REHAB - Item 2B - 2709 - 11 Falling Leaf - Hearing •
MAYOR (Pii iktemeaa
MAYOR PRO TEM. +‘1
II;^BERM n... .r
. +YY! 8930E VALLEY BOULEVARD • P.O. BOX 399
OunalMEMeEFs
-'tY ECALIFORNIA 91770
eJEz ®®® TELEPHONE(818) 288-66]1
,oe vnsouez TELECOPIER 8183079218
TO: HONORABLE CHAIRMAN AND MEMBERS
BUILDING REHABILITATION APPEALS BOARD
FROM: FRANK G. TRIPEPI, CITY MANAGER ,/Y
DATE: FEBRUARY 17, 1998
RE: 2709 -11 FALLING LEAF - REHEARING
The subject property consists of an owner-occupied single family dwelling and a second,
tenant-occupied unit. This property was previously before the Board on January 27. 1998. At
that time, the Board ordered that the case be returned for Rehearing on February 24, 1998.
The Board directed the City Attorney to research the requirements for unpermitted
construction, and directed Building Department staff to arrange for interior inspection.
Interior access was gained on February 9, 1998. Inspection revealed numerous substandard
and potentially hazardous conditions. A second illegal kitchen was also observed in the
unpermitted addition at the front residence,2711 Falling Leaf Avenue, and appears to be have
been used as a separate third unit. A revised list of defects was generated and mailed to the
property owner on February 9, 1998.
A Notice of Rehearing was mailed and posted on the property on February 10, 1998. All
interested parties have been notified.
CITY BUILDING OFFICIAL'S RECOMMENDATION:
It is recommended that the Board find the property substandard and order removal of all
unpermitted, non-conforming portions of the front (2711 Falling Leaf Avenue) and rear (2709
Falling Leaf Avenue) units and correction of all other substandard conditions by March 12,
1998. However,if necessary permits for removal and corrective work are obtained by March
12, 1998, the abatement date may be extended to April 13, 1998. If sufficient progress is
achieved by April 13, 1998, the abatement date may be extended to May 11, 1998.
REHAB AGENDA
FEB 2 41998
ITEM No. 711 ..6.
MAYOR. `� Coses cad
JAY T IMPERIAL 11�"`�
MAYOR PRO TEM
R005T W 5R'JESCH
c°uRoiMSMeERs: esq 8838 E.VALLEY BOULEVARD • P.O. BOX 399
MARGARET UAAK } ROSEMEAD, CALIFORNIA 91770
GARVA TAYLOR ■ TELEPHONE
JOE VASOUE2
( 1 288-6691
TELECOPIER 8183079218
February 9, 1998
Maria Franco & Fidel Sosa SUBSTANDARD PROPERTY
2709 Falling Leaf Avenue 2709-11 Falling Leaf Avenue
Rosemead, CA 91770 Rosemead, CA 91770
NOTICE OF REHEARING
The City Building Official has determined by inspection that the following property is
substandard, as defined in Section 9905 of the City of Rosemead Building Laws, because of
the defects listed on the attached letter.
THEREFORE, NOTICE IS HEREBY GIVEN that on Tuesday, February 24, 1998, at
7:00 p.m., in the City Hall, 8838 E. Valley Boulevard, Rosemead, California, a REHEARING
WILL BE CONDUC I ED before the City of Rosemead Rehabilitation Appeals Board on this
matter.
All persons who desire to be heard shall appear before the above Board at said time and place
to show cause why the substandard conditions should not be ordered abated.
ADDRESS: 2709 - 11 FALLING LEAF AVENUE
LEGAL DESCRIPTION: LOT 20, TRACT 7621
ASSESSOR'S #: 5284-017-016
JAMES M. GUERRA
Building Official
!
STEVEN C. BAILEY
Deputy Building Official
Date Posted: / 0 . 9 ,ro By:
2/08/98
LIST OF DEFECTS
(Revised)
SUBSTANDARD PROPERTY
2709-11 Falling Leaf
2711 Falling Leaf(front unit)
1). Improper electrical and plumbing installations on building exterior(washer and dryer)
without required permits and approvals. (note: U.L. listing does not include the use
of a washer and dryer on the exterior, exposed to the elements.)
2). Addition to the Northwest building corner was constructed without required permits
and approvals. This addition appears to have been used as a separate dwelling unit.
The addition contains complete kitchen and bathroom facilities. The following
substandard conditions exist.
A). Improperly installed electrical installation.
B). Improperly installed plumbing installation. (Gas line, drain, waste and vent piping)
C). Bedroom lacks the required emergency egress.
D). Unit lacks the required six foot separation between the adjacent structure.
3). Patio constructed at the rear without required permits and approvals.
2709 Falling Leaf(rear unit)
1). Additions to the Northwest and Southwest building corners without required permits
and approvals. These additions are currently being used as a sleeping room and a
utility/storage room. The following substandard conditions exist.
2/08/98
page 02
2709 Falling Leaf(rear unit continued)
A). Improperly vented gas water heater.
B). Storage of combustible materials in close proximity to water heater.
C). Improper/hazardous wiring throughout.
D). Bedroom lacks required emergency egress.
E). Security Bars installed over the bedroom window without the required interior
release mechanism.
F). Extension cords used as a method of permanent wiring.
G). Improperly installed plumbing. (Gas line, drain waste and vent piping)
H). Unit lacks the required minimum three foot setback distance to the southern
property line.
Permits are required for the above items and may be obtained at the Building Department between
the hours of 7:00- 11:00 a.m., Monday through Thursday, and between 4:00 - 6:00 p.m., Thursday.
Rose Arguello
Building Inspector
MAYOR: r- tkrineaci
JAY T.IMPERIAL -
MAYOR O TEM:
ROME! BRUESCH
counrnMPMeePs: '1,SO ill
8838 E. VALLEY BOULEVARD • P.O. BOX 399
MARGARET CLARK ROSEMEAD, CALIFORNIA 91770
GARY A.TAYLOR TELEPHONE et
JOE VASOUE .,-., ( 8)288-66]1
TELECOPIER 8183079218
October 6, 1997 CERTIFIED MAIL
RETURN RECEIPT REQUESTED
Mr. & Mrs. Alvaro Franco and Mr. Fidel Sosa SUBSTANDARD PROPERTY
2709 Falling Leaf Avenue 2709 - 11 Falling Leaf Avenue
Rosemead, CA 91770 Roseinead, CA 91770
Dear Mr. & Mrs. Franco and Mr. Sosa:
A recent inspection of the property at the above address has found it to be substandard as defined by the City of
Rosemead Building Code, because of the defects enumerated in the attached list,
Section 9908 of the Code declares all such substandard buildings a public nuisance and requires the abatement thereof
by correction, if practical, or demolition of the substandard conditions.
As the owner of record, you are hereby notified to comply with the requirements of the above code, and to correct
or remove the substandard conditions listed. All such work shall be completed within thirty (30) days after receipt
of this letter. Be advised if you are renting this property to others the City may file a Notice of Non-Compliance with
the State Franchise Tax Board. Revenue and Taxation Code. Section 17274 states: "No deduction shall be allowed
for interests taxes, depreciation or amortization._with respect to substandard (rental) housing."
This notice will be posted on the property. If in your opinion, you disagree or cannot comply with the above findings
or order, you may request a public hearing. The request for hearing must be within thirty (30) days after posting of
this notice on the property, must be in writing, and directed to the City of Rosemead Building Official, 8838 East
Valley Boulevard, Rosemead, California 91770.
For further information, please contact the inspector whose name is shown on the attached list. Required permits
may be obtained between the hours of 7:00- I1:00 a.m_ Monday through Thursday, and 4.00 - 6:00 p.m., Thursday.
Very truly yours,
JAMES M. GUERRA
Building Official
se- y. ., _t _�. , t
STEVEN C. BAILEY
Deputy Building Official
Date Posted: A c, - 2 , ` 7 By:
September 22, 1997
LIST OF DEFECTS
SUBSTANDARD PROPERTY
2709- 11 Falling Leaf Avenue
1. Garages appear to have been converted to living area without required permits and
approvals.
2. Plumbing installations appear to have been made without required permits and approvals.
3. Addition/alterations at rear appear to have been constructed without required permits and
approvals.
4. Access to interior of all units required to verify other substandard conditions do not exist.
Please provide documents to verify legal status of all buildings on your property, including patio.
Permits are required for the above items and may be obtained at the Building Department between
the hours of 7:00 - 11:00 a.m., Monday through Thursday, and between 4:00 - 6:00 p.m.,
Thursday.
ROSE ARGUELLO
Building Inspector
CJUNTY OF LOS ANGELES
DEPARTMENT OFPUBLIC WORRE
SAN ca=RIFL vl-LFL R=GICUAL C.:IC=
ria.+o.i ra c.,sa.. ECILD iNC A:10 SAFETY
125 5. Baldwin Avenue
Arcadia, CA 91007
(313) 574-0541
M CRO=I_L2. I2CCYS4TION
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JAY MAYOR.IMPERIALy lcsize ad
MAYOR PRO EM _ f
ROBERT W RRLJESGH
courvn:usM8ERs: 8838 E. VALLEY BOULEVARD . P.O. BOX 399
MARGARET L, ROSEMEAD. CALIFORNIA 91770
GARY A.TAYLOR 819 TELEPHONE 288-6671
JOE VASOUE- ( 1
TELECOPIER 8183079218
July 7, 1997
Alvaro F. Franco SUBSTANDARD PROPERTY
2709 Falling Leaf Avenue 2709 - 11 Falling Leaf Avenue
Rosemead, CA 91770 Rosemead, CA 91770
Dear Rosemead Property Owner:
As you probably know, the City of Rosemead has had in effect for some time, a Building
Rehabilitation and Property Maintenance Program.
The purpose of this Program is to provide continued health, safety, and welfare for all City residents.
I know that you, as a responsible citizen, are interested in the present and future well-being of your
community and realize this interest can best be served by making this area an enjoyable place to live
and work.
With this thought in mind, the Property Rehabilitation Program is designed to assist you in improving
your property by pointing out unsafe or unsightly conditions which are detrimental to our community
as a whole, and your property in particular.
You, as an owner, can best accomplish the objectives of the Program by prompt compliance. To
familiarize you with these conditions, and to aid you in solving your particular problem, we are
enclosing a list of defects. If you have any questions, please contact the inspector whose name is
listed on the request.
Thank you for your continued cooperation.
Respectfully,
RANK G. TRIPEPI
City Manager
City of Rosemead
•
June 26, 1997
LIST OF DEFECTS
SUBSTANDARD PROPERTY
2709 - I1 Falling Leaf Avenue
1. Garages appear to have been converted to living area without required permits and
approvals.
2. Plumbing installations appear to have been made without required permits and approvals.
3. Addition/alterations at rear appear to have been constructed without required permits and
approvals.
4. Access to interior of all units required to verify other substandard conditions do not exist.
Please provide documents to verify legal status of all buildings on your property, including patio.
Permits are required for the above items and may be obtained at the Building Department between
the hours of 7:00 - 11:00 a.m., Monday through Thursday, and between 4:00 - 6:00 p.m.,
Thursday.
ROSE ARGUELLO
Building Inspector
I 'B. A N
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WALLIN, KRESS. REISMAN & KRAN ITZ
LAW OFFICES
2800 TWENTY-EIGHTH STREET SUITE NS
SANTA MONICA, CALIFORNIA 9090S-6205
TELEPHONE (SOI wS0-9582
FACSIMILE 1301450-0500
TO: HONORABLE CHAIRMAN AND MEMBERS
ROSEMEAD BUILDING REHABILITATION APPEALS BOARD
FROM: CITY ATTORNEY )
RE: 2709-I1 FALLING LEAF
DATE: FEBRUARY 16, 1998
At the Rehabilitation Appeals Board meeting of January 27, 1998, the City Attorney was
directed to review the options available for the subject property.
I have reviewed the relevant facts with the Planning Director and Building Official.
At the last Rehabilitation Appeals Board meeting,the Planning Director correctly
explained that the structures on the subject property are non-conforming and new construction in
the form of additions is not permitted in the case of non-conforming structures. The illegally
constructed additions are considered to be new construction and subject to the current zoning and
building codes.
It appears that removal of the unpermitted portions of the structures is the only legal
solution as the unpermitted portions cannot be legalized. The property owners could apply for a
variance from the following:
1. Minimum lot size for 2 units. In the R-2 zone, a minimum of 4.500
square feet is necessary for each unit. Here, the subject lot is only 6,142 square
feet. To allow the second unit to exist, on its existing footprint, a variance for the
deficit of 2,858 feet (9,000 square feet required less the 6,142 square foot size of
the lot) would have to applied for and granted. Staff has never supported variance
from the R-2 density standard as measured by minimum lot size and is not aware
of any such variances being approved; and
2. Two car garage requirement. Additionally, variance from the
requirement of 2-car covered garages would have to be applied for and granted.
While the garage conversion itself was permitted,the property became non-
conforming and new construction cannot be permitted unless the garage
requirement is satisfied or waived by the granting of a variance; and
WALLIN, KRESS, REISMAN & KRANITZ
L. OFFICES
HONORABLE CHAIRMAN AND MEMBERS
ROSEMEAD REHABILITATION APPEALS BOARD
February 16, 1998
Page 2
3. Setback requirements. The unpermitted additions also do not meet
Zoning Code setback requirements for the side yards and for the distance between
structures.
It would be extremely difficult to make the legally required findings to support such
variances. Assuming that the Zoning Code variances were applied for and granted with the
legally required findings, the unpermitted additions would still have to be brought up to Building
Code standards, which are not subject to variance. The interior inspection revealed a number of
additional defects that would have to be corrected. It is the Building Official's position that the
unpermitted additions to the converted garage and to the house could not be permitted to remain
as erected because of the lack of fire resistive construction and unprotected openings in exterior
walls. The unpermitted additions are too close to the property line, each other and to the
structures on the adjacent property. These, again, are Building Code safety issues which are not
subject to variance.
Please contact the Building Official, Planning Director or me with any additional
questions you may have regarding the options for this property.