police, shall be implemented and enforced at all times. 21. There shall be no automobile repair and/or automobile wash uses permitted on- site. 22. Temporary structures shall not be erected on the project site. 23. The applicant shall construct and maintain an enclosed trash enclosure on the subject property. Such trash enclosure shall comply with the Rosemead Municipal Code. 24. All property that is vacant, under construction, or being demolished shall be totally enclosed around the perimeter by a fence that is a minimum of six feet in height as measured from adjacent property, subject to the approval of the Community Development Director or other designated officials. The following requirements shall be met: a. The required fence shall be adequately constructed from chain-link, lumber, masonry or other approved materials. The fence shall be entirely self- supporting and shall not encroach or utilize structures or fencing on any adjacent property without prior written approval of the adjacent property owner. b. The fence shall be installed prior to the initiation of any construction or demolition and shall be continuously maintained in good condition. c. Signs stating "PRIVATE PROPERTY, NO TRESPASSING" shall be posted on the fence. d. The provisions of this section shall not apply to a fence or wall as required by any law or regulation of the state of California or any agency thereof. 25. Any exterior lighting shall be fully shielded and directed downwards as to not project over the property lines of the project site. 26. A master sign program shall be submitted to the Planning Division for review and, if satisfactory, approval. Any sign not attached to the building shall be a monument sign not to exceed six (6) feet. (MODIFIED BY THE PLANNING COMMISSION ON AUGUST 15, 2016) 27. Planning Division approval of sign plans must be obtained prior to obtaining building permits and/or installation for any signs. 28. The site shall be maintained in a graffiti-free state. Any graffiti shall be removed within twenty-four (24) hours. 29. The site shall be maintained in a clean, weed and litter free state. 30. All open areas not covered by concrete, asphalt, or structures shall be landscaped and maintained on a regular basis to the satisfaction of the Planning Division. 31. Parking area(s) shall be maintained free from conspicuous cracks or holes. All parking striping shall be maintained in a clear, visible, and orderly manner to the satisfaction of the Planning Division. 32. The parking lot on the site shall be limited to twenty-eight (28) off-street parking spaces for vehicle sales, eighteen (18) off-street parking spaces for vehicle rentals, and twelve (12) off-street parking spaces for customer parking. (ADDED BY THE PLANNING COMMISSION ON AUGUST 15, 2016) Public Works Conditions of Approval GENERAL 33. A Topographic survey indicating the proposed tentative tract map should be submitted for approval. This should indicate right of way dimensions, existing sidewalk dimensions, street dimensions, utilities, easements, etc. 34. 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. 35. A final tract map prepared by, or under the direction of a Registered Civil Engineer authorized to practice land surveying, or a Licensed Land Surveyor, must be processed through the City Engineer's office prior to being filed with the County Recorder. 36. A preliminary subdivision guarantee is required showing all fee interest holders and encumbrances. An updated title report shall be provided before the final tract map is released for filing with the County Recorder. 37. The final tract 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. 38. 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. 39. Comply with all requirements of the Subdivision Map Act. 40. Approval for filling of this land division is contingent upon approval of plans and specifications mentioned below. If the improvements are not installed prior to the filing of this division, the developer must submit an Undertaking Agreement and a Faithful Performance and Labor and Materials Bond in the amount estimated by the City Engineer guaranteeing the installation of the improvements. 41. The City reserves the right to impose any new plan check and/or permit fees approved by City Council subsequent to tentative approval of this map. ROAD 42. 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. Driveway approach shall be replaced if damaged during construction. 43. All work proposed within the public right-of-way shall require permits from the Public Works Department. 44. Install minimum two (2) 36-inches box parkway tree. 45. Install 4-inches PCC Sidewalk if damaged during construction. UTILITIES 46. All power, telephone and cable television shall be underground. 47. Any utilities that are in conflict with the development shall be relocated at the developer's expense. WATER 48. Prior to the filing of the final map, there shall also be filed with the City Engineer, a statement from the water purveyor indicating subdivider compliance with the Fire Chief's fire flow requirements. 49. Fire Department approval letter shall be submitted to the City Engineer prior final approval. County of Los Angeles Fire Department Conditions of Approval 50. The submitted parcel map and conditional use permit is cleared by the Land Development Unit for public hearing. If there are any changes with the existing building configuration, contact fire prevention engineering at 323-890-4125 for additional fire department requirements. 51. Review and approval by the County of Los Angeles Fire Department Fire Prevention Engineering Section Building Plan Check Unit may be required for this project prior to building permit issuance.