CC - Item 1A - Workshop - Borstein Enterprises Concept PresentationE M E
5
'� 4 a ROSEMEAD CITY COUNCIL/
PLANNING COMMISSION
** MEMORANDUM
/NCORPORATED 1959
TO: THE HONORABLE MAYOR AND CITY COUNCIL
THE HONORABLE CHAIR AND PLANNING COMMISSION
FROM: GLORIA MOLLEDA, CITY MANAGER 1•
0 -
DATE: NOVEMBER 9, 2021
SUBJECT: BORSTEIN ENTERPRISES CONCEPT PRESENTATION
SUMMARY
Borstein Enterprises has submitted a Pre -Application, proposing to develop a 35 -unit residential
planned development on three parcels totaling approximately 147,233 square feet (3.38 acres).
The project will require a Zone Change from a Single -Family Residential (R-1) to Planned
Development (P -D) and a General Plan Amendment from Low Density Residential (LDR) to a
Medium Density Residential (MDR). The subject site is located at 8601 and 8623 Mission Drive
in the Single -Family Residential (R-1) zone.
AGENDA ITEM 1.A
City Council/Planning Commission Memorandum
November 9, 2021
Page 2 of 2
DISCUSSION
On August 26, 2021, the Planning Division received a Pre -Application from Borstein Enterprises
for residential planned development project consisting of 35 units. Based on the project
narrative (Attachment "A") and conceptual and preliminary plans (Attachment `B"), the two-
story dwelling units will range from 2,200 square feet to 2,520 square feet with an attached two -
car garage. The project also includes 23 guest parking spaces, private and shared open space
areas and driveways, and landscaping.
On September 22, 2021, the Planning Division issued a comment letter (Attachment "C") based
on the conceptual and preliminary plans that were submitted in the Pre -Application package.
The applicant is aware that the comments are preliminary in nature and is currently revising the
plans for a complete submittal. As part of the Pre -Application process, Borstein Enterprises
would like to present their proposed project in a workshop to the City Council and Planning
Commission to receive feedback and input. Borstein Enterprises was founded in 1980 by Alan
Borstein. Borstein Enterprises is a privately held, fully integrated, real estate firm that has
financed, developed, and/or constructed over 120 residential subdivisions and more than 3.6
million square feet of industrial and commercial property.
Prepared by:
',�a
LilyWalenzuela, Planning & Economic Development Manager
Submitted by:
Mark Persico, Interim Director of Community Development
Attachment A: Project Narrative
Attachment B: Conceptual Plans
Attachment C: Pre -Application 21-02 Comment Letter
Attachment A
Project Narrative
,"
B O R S T E I N I 11766 Wilshire Boulevard, Suite 820, Los Angeles, California 90025
T 310 582 1991 F 310 6821999 borsteinenterprises.com
ENTERPRISES
August 26, 2021
Ms. Angelica Frausto-Lupo
Ms. Lily Valenzuela
City of Rosemead
Department of Community Development
8838 E Valley Blvd.
Rosemead CA 91770
Regarding: New residential development proposal for 8601 Mission Drive, Rosemead California
Dear Angelica and Lily,
We are excited to present the enclosed pre application materials for you and other city staff's
review. We look forward to working closely with the city staff, elected officials and local
neighborhood to develop this new residential enclave that embraces the character of the
community and provides top quality homes for existing and future residents of your city.
We are writing you to request a pre -application review for the above referenced project. We
have included the requisite conceptual plans and fee for your review pursuant to the Pre -
Application handout and look forward to your comments.
First a little information about our company as an introduction. Borstein is a real estate
development company based in Los Angeles that specializes in infill residential and commercial
development and investing. We are active throughout the Los Angeles, Ventura, and Orange
County regions with more than 20 current projects. As a privately held family office with the
family name on the door, we take extra care with our actions and all decisions are made with
direct principal oversight and with good character,being our hallmark.
Our company has been in business for over 40 years and are experts in development and have
an excellent reputation in the industry for honoring its commitments and developing quality
projects. Since its inception in 1980, Borstein has developed, financed, and/or constructed well
over 100 residential subdivisions and more than 3.6 million square feet of industrial and
commercial property. With our partners, we have been responsible for the development and
construction of over 4,900 houses. For more information on Borstein Enterprises, please see
our web site at www.borsteinenterprises.com.
For the purposes of this submittal, we have named the proposed project Mission Villas.
The proposed Mission Villas project will be situated on approximately 3.38 acres of raw land
located at 8601 Mission Drive, Rosemead. The conceptual plans are intended to be
representative of what we propose although we anticipate further refinement as we receive
feedback and move through the development process.
This unique infill property is situated a few hundred feet east of Walnut Grove Avenue and along
the north side of Mission Drive. The site is bordered by Edison high tension lines to the west,
and existing one and two-story single-family homes surrounding the site to the east, north and
south, and a church is across the street south on Mission Drive. Mission Drive and Walnut
Grove are both considered minor arterial roads in the general plan and provides good access
for the proposed project. When envisioning the proposed project, we visited the local community
extensively and observed the scale and types of existing residential development in place.
Although the site could nicely support more density, we feel the proposed Mission Villas project
is a good reflection of your community.
The proposed Mission Villas project consists of 35 single family detached homes with a central
park. Additional open space at the entry, and a vehicular gated entry is also proposed. Although
still conceptual, the proposed architecture offers both Spanish Colonial and Hacienda Ranch
styles. The central park area is large enough for a picnic/BBQ area and an open play area. We
will refine the park programing as the design process progresses. There are 70 parking spaces
within the attached two -car garages and 23 guest parking spaces on site as well as a
convenient central mailbox area. The site plan included with this application provides additional
project statistics for your reference.
The proposed homes will range in size from approximately 2,200 to 2,520 square feet with
mostly four-bedroom configurations, all with open concept floor plans and home office
compatibility. Each home will have a private rear yard and side yards. Rear yard depth adjacent
to the existing homes along the north and east perimeter will range between 15 and 20 feet in
depth (the majority are 20 feet). We envision planting trees along the rear wall between the
exiting homes and the new homes to create additional privacy. The sides yards will range
between 4 and 5 feet (8 to 10 feet building to building) with front doors entering off the side yard.
Every home will have a full size 20'x 20' attached two -car garage. The application only includes
two floor plans currently, but we intend to create a third plan with similar massing and
architectural style as we progress through the design process.
To prepare for this application we reviewed the City Zoning Code, General Plan and Single -
Family Residential Design Guidelines. The current Zoning of the property is R-1 and the current
General Plan is LDR (Low Density Residential). To develop the proposed plan, we are
requesting a zone change to P -D (Planned Development) and a General Plan Amendment to
MDR (Medium Density Residential). The proposed density is 10.4 units per acre.
We hope this application is well received and we look forward to your comments.
Please feel free to contact me at your convenience. We would appreciate a face-to-face
meeting with you and your staff as well as the City Manager and other City officials to learn
more about details potentially impacting the property. (We also can do a zoom/teams call if
COVID restrictions are an issue).
Warm regar ,
Erik P ler
Borstein Enterprises
Attachment B
Conceptual Plans
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Attachment C
Pre -Application 21-02 Comment Letter
AZ4YOR:
PGLLY LOW
MAYOR PRO TEAT:
SEAN DANG
COUNCIL MEMBERS:
SANDRA ARmENTA
MARGARET CLARK
STEVEN LY
September 22, 2021
Erik Pfahler, Senior Vice President
Borstein Enterprises
11766 Wilshire Boulevard, Suite 820
Los Angeles, CA 90025
SUBJECT: Pre -Application 21-02
8601-8623 Mission Drive
Dear Applicant,
City of &semead
8838 E. VALLEY BOULEVARD P.O BOX 399
ROSEMEAD, CALIFORNIA 91770
TELEPHONE (626) 569-2100
FAX (626) 307-9218
Thank you for your interest in the City of Rosemead. On August 26, 2021, the Planning
Division received your Pre -Application submittal for a new residential planned
development project. The following comments are based on the preliminary plans that
you submitted. Staff understands the plans are preliminary for the purpose of the pre -
application review. However, in order for City staff to complete a thorough review of the
project the architectural plans require more detailed information. Please also be aware
that additional issues could arise as more information is received.
Application Requirements
The following entitlement applications and fees for the project will be required.
Additional entitlements may be required once complete sets of plans have been
submitted.
1. Tentative Tract Map - $1,385.00 + $100/lot
2. Zone Change - $1,700 + $100/lot
3. Planned Development Review - $1,200.00
4. General Plan Amendment - $2,000.00 + $100/lot
5. Environmental Review — Cost plus 10%
The applicant will be required to submit any applicable California Environmental
Quality Act fees. Please note that a deposit will be required for the City to
contract with an environmental consulting firm to prepare the appropriate
California Environmental Quality Act analysis and related technical reports. The
scope of work will be prepared by the City and the deposit amount will be
requested of you prior to initiating the environmental review of the project.
6. Publication - $1000 ($500 for Planning Commission and $500 for City Council)
7. LA County Recording Fee - $75.00 (unless covered by CEQA contract)
8. Development Impact Fees — On June 9, 2015, the City Council adopted
Ordinance 949, to establish Development Impact Fees. The fee for each
dwelling unit is $5,197.
9. Development Schedule — an application for approval of a development plan in
the P -D zone shall be accompanied by a development schedule indicating the
approximate date on which construction of the project can be expected to begin,
the anticipated rate of development and completion date. Such development
schedule, if approved by the Planning Commission and City Council, shall
become a part of the development plan and shall be adhered to by the owner of
the site and any successor in interest.
10. Per Rosemead Municipal Code (RMC) Section 17.24.040(D)(3), all residential
planned development (P -D) projects shall include in the required covenants,
conditions, and restrictions (CC&Rs) or other similar recorded instrument the
following statement. This statement is intended to notify all prospective property
owners of certain limitations on construction to residential dwellings contained in
planned development projects.
a. "All residential dwellings within this project were designed and approved
under a precise plan, planned development (P -D) concept. As a result,
some of the project lots and yard areas are smaller than would ordinarily
be allowed under the development standards contained in the Rosemead
Zoning Code."
b. "Purchasers of project dwellings are hereby notified that they should not
assume that they will be able to gain City of Rosemead approval for any
further building on any smaller -than -standard lot. Applications for room
additions, patio enclosures, etc., will be reviewed on a case-by-case basis.
Further information is available from the City of Rosemead Planning
Division during regular business hours."
Project Summary Data
11. The project data summary table should also provide the following information:
a. Name, address, and telephone number of property owner(s), applicant
and plan preparer.
b. Assessor's Parcel Numbers
c. Existing and Proposed General Plan Land Use Designation (Existing: Low
Density Residential; Proposed: Medium Density Residential)
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d. Lot Size (include gross and net square footage)
e. Landscape/Hardscape calculations
f. Floor Area Ratio
12. Include the address number 8623 to the project title.
13. Name, address, and telephone number of all service providers, including water
sewer, school(s), utility companies, etc.
a. Southern California Edison
b. The Gas Company
c. California American Water Company
d. Rosemead School District
14. Indicate the type of building construction and occupancy (per Uniform Building
Code).
15. Detail the net square footage of all landscaped areas, within public right of way,
and the percentage of the total net areas of the site.
16.All uncovered guest parking spaces shall be a minimum of nine feet wide by
eighteen feet deep per RMC Section 17.112.090(A)(1)(b). Please revise all guest
parking spaces to meet this minimum required dimension.
Phasing
17. If the project is to be phased, indicate the proposed phases and their sequence
of development and timing.
18. Per Rosemead Municipal Code (RMC) Section 17.24.040(G), If development is
to be accomplished in stages, the development plan shall coordinate
improvement of the open space, the construction of buildings, structures and
improvements in such open space, and the construction of dwelling units, in
order that each development stage achieves a proportionate share of the total
open space environmental quality of the total planned development. Also, the
development plan for the proper shall include conditions related to the phasing of
development.
Precise Development Plan
19. Per RMC Section 17.24.040(C), a precise development plan shall include the
following details:
a. Location of each existing and location and dimensions of each proposed
structure in the site, the use or uses to be contained therein, the number
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of stories, gross building and floor area, location of entrances and loading
points thereof.
b. Location of proposed parks, playgrounds, school sites, public buildings
and other such uses within the zone.
c. All streets, points of access, curb cuts, garage door locations, driving
lanes, parking areas, and in commercial developments, the ratio of off-
street parking to building floor area, loading area, public transportation
points, and illumination facilities for same.
d. All pedestrian walks, malls and open areas for the use of occupants and
members of the public.
e. Location, height and material of all walls and fences. Location and height
of all screen planting in front, side and rear yards.
f. Types of surfacing, such as paving, turf or gravel, to be used at the
various locations.
g. Landscaping and tree planting plan including type and location of plant
materials to be used and an irrigation plan, in accordance with the City's
Water Efficient Landscape Ordinance.
h. Plans and elevations of structures indicating architectural, building
materials and construction standards.
i. The gross land area of the site and of the footprints of the structures, and
land use of the area within three hundred (300) feet of the perimeter of the
site, including the location of structures and other improvements.
j. Such other information as may be required by the Community
Development Department to assist in the consideration of the
development plan.
k. A map or grading plan showing the proposed grading and topography of
the site.
I. Such application shall be processed and heard in accordance with the
provisions of Article 5, Chapter 17.120 (Applications and Processing).
The Planning Commission and City Council may impose reasonable
conditions to the approval of the development plan.
Site Plan
20. The proposed lot development is irregularly shaped. Please establish the rear lot
line as defined per RMC Section 17.04.050:
rd
a. Rear Lot Line — in the case of irregularly-shaped lot or lot bounded by only
three lot lines, rear lot line shall mean an imaginary line within the lot
having a length of ten (10) feet, parallel to and most distant from the front
lot line, which shall be interpreted as the rear lot line for the purpose of
determining required yards, setbacks, and other provisions.
21. Per RMC Section 17.04.050, the average lot width shall be the average of the
front and rear lot lines. Please calculate the average lot width using the provided
calculation: 250 feet (Front Lot Line) + 10 feet (Rear Lot Line) = 260 feet/2 = 130
feet.
22. Per RMC Table 17.24.030.2, the minimum setbacks are required:
a. Front Yard: 20 feet
b. Side Yard (East Side Adjoining Residential Zone): 13 feet
c. Side Yard (West Side): None (Please note that Southern California Edison
may have setback requirements due to high-voltage transmission lines
adjacent to the project site.
d. Rear Yard: 13 feet
23. Surrounding Improvements - indicate all improvements (i.e. land uses, buildings,
structures, etc.) within 300 feet of the exterior boundaries of the subject site.
24. Indicate the vehicle circulation pattern.
25.Off-site Improvements and Utilities - Indicate all abutting streets, including
names, distance to centerline, ultimate right-of-way width and proposed and
existing improvements (curbs, sidewalks, utility poles, etc.).
26. Walls and Fencing - Indicate the location, height, and type of construction
materials of all walls and fences. The proposed walls shall be decorative and
architecturally compatible with the proposed building's exterior. Vines shall be
planted six (6) feet apart along the walls to soften the appearance.
27.Trash Enclosures — Illustrate the location and provide dimensions of the trash
enclosure. Per RMC Section 17.32.050, solid waste and recyclable materials
storage areas are subject to the following criteria:
a. Architectural Design - Enclosed solid waste collection areas shall be
conveniently located and shall be an integral part of the architectural
development of properties with three or more residential units and all
properties with nonresidential development. The enclosure areas shall be
of the same architectural style of the development by the use of colors,
materials, and design.
b. Minimum Dimensions - Enclosure dimensions shall be a minimum of six
feet six inches in depth by ten (10) feet eight inches in width for single bin
enclosures, and a minimum of six feet six inches in depth by eighteen (18)
5
feet eight inches in width for double bin enclosures. Trash enclosures
shall be constructed with reinforced masonry block walls not less than six
feet in height and shall be equipped with self-closing, solid, doors and a
solid roof. The roof should provide adequate clearance to allow complete
access of waste bins. The enclosure shall be designed to accommodate
individual bins or containers that protect contents from adverse
environmental conditions that might render recyclable materials
unmarketable.
c. Location. No trash enclosure shall be located in any required parking stall,
vehicle back-up aisle, or required landscaped area.
d. Adequate vehicular access to and from the solid waste collection area
shall be provided.
e. Solid waste collection areas shall be maintained in a closed manner at all
times to prohibit the visibility from public right-of-way or adjacent property.
Doors shall be properly secured to prevent access by unauthorized
persons and minimize scavenging, while allowing authorized persons'
access for disposal and collection of materials.
28. Please contact Republic Services to ensure that onsite waste storage would be
adequate.
29. Fire Hydrants — Label the location of proposed and existing fire hydrants (on-site
and within 150 feet of the property).
30. Identify all mechanical equipment on the site plan. All ground level and roof top
appurtenances and equipment shall be adequately screened such that they are
not visible from adjacent properties or public right-of-way.
a. Wall mounted equipment shall be flush with the exterior of the building and
painted to match the exterior of the building.
b. Ground and pad mounted mechanical equipment and other such
equipment shall be screened from all public rights of way and adjacent
properties by architectural building features, fencing or landscaping.
c. Provide a cross section of roof parapets which indicates the height of the
parapet wall in relation to the proposed solar panels and any new
mechanical equipment.
31.The driveway shall be designed to complement and ideally accentuate the
development and neighborhood. Please incorporate interlocking pavers,
decomposed granite or other decorative hardscape materials for every 12 feet of
concrete paving for walkways and driveways.
32. Indicate location of mailbox. The design of the mailbox shall be architecturally
compatible with the development.
Floor Plan
33. Please label the units on the site plan that correspond with Plans 2517 and 2314.
Elevation Plans
34. Please label all colors and materials for each type of single-family home
proposed on the elevation plans. The front entry elevations have large blank wall
planes. Staff recommends incorporating architectural enhancements for the front
all front entry elevations. As part of the entitlement application process, please
provide detailed colored elevations.
Landscaping
35. Landscaping and tree planting plan including type and location of plant materials
to be used and an irrigation plan, in accordance with the City's Water Efficient
Landscape Ordinance (RMC Chapter 13.08).
a. All setback areas fronting on or visible from an adjacent public street, and
all leisure, open space, and recreation areas shall be landscaped in an
attractive manner and provided with a method for the maintenance of the
areas.
b. Decorative design elements (e.g. benches, exterior recreational facilities,
fountains, planters, pools, sculptures, and similar elements) may be
allowed, provided the elements are incorporated as a part of the
landscaping plans, except where otherwise prohibited.
36.All usable open space (i.e., pedestrian walkways, separations between buildings,
yard areas, and common recreation areas) shall be landscaped and provided
with permanent, moisture sensing devices and automatic underground irrigations
systems, developed in accordance with an approved landscape plan and
maintenance plan.
37. Please provide details of the usable open space areas.
38.A landscape and irrigation plan, prepared by a professional landscape architect,
shall be submitted for review. The site plan shall illustrate the location of all
existing trees with a diameter of 10" or larger and the tree specimen/type.
39. Except as provided in RMC Chapter 13.08, Water Efficient Landscapes, all plants
and shrubs shall be living evergreen vines, shrubs, or ground cover, mow -able
grass, or a combination thereof. All trees shall be living, a minimum of fifty (50)
percent which shall be an evergreen type. The following minimum sizes shall
apply:
rA
a. Trees, fifteen (15) gallons;
b. Shrubs, five gallons; and
c. Ground cover and vines from pots or rooted cuttings from flats spaced
twelve (12) inches on center.
40. All landscape designs must incorporate energy and water conservation
measures.
41. The developer and subsequent owners shall be responsible for maintaining the
landscaping as shown on the approved plan. Maintenance shall include regular
irrigation, weeding, fertilizing, and pruning of dead materials.
42. Landscaping shall not be permitted to limit or restrict the line of sight on any
public right-of-way.
Lighting
43. Include a lighting plan for this project.
44. Lighting fixtures shall be designed and located to illuminate only the interior of
the site and not project glare onto adjacent properties. A photometric survey will
be required to demonstrate this requirement. Light cut sheets shall be submitted
to the Planning Division indicating these specifications.
45. Light fixtures shall be compatible with the architectural style of the development.
46. Lighting shall be integrated into the landscaping wherever possible.
Development Guidelines
47. Staff recommends that the project follow and incorporate some of the design
guidelines listed in RMC Section 17.36.060 (attached). This includes decorative
design elements, open space, storage and utility space, etc.
Comments from Reviewing Agencies
48. Enclosed with this letter are copies of the comment letters from the following
agencies:
a. City of Rosemead Public Works Department
b. County Sanitation Districts of Los Angeles County
Please review the attached comments and respond accordingly as such
comments may affect the proposed project.
M
Please feel free to contact me at (626) 569-2142 or Itrinh@cityofrosemead.org if you
have any questions regarding this matter. Rosemead City Hall is open from 7:00 a.m. to
6:00 p.m., Monday through Thursday. City Hall is closed on Fridays.
Sincerely,
,--*a
Lily T. Valenzuela
Planning & Economic Development Manager
Cc: Case File: Pre -App 21-02
Enclosures
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17.36.060 - Development standards.
Rosemead, CA Code of Ordinances
The following regulations shall apply to condominium projects unless otherwise provided in this Zoning
Code.
A. Minimum Lot Area.
1. Minimum Lot Area for Commercial/Industrial Condominium and Stock Cooperatives. The
minimum lot or parcel area for a commercial or industrial condominium project shall be
forty thousand (40,000) square feet, and shall have a minimum street frontage of one
hundred (100) feet, and a minimum lot depth of one hundred (100) feet as measured
from the center line of the property.
2. Minimum Lot Area for Residential Projects. The minimum lot or parcel area for a
residential condominium project shall be twenty thousand (20,000) square feet, and shall
have a minimum street frontage of one hundred (100) feet, and a minimum depth one
hundred (100) feet as measured from the center line of the property.
B. Density, Lot Coverage, and Floor Area Ratio. Density, lot coverage, and floor area ratio shall
conform to the requirements of the General Plan and Zoning Code requirements for the
district in which the condominium project is proposed.
C. Dwelling Unit Size (Residential Projects Only).
1. Each dwelling unit shall have a minimum floor area as shown in Table 17.36.060.1.
(Residential Condominium Floor Area Requirements).
Table 17.36.060.1
RESIDENTIAL CONDOMINIUM FLOOR AREA REQUIREMENTS
Unit Type
Minimum Floor Area
Studio Unit
600 square feet
One Bedroom Unit
650 square feet
Two Bedroom Unit
800 square feet
For Each Additional Bedroom
An additional 200 square feet
D. Minimum Building Setbacks. Condominium projects shall be subject to the setback
requirements of the specific zones in which they are located.
E. Maximum Building Height. The maximum building height shall conform to the requirements
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Rosemead, CA Code of Ordinances
of the General Plan and Zoning Code for the district in which the condominium project is
proposed.
F. Fences, Masonry Walls and Height Requirements. Each development shall be improved with
fencing, walls, and landscape screening in accordance with Chapter 17.68 (Fences, Walls, and
Landscape Screening).
G. Landscaping. In addition to any landscape provisions required within the zone in which a
condominium project is proposed, the following additional landscape criteria shall be
followed:
1. All setback areas fronting on or visible from an adjacent public street, and all leisure, open
space, and recreation areas shall be landscaped in an attractive manner and provided
with a method for the maintenance of the areas.
2. Decorative design elements (e.g., benches, exterior recreational facilities, fountains,
planters, pools, sculptures, and similar elements) may be allowed, provided the elements
are incorporated as a part of the landscaping plans, except where otherwise prohibited.
3. Permanent and automatic irrigation facilities shall be provided in all planted landscaped
areas.
H. Lighting. in addition to the requirements set forth in Chapter 17.88 (Lighting), condominium
projects shall conform to the following additional regulations:
1. The subdivider shall install an on-site lighting system on all vehicular access ways and
along major walkways.
2. The lighting shall be directed onto the driveways and walkways within the development
and away from the adjacent properties.
3. Appropriate lighting shall also be installed within all covered and/or enclosed parking
areas.
Open Space (Residential Projects Only). There shall be provided a minimum of four hundred
(400) square feet of private and/or common open space per unit, or any combination thereof
exclusive of front yard setback, side yard setback, vehicular access ways, and off-street
parking areas. Open space shall be devoted to landscaping and outdoor recreational facilities
incidental to the residential development which may include, but are not limited to:
swimming pools, tennis courts, children's play areas, barbecue and picnic areas. Open space
within the condominium project should be oriented so as to provide separation of vehicular
traffic from the open space.
J. Storage and Utility Space (Residential Projects). A single area having a minimum of two
hundred and forty (240) cubic feet of private and secure storage space shall be provided for
each unit exclusive of closets and cupboards within the living space of the dwelling unit. Such
storage may be located within the garage, provided it does not interfere with automobile
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Rosemead, CA Code of Ordinances
parking. Each residential condominium unit shall also have utility space for a washer and
dryer and, adjacent to the conventional hot water heater, a floor area of two and one-half feet
by two and one-half feet and eight feet high for a solar hot water storage tank.
K. Trash Collection Facilities. Adequate refuse and solid waste collection containers shall be
provided and conveniently located near the dwelling units they serve. The refuse location(s)
shall provide for large refuse collection vehicle circulation and access from a public street or
alley. See Chapter 17.32 (Accessory Structures) for additional development standards.
L. Parking.
1. Residential Parking.
a. Number of parking spaces required. Residential condominium projects shall be
provided with the following minimum number of parking spaces, each no smaller than
ten (10) feet by twenty (20) feet.
(1) Two fully enclosed parking spaces per dwelling unit.
(2) One guest parking space per every two dwelling units.
(3) One-half guest parking space shall be provided for each additional bedroom in
dwelling units containing more than three bedrooms.
b. No garage or guest parking space shall be located more than one hundred (100) feet
from the unit it serves.
c. Tandem parking is prohibited.
d. Enclosed garage areas shall be provided with automatic fire extinguishing systems.
e. The Planning Commission may approve a plan that groups all or part of the required
parking if the Commission finds the following.
(1) Such parking is useful and accessible to the proposed dwelling units.
(2) Such parking provides more contiguous or usable open space.
(3) Garage door entry and exit is oriented away from open space.
(4) Where subterranean parking is utilized, the requirements of Chapter 17.112 (Off -
Street Parking and Loading) shall also apply.
2. Residential Driveway Requirements. Minimum driveway standards shall be as follows:
twenty-six (26) feet of unobstructed width, and thirteen and one-half (13.5) feet of
unobstructed vertical clearance. The unobstructed vertical clearance standard shall not be
applicable to subterranean parking. Second story projections, such as balconies and
landings may project no more than three feet into the driveway width for minimum
clearance of twenty (20) feet. All driveways shall comply with the County of Los Angeles
Fire Department Access Standards. All points of vehicular access to and from driveways
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9/22/21, 5:35 PM
Rosemead, CA Code of Ordinances
onto public rights-of-way shall be subject to the approval of the City Traffic Engineer.
Driveways shall be situated so as not to be adjacent to any common open space. All
interior private driveway paving shall be a minimum of the following:
a. Subsoil compacted to ninety (90) percent density for adequate load bearing
conditions.
b. Four -inch AC over six-inch base material crushed aggregate, or six inches of concrete.
3. Commercial and Industrial Parking, Loading, and Driveway Requirements. Commercial
and industrial condominium parking requirements shall conform to the requirements of
Chapter 17.112 (Off -Street Parking and Loading).
(Ord. No. 931, § 5(Exh. A), 10-22-13)
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5 £ M F
�° 90 City of Rosemead
Memorandum
Ac�RPoRATED '099
To: Lily T. Valenzuela, Planning & Economic Development Manager
From: Ahmad Ansari, Acting Public Works Director
By: Michael Ackerman, P.E., City Engineer
Date: September 8, 2021
Re: Borstein Enterprises has submitted a Pre -Application, proposing to
develop a 35 -unit residential development on three parcels totaling
approximately 147,233 square feet (3.38 acres). The two-story single-
family dwelling units will range from 2,200 square feet to 2,520 square feet
with an attached two -car garage. The project also includes guest parking
spaces, private open space areas, and private driveways. The project will
require a Zone Change from a Single -Family Residential (R-1) to Planned
Development (P -D) and a General Plan Amendment from Low Density
Residential (LDR) to a Medium Density Residential (MDR). The subject
site is located at 8601 and 8623 Mission Drive in the Single -Family
Residential (R-1) zone.
The following summarizes the Conditions of Approval (CoA) by the Public Works
Department.
Copy all conditions of approval and the Planning decision letter onto all permit
plan sets.
2. The approved building address(s) shall be painted on the curb to the City's
standard as required by the Public Works Inspector before the final inspection.
3. Rehabilitate existing AC street pavement along the property frontage to the
centerline of the street or pay an in -lieu fee equal to the estimated cost of street
rehabilitation based on the Los Angeles County Land Development Division
Bond Calculation Sheets before the issuance of building permits to the
satisfaction of the City Engineer or designee.
4. Any trenching asphalt or concrete pavement or street or sidewalk removal related
to the project repair shall match the existing surfaces and as directed by the City
Engineer or his designee. New pavement thickness shall be one inch greater
than the existing.
5. Dedicate street RMI to match the ultimate RMI condition, when applicable.
6. The required street improvements shall include those portions of roadways
contiguous to the subject property and include:
a. Reconstruct existing and construct new driveway approaches with
current ADA bypass requirements per SPPWC, latest edition. No
portion of the driveway and/or parkway shall encroach to the frontage
of the adjacent property. Remove and replace relocated driveway
approaches with sidewalk and curb and gutter.
b. Remove and reconstruct all damaged and/or off -grade curbs, gutters,
ADA ramps, driveway approaches, and sidewalks.
7. 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.
8. 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.
9. A preliminary subdivision guarantee is required showing all fee interest holders
and encumbrances. An updated title report shall be provided before the final
parcel map is released for filing with the County Recorder.
10. The final tract map shall be based on a field survey, and monuments shall be set
to permanently mark parcel map boundaries, street centerlines 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.
11. Final tract map shall be filed with the County Recorder and one (1) Mylar copy of
the filed map shall be submitted to the City Engineer's office. Certificate of
Occupancy will not be issued until the City has received the PDF and Mylar copy
of the filed map.
12. Comply with all requirements of the Subdivision Map Act.
13. Approval for filling of this land division is contingent upon approval of plans and
specifications and completion of off-site improvements.
14. 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.
15. Prior to the recordation of the final map, grading and drainage plans must be
approved to provide for contributory drainage from adjoining properties as
approved by the City Engineer, including the dedication of the necessary
easements.
16.A grading and drainage plan must provide for each lot having an independent
drainage system to the public street, to a public drainage facility, or by means of
an approved drainage easement.
17. Historical or existing stormwater flow from adjacent lots must be received and
directed by gravity to the public street, to a public drainage facility, or an
approved drainage easement.
18. Prepare and submit hydrology and hydraulic calculations for the sizing of all
proposed drainage devices. The analysis shall also determine if changes in the
post -development versus pre -development conditions have occurred. The
analysis shall be stamped by a California State Registered Civil Engineer and
prepared per the Los Angeles County Department of Public Works Hydrology
Method.
19.All grading projects require an Erosion Control Plan as part of the grading plans.
A grading permit will not be issued until and Erosion Control Plan is approved by
the Engineering Department.
20. If the project disturbs greater than one acre, a Storm Water Pollution Plan is
required. A Notice of Intent (NOI) shall be filed with the State Water Resources
Control Board. When submitting the SWPPP for the City's review, please include
the NOI and the Waste Discharger Identification (WDID) number.
21.Adjust, relocate, and/or eliminate lot lines, lots, streets, easements or other
physical improvements to comply with ordinances, policies, and standards in
effect on the date the City determined the application to be complete all to the
satisfaction of the Public Works Department,
22. Submit a LID plan and comply with all NPDES requirements.
23. If applicable, a $2,000.00 fee will be required for each storm drain catch basin
adjacent to the property to retrofit pursuant Los Angeles River Trash TMDL
requirements.
24. Show clearly all existing lot lines and proposed lot line on the plans.
25. Provide a complete boundary and topographic survey.
26. Show any easement on the plans as applicable.
TRAFFIC
27. If the project generates 50 or more new peak -hour vehicle trips, then a traffic
impact study will need to be completed. A trip generation table with distribution
of project trips at each driveway should be submitted to City Engineering and
Traffic to determine the extent and scope of the Traffic Analysis required.
28. Internal access, on-site parking, and line of sight at each project driveway shall
be submitted to determine if off-site parking restrictions are necessary.
29. Following State Mandate SB 743 all development projects need to determine if
they are exempt from a VMT (Vehicle Miles Traveled) assessment. Exempt
projects include the following:
• Projects that generate less than 110 Daily vehicle trips which usually
correspond to the following:
0 11 single family housing units
0 16 multi -family, condominiums, or townhouse housing units
0 10,000 sq. ft. of office
0 15,000 sq, ft. of light industrial[3]
0 63,000 sq. ft. of warehousing3
0 79,000 sq. ft. of high cube transload and short-term storage
warehouse3
• Local serving retail projects less than 50,000 sqf which includes:
o Gas Stations
o Banks
o Restaurants
o Shopping Center
Any project not fitting in these categories must use the City Supplied VMT tool to
determine if their project is in a TPA (Transit Priority Area) or in an identified
LOW VMT Area for exemption.
30.Any project not considered exempt will need to prepare a VMT assessment for
the project. Discussions with Engineering and Planning staff will determine the
type of assessment needed.
SEWER
31.If applicable, approval of this land division is contingent upon providing a
separate house sewer lateral to serve each lot of the land division.
32. Dedicate the onsite sewer main to the City for County maintenance per County
standards and requirements.
33. Conduct a sewer capacity study per the Los Angeles County Department of
Public Works Guidelines of existing sewer facilities that serve the proposed
development. The developer shall either pay in -lieu fees equal to the estimated
cost (based on Los Angeles County Land Development Division Bond
Calculation Sheets) of the proposed development's percentage of the design
capacity of the existing sewer system prior to the issuance of building permits or
provide sewer improvements to deficient sewer segments serving the subject
property to the satisfaction of the City Engineer.
34. Based on the project sewer analysis and the design capacity conditions of the
existing sewer system in relation to the proposed project, sewer main/trunk line
improvements and/or in -lieu fees shall be required.
35.All existing laterals to be abandoned shall be capped at the public right of way to
the satisfaction of the City Engineer and the Building Official of the City of
Rosemead.
UTILITIES
36.All power, telephone, cable television, and all utilities to the project and adjacent
to the project shall be installed and relocated underground.
37.Any utilities that conflict with the development shall be relocated at the
developer's expense.
38. Provide a street lighting plan and parking lot lighting plan.
WATER
39. Prior to the filing of the final map, there shall also be filed with the City Engineer,
a statement from the water purveyor indicating compliance with the Fire Chiefs
fire flow requirements.
40. Water hydrant, water meter box and utilities box shall be located 8 feet away
from parkway trees and 3 feet away from driveway approach.
000 LOS ANGELES COUNTY
SANITATION DISTRICTS
Converting Waste Into Resources
Ms. Lily T. Valenzuela, Manager
Planning & Economic Development
City of Rosemead
8838 East Valley Boulevard
Rosemead, CA 91770
Dear Ms. Valenzuela:
Robert C. Ferrante
Chief Engineer and General Manager
1955 Workman MITI Road, Whittier, CA 90601-1400
Mailing Address: P.O. Box 4998, Whittier, CA 90607-4998
(562) 699-7411 • www.lacsd.org
September 9, 2021
Ref. DOC 6302053
Comment Letter for Pre -Application No. 21-02
The Los Angeles County Sanitation Districts (Districts) received the letter and plans for the subject project
forwarded by your office on September 2, 2021. The proposed project is located within the jurisdictional boundary
of District No. 15. We offer the following comments regarding sewerage service:
1. The wastewater flow originating from the proposed project will discharge to a local sewer line, which is
not maintained by the Districts, for conveyance to the Districts' Grand Avenue Trunk Sewer, located in
Mission Drive west of Rosemead Boulevard. The Districts' 18 -inch diameter trunk sewer has a capacity
of 5.9 million gallons per day (mgd) and conveyed a peak flow of 0.4 mgd when last measured in 2013.
2. The wastewater generated by the proposed project will be treated at the Joint Water Pollution Control Plant
located in the City of Carson, which has a capacity of 400 mgd and currently processes an average flow of
259.6 mgd, or the Los Coyotes Water Reclamation Plant located in the City of Cerritos, which has a
capacity of 37.5 mgd and currently processes an average flow of 21.3 mgd.
3. The expected average wastewater flow from the project site, described in the plan as 35 single-family
homes, is 9,100 gallons per day. For a copy of the Districts' average wastewater generation factors, go to
www.lacsd.org, under Services, then Wastewater Program and Permits, select Will Serve Program, and
scroll down to click on the Table 1, Loadings for Each Class of Land Use link.
4. The Districts are empowered by the California Health and Safety Code to charge a fee to connect facilities
(directly or indirectly) to the Districts' Sewerage System or to increase the strength or quantity of wastewater
discharged from connected facilities. This connection fee is a capital facilities fee that is used by the Districts
to upgrade or expand the Sewerage System. Payment of a connection fee may be required before this project
is permitted to discharge to the Districts' Sewerage System. For more information and a copy of the
Connection Fee Information Sheet, go to www.lacsd.org, under Services, then Wastewater (Sewage) and
select Rates & Fees. In determining the impact to the Sewerage System and applicable connection fees, the
Districts will determine the user category (e.g. Condominium, Single Family home, etc.) that best represents
the actual or anticipated use of the parcels) or facilities on the parcel(s) in the development. For more
specific information regarding the connection fee application procedure and fees, the developer should
contact the Districts' Wastewater Fee Public Counter at (562) 908-4288, extension 2727.
DOC 6303201.D15
Ms. Lily T. Valenzuela 2 September 9, 2021
In order for the Districts to conform to the requirements of the Federal Clean Air Act (CAA), the capacities
of the Districts' wastewater treatment facilities are based on the regional growth forecast adopted by the
Southern California Association of Governments (SCAG). Specific policies included in the development
of the SCAG regional growth forecast are incorporated into clean air plans, which are prepared by the South
Coast and Antelope Valley Air Quality Management Districts in order to improve air quality in the South
Coast and Mojave Desert Air Basins as mandated by the CCA. All expansions of Districts' facilities must
be sized and service phased in a manner that will be consistent with the SCAG regional growth forecast for
the counties of Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. The available
capacity ofthe Districts' treatment facilities will, therefore, be limited to levels associated with the approved
growth identified by SCAG. As such, this letter does not constitute a guarantee of wastewater service, but
is to advise the developer that the Districts intend to provide this service up to the levels that are legally
permitted and to inform the developer of the currently existing capacity and any proposed expansion of the
Districts' facilities.
If you have any questions, please contact the undersigned at (562) 908-4288, extension 2708 or at
deurry@lacsd.org.
Very truly yours,
Donna J. Curry
Customer Service Specialist
Facilities Planning Department
DC:dc
DOC 6303201015