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PC - 2017-03 - Approving General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01 and Zone Variance 16-02 For New Residential Development PC RESOLUTION 17-03 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA RECOMMENDING THE CITY COUNCIL APPROVE GENERAL PLAN AMENDMENT 16-01, TENTATIVE TRACT MAP 74095, PLANNED DEVELOPMENT REVIEW 16-01, AND ZONE VARIANCE 16-02 FOR THE CONSTRUCTION OF 21-UNIT RESIDENTIAL PLANNED DEVELOPMENT. THE SUBJECT SITE IS LOCATED AT 1152 SAN GABRIEL BOULEVARD IN A P-D ZONE (APN: 5275-015-042). WHEREAS, on March 15, 2016, Orange Rosemead Investments, LLC submitted entitlement applications for the construction of 21-unit residential planned development; and WHEREAS, 1151 San Gabriel Boulevard is located in a P-D zone; and WHEREAS, Rosemead Municipal Code Section 17.152.060 provides the purpose and criteria for a general plan amendment; and WHEREAS, Section 66474 et seq of the Subdivision Map Act and Rosemead Municipal Code Section 16.08.130 provides the criteria for a tentative tract map; and WHEREAS, Rosemead Municipal Code Section 17.24.040(E) provides the criteria for a planned development; and WHEREAS, Rosemead Municipal Code Section 17.140.040 provides the criteria for a zone variance; and WHEREAS, Sections 65800 & 65900 of the California Government Code and Rosemead Municipal Code Sections 16-08 and 17.140.040 authorizes the Planning Commission to approve, conditionally approve, or disapprove the tentative tract map and zone Variance applications; and WHEREAS, Rosemead Municipal Code Sections 17.24.040(E), 17.152.040 and 17.152.060 authorizes the Planning Commission provide a written recommendation and reasons for the recommendation to the City Council whether to approve, approve in modified form, or deny the general plan amendment and planned development; and WHEREAS, in December 2016, an Initial Environmental Study for the proposed project was completed finding that the proposed project would have a less than significant effect on the environment and a Mitigated Negative Declaration was prepared, in accordance with the guidelines of the California Environmental Quality Act, and local environmental guidelines; and 1 WHEREAS, on February 2, 2017, thirty-seven (37) notices were sent to property owners within a 300-feet radius from the subject property, in addition to notices posted in six(6) public locations, on-site, published in the Rosemead Reader, and filed with the Los Angeles County Clerk, specifying the availability of the application, plus the date, time, and location of the public hearing for General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02, pursuant to California Government Code Section 65091(a)(3); and WHEREAS, on March 6, 2017, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02; 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 makes a finding of adequacy with the Mitigated Negative Declaration and HEREBY RECOMMENDS that the City Council adopt the Mitigated Negative Declaration as the environmental clearance for General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16- 01, and Zone Variance 16-02. SECTION 2.The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving General Plan Amendment 16-01 in accordance with Rosemead Municipal Code Section 17.152.060 as follows: A. The amendment is consistent with all other provisions of the General Plan; FINDING: The proposed amendment will change the land use designation of the subject parcel from Public Facilities to Medium Density Residential. The subject site is currently zoned P-D on the Zoning Map. According to the General Plan and Zoning Ordinance Consistency Table, the P-D zone is a corresponding zone district to the Medium Density Residential land use designation. B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and FINDING: The existing land use designation of the subject site is Public Facilities. The subject site is currently designated as Public Facilities as it was a former sports field belonging to Don Bosco Technical Institute. The proposed amendment would change the land use designation to Medium Density residential for the construction of 21 single- family residential units. The subject site is adjacent to single-family residences, therefore will not be detrimental to the public interest, health, safety, convenience, or welfare of the 2 City. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures. C. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. FINDING: The subject site is adjacent to single-family residences, therefore, the amendment to the Medium Density Residential land use designation for the construction of 21 single-family dwelling units will be physically suitable for the subject site. The subject site is currently designated as Public Facilities as it was a former sports field belonging to Don Bosco Technical Institute. In addition, a traffic impact study was completed for the project. The Study to assess project-related traffic impacts. The Study concluded that the portion of Lawrence Avenue utilized by the project is projected to provide adequate capacity for existing plus project traffic conditions, and the future traffic volumes are considered acceptable for a street that fronts residential land use. The City Engineer and City's Traffic Consultant has reviewed the traffic study and finds it acceptable and the study has been relied on in the Mitigated Negative Declaration. SECTION 3. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Tentative Tract Map 74095 in accordance with Section 66474 et seq of the Subdivision Map Act and Rosemead Municipal Code Section 16.08.130 as follows: A. The map will not be materially detrimental to the public welfare nor injurious to the property, or improvements in the immediate vicinity. FINDING: Tentative Tract Map 74095 is a condominium subdivision to create 21 legal condo parcels for the development of 21 single-family dwelling units. The subject site is adjacent to single-family residences, therefore will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality 3 Act (CEOA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures B. The proposed division will not be contrary to any official plan, policy or standards adopted by the City. FINDING: Tentative Tract Map 74095 is a condominium subdivision to create 21 legal condo parcels for the development of 21 single-family dwelling units. The subject site is adjacent to single-family residences and will not be contrary to any official plan, policy, or standards adopted by the City. The P-D zone is designated to accommodate various types of development such as single-family residential developments. C. Each proposed parcel conforms in area and dimension to the City codes. FINDING: Tentative Tract Map 74095 is a condominium subdivision to create 21 legal condo parcels for the development of 21 single-family dwelling units. The proposed planned development conforms with the area and dimension to the City codes. 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. FINDING: The City Engineer has reviewed this proposed subdivision relative to the adjacent right-of-way. Vehicular access to the project site will be provided from via an extension of Orange Street., which will be privately maintained. Based on this review, it is determined that the design and construction of the project would preserve 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 Orange Street 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: No easements or covenants are required for the proposed development as the streets will be privately owned. SECTION 4. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Planned Development Review 16-01 in accordance with Rosemead Municipal Code Section 17.24.040(E) and 17.152.060 as follows: 4 A. The proposed amendment is consistent with the General Plan and any applicable specific plan; FINDING: The subject site is currently zoned P-D on the Zoning Map. According to the General Plan and Zoning Ordinance Consistency Table, the P-D zone is a corresponding zone district to the Medium Density Residential land use designation. For this reason, the proposed amendment is consistent with the General Plan. The subject site is not located in a specific plan area. B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and FINDING: The subject site is zoned P-D. The P-D zone is designated to accommodate various types of development such as single-family residential developments. The subject site was a part of a larger planned development for the Don Bosco Technical Institute, however, was parceled off in 2016. The subject site is adjacent to single-family residences, therefore, the development of 21 single-family residential units will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures. C. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. FINDING: The existing site is zoned P-D. The P-D zone is designated to accommodate various types of development such as single-family residential developments. The subject site was a part of a larger planned development for the Don Bosco Technical Institute, however, was parceled off in 2016. The subject site is physically suitable for a residential planned development as it is adjacent to single-family residences. In addition, a traffic impact study was completed for the project to assess project- related traffic impacts. The Study concluded that the portion of Lawrence Avenue utilized by the project is projected to provide adequate capacity for existing plus project traffic conditions, and the future traffic volumes are considered acceptable for a street that 5 fronts residential land use. The City Engineer and City's Traffic Consultant has reviewed the traffic study and finds it acceptable and the study has been relied on in the Mitigated Negative Declaration. SECTION 5. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Zone Variance 16-02 in accordance with Rosemead Municipal Code Section 17.140.040 as follows: A. There are special circumstances or conditions applicable to the subject property (such as location, shape, size, surroundings, topography, or other physical features, etc.) that do not apply generally to other properties in the vicinity under an identical zoning district; FINDING: The subject site was a former sports field belonging to Don Bosco Technical Institute. There are special circumstances and conditions applicable to the subject property that would not apply generally to other residential planned developments in the vicinity under the P-D zone. Single-family residential lots in the vicinity that would require front yard setbacks abut and/or face public streets. The subject site is not bounded by any public street and is accessed only through the existing terminus of Orange Street. In addition, when developed, the front yard setback of subject site will become the side yard of the three single-family residential lots. B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other property in the vicinity and under an identical zoning district; FINDING: Strict compliance with the Zoning Code requirements would deprive the subject property of privileges enjoyed by other property in the vicinity and under an identical zoning district as the development is not bounded by any public street. The front yard line is adjacent to the rear yards of the adjoining residential properties. When developed, the front yard setback will become the side yard of the three affected single- family residential lots. This would deprive the subject property of parking and open space privileges that typically would be enjoyed by other condominium communities serviced by private streets within the P-D zone. C. Approving the Variance would not constitute a grant of special privilege inconsistent with the limitations on other properties in the same vicinity and zone in which the subject property is situated; and FINDING: Since the subject site is not bounded by any public street and will be serviced by private streets, approving the Variance would not constitute a grant of special privilege inconsistent with the limitations on other properties in the same vicinity and zone in which the subject property is located. 6 D. The requested Variance would not allow a use or activity that is not otherwise expressly authorized by the regulations governing the subject parcel. FINDING: The subject site is zoned P-D. The P-D zone is designated to accommodate various types of development such as single-family residential developments. Upon approval of the General Plan Amendment, the subject property may be developed for residential use subject to the requirements for single-lot condominium communities serviced by private streets under the P-D zone. SECTION 6. The Planning Commission HEREBY RECOMMENDS CITY COUNCIL APPROVAL of General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02 for the construction of 21-unit residential planned development. SECTION 7. This resolution is the result of an action taken by the Planning Commission on March 6, 2017, by the following vote: AYES: DANG, ENG, LOPEZ, AND TANG NOES: NONE ABSTAIN: NONE ABSENT: HERRERA 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 6'h day of March, 2017. Daniel Lo p, 14'.it 7 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 6th day of March, 2017, by the following vote: AYES: DANG, ENG, LOPEZ, AND TANG NOES: NONE ABSTAIN: NONE ABSENT: HERRERA ELLIti ‘11446 Michelle Ramirez, SAstory APPROVED AS TO F • Gregory M. Murphy, Planning Commission Attorney Burke, Williams & Sorensen, LLP 8