PC - 2024-04 – Approve DR 23-01 & TTM 83992, Permit a Lot Subdivision of 1 Parcel into 5 Small Lots. Each Lot, 1,775-2, 071 Sq Ft, 3-Story, Single-Family Dwelling Unit W/An Attached 2-Story Car Garage. 4036 Walnut Grove Ave (APN: 5391-006-024)PC RESOLUTION 24-04
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING DESIGN REVIEW 23-01 AND TENTATIVE TRACT MAP
83992, PERMITTING A SMALL LOT SUBDIVISION OF ONE PARCEL
INTO FIVE SMALL LOTS. EACH LOT WILL CONTAIN ONE, 1,775 TO
2,071 SQUARE FEET, THREE-STORY, SINGLE-FAMILY DWELLING
UNIT WITH AN ATTACHED TWO -CAR GARAGE. THE SUBJECT SITE
IS LOCATED AT 4036 WALNUT GROVE AVENUE (APN: 5391-006-024),
IN THE MEDIUM MULTIPLE RESIDENTIAL (R-3) ZONE.
WHEREAS, on January 12, 2023, Viet Mai submitted a Design Review and
Tentative Tract Map application requesting approval to utilize the City's Small Lot
Ordinance for the subdivision of one parcel into ten small lots. Each lot will contain one,
1,775 to 2,071 square foot, three-story single-family dwelling unit with an attached two -
car garage;
WHEREAS, 4036 Walnut Grove Avenue is located in the Medium Multiple
Residential (R-3) zoning district;
WHEREAS, Section 17.28.020(C) of the Rosemead Municipal Code provides the
criteria for a Design Review;
WHEREAS, Section 66474 et seq of the Subdivision Map Act and Rosemead
Municipal Code Chapter 16.04 provides the criteria for a tentative tract map;
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Section 17.28.020(C) and Chapter 16.04 of the Rosemead Municipal Code, authorize the
Planning Commission to approve, conditionally approve, or deny Design Review and
Tentative Tract Map applications;
WHEREAS, on April 4, 2024, fifty-eight (58) notices were sent to property owners
within a 300 -foot radius from the subject property, the notice was published in the
Rosemead Reader, and notices were posted in six (6) public locations and on site,
specifying the availability of the application, and the date, time, and location of the public
hearing for Design Review 23-01 and Tentative Tract Map 83992;
WHEREAS, on April 15, 2024, the Planning Commission held a duly noticed and
advertised public hearing to receive oral and written testimony relative to Design Review
23-01 and Tentative Tract Map 83992; 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 Design
Review 23-01 is classified as a Class 32 Categorical Exemption, pursuant to Section
15332 of the California Environmental Quality Act guidelines. Section 15332 of the
California Environmental Quality Act exempts projects characterized as in -fill
development if the project meets the following conditions:
Class 32, Section 15332 of the California Environmental Quality Act exempts projects
characterized as in -fill development if the project meets the following conditions:
1) The project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designation and
regulations;
The Rosemead General Plan land use designation for the project site is High
Density Residential (30 du/ac) and the project site is zoned R-3. Per Rosemead
General Plan, Table 2-5 (General Plan and Zoning Ordinance Consistency Table),
the project is consistent with the applicable General Plan Land Use designations
and all applicable General Plan policies. In addition, the project is consistent with
all applicable zoning designations and regulations as small lot subdivisions are
permitted in the R-3 zone with the approval of a Tract Map and Discretionary Site
Plan and Design Review.
2) The proposed development occurs within city limits on a project site of no more
than five acres substantially surrounded by urban uses;
The project site is approximately 0.26 acres and is located within the City of
Rosemead's municipal boundaries. The project site is surrounded by urban uses
and bounded by residential use to the north, west, and south and a self -storage
facility to the east of the project site. Within the same block, there are residential
developments, a retail shop, a motel, a place of religious assembly, and an
educational institute. One block extending south along Walnut Grove Avenue is
generally characterized by a mix of retail, restaurants, beauty salons, and offices.
3) The project site has no value as habitat for endangered, rare or threatened
species;
The project site, located within a fully urbanized residential neighborhood, is
disturbed and has been developed with three residential units, a paved surface
driveway, and other site improvements for many decades. There is no habitat on
the project site to support any endangered, rare, or threatened wildlife species,
and there are no wetlands, riparian habitat, or other sensitive natural communities
either on or adjacent to the project site. In addition, there are no plants or wildlife
on the project site that are designated or would qualify as a sensitive or special
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status species in iocai or regional pians, poi cies, or reguiaaons oy ine California
Department of Fish and Game or the U.S. Fish and Wildlife Service.
4) Approval of the project would not result in any significant effects relating to traffic,
noise, air quality, or water quality, and;
Traffic
A Trip Generation and VMT Screening Assessment (Exhibit "C") was reviewed and
accepted by the City's contract traffic engineer. The proposed residential
development will result in fewer than 50 peak hour trips and does not require an
intersection level of service analysis. The project is a small infill project within a
low VMT area and is presumed to have a less than significant impact on VMT.
Noise
Both the construction and operation of the project will comply with all requirements
of the Rosemead Noise Ordinance, per RMC Chapter 8.36. Therefore, the project
will not cause significant noise impacts.
Air Quality
Vehicle trips will be the primary source of emissions associated with the project's
operations. Given the nature of the proposed use, net emissions from operation of
the project will be well below South Coast Air Quality Management District
(SCAQMD) thresholds. During project construction, the development team will
comply with all applicable SCAQMD and City standards regarding construction
equipment and fugitive dust to minimize any air quality impacts.
Water Quality
Preparation and compliance with a Low Impact Development (LID) Plan will ensure
that the project meets all applicable water quality and water discharge
requirements of the National Pollutant Discharge Elimination System (NPDES)
and has no significant water quality impacts.
5) The site can be adequately served by all required utilities and public services.
The urbanized project site is already served by Southern California Edison
(electric), the Southern California Gas Company (gas), and California American
Company (water). Sanitary sewer service is provided by the City of Rosemead in
collaboration with the Los Angeles County Sanitation Districts. Recycling and
waste collection are provided by Republic Services, Inc. The Los Angeles County
Sheriffs Department and Los Angeles County Fire Department provide emergency
response services. Will -serve letters have been obtained and the project will be
adequately served by all of the foregoing agencies.
Accordingly, Design Review 23-01 and Tentative Tract Map 83992 are classified as a
Class 32 Categorical Exemption pursuant to Section 15332 of CEQA guidelines.
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SECTION 2. The Planning Commission HEREBo P NDS AND DETI ERUNES mat
facts do exist to justify approving Design Review 23-01 in accordance with Section
17.28.020(C) of the Rosemead Municipal Code as follows:
FINDING 1: 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.
FACT: The subject property is located within an established multi -family residential
area along Walnut Grove Avenue. The multi -story design of the small lot development is
consistent with the surrounding neighborhood as the subject property is located directly
adjacent to a two story, multi -family residential development to the north and to multi-
family residential developments to west of the subject property. The applicant has
provided an aesthetically complementary design, which consists of a mid-century modern
inspired design, with cool earth toned colors such as grays, white, and brown, contrasting
black ornamental details, decorative hardscape materials for driveways, and new
landscaping. The development would improve the overall aesthetics of the surrounding
neighborhood.
FINDING 2: 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.
FACT: The proposed small lot development is designed with front, side, and rear
yard setbacks that meet the minimum requirements of the R-3 zone which creates a
sufficient buffer between the small lot development and the surrounding properties to
protect against noise, vibrations, and other factors, which may have an adverse effect on
the environment and neighborhood. All proposed mechanical equipment would be fully
screened from public view, and landscaping has been proposed to be incorporated
throughout the perimeter of the property. A construction management plan shall be
submitted before the issuance of Building Permits and 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 relating to the submittal of a
construction management plan, noise, landscaping, and the screening of mechanical
equipment will be imposed on the project to protect surrounding properties against
potential adverse effects.
FINDING 3: 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.
FACT: The proposed project would not depreciate the appearance and value of
the local environment. Staff has worked closely with the applicant to achieve a residential
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aesign inai wouia compiemeni ine neignbornooa cnaracier. Tne appiicani nas proposea
a mid-century modern inspired design, which incorporates some aesthetic characteristics
found in other contemporary residential and commercial developments currently built in
the immediate neighborhood. To complement the architectural style of the surrounding
neighborhood and create visual interest, the project incorporates design elements such
as recessed windows, composite wood siding, fiber cement panels, and modern porch
lights to the single-family dwelling unit. The project also incorporates interlocking pavers
and stamped concrete for the driveways and perimeter landscaping to improve the
aesthetics of the property while helping soften the appearance of the small lot
development.
FINDING 4: 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.
FACT: The subject property is not part of the Civic Center Plan, precise plan, or
land reserved for public or educational use. The applicant has proposed an aesthetically
pleasing design that is within the vicinity of the surrounding residential neighborhood with
complementary architectural features and design elements.
FINDING 5: 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.
FACT: The proposed development satisfies all of the minimum zoning code
requirements for the R-3 zone, Small Lot Subdivision standards, and all applicable
referenced code sections of the Rosemead Municipal Code.
FINDING 6: The site plan and the design of the buildings, 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, and the visual effect of the development from the view of public
streets.
FACT: The design and construction of this project would preserve and provide
adequate access and circulation for vehicular and pedestrian traffic as access would still
be along Walnut Grove Avenue. All proposed luminaries would comply with Rosemead
Municipal Code Chapter 17.88, and the incorporation of design elements such as
recessed windows and modern porch lights in combination with decorative hardscape on
the proposed driveway and new landscaping will significantly improve the visual effect of
the site from the view of the public street.
SECTION 3. Tne Planning Commission HEREBY FINDS AND DETERMINES tnai
facts do exist to justify approving Tentative Tract Map 83992 in accordance with Chapter
16.04 of the Rosemead Municipal Code as follows:
FINDING 1: That the proposed map is consistent with applicable general and
specific plans as specified in Section 65451.
FACT: Tentative Tract Map 83992 will subdivide one existing parcel into five small
lots, each with a three-story single-family dwelling unit and an attached two -car garage.
The Rosemead General Plan land use designation for the project site is High Density
Residential (30 du/ac) and the project site is zoned R-3. Per Rosemead General Plan,
Table 2-5 (General Plan and Zoning Ordinance Consistency Table), the project is
consistent with the applicable General Plan Land Use designations and all applicable
General Plan policies as well as with all applicable zoning designations and regulations
as small lot subdivisions are permitted in the R-3 zone with the approval of a Tract Map
and Discretionary Site Plan and Design Review. There is no applicable specific plan.
FINDING 2: That the design or improvement of the proposed subdivision is
consistent with applicable general and specific plans.
FACT: Tentative Tract Map 83992 will subdivide one existing parcel into five small
lots, each with a three-story single-family dwelling unit and an attached two -car garage.
The Rosemead General Plan land use designation for the project site is High Density
Residential (30 du/ac) and the project site is zoned R-3. Per Rosemead General Plan,
Table 2-5 (General Plan and Zoning Ordinance Consistency Table), the project is
consistent with the applicable General Plan Land Use designations and all applicable
General Plan policies as well as with all applicable zoning designations as the applicant
is proposing an aesthetically pleasing small lot development that will create visual interest
from the public -right-of-way with the use of architectural design elements, decorative
hardscape, and new landscaping. The density proposed is within the allowed density.
There is no applicable specific plan.
FINDING 3: That the site is physically suitable for the type of development.
FACT: The R-3 zone is intended to provide opportunities for well-designed multi-
family housing and small lot developments. The minimum lot area for a small lot
subdivision is 10,000 square feet (excluding existing legal nonconforming lots). The
subject site exceeds the lot minimum and consists of one parcel totaling approximately
11,147 square feet. The proposed development would be in compliance with the
applicable development standards of the Rosemead Zoning Code and is located in an
established multi -family, residential neighborhood. In addition, conditions of approval
relating to the submittal of a reciprocal access and/or maintenance easement,
construction management plan, noise, landscaping, and the screening of mechanical
equipment will be imposed to ensure the site is physically suitable for a small lot
subdivision.
FINDING 4: That the site is physically suaabie for the proposea oensdy of
development.
FACT: Tentative Tract Map 83992 will subdivide one existing parcel into five small
lots, each with a three-story single-family dwelling unit and an attached two -car garage.
The site is located in a High -Density Residential land use designation which allows for a
density of 30 dwelling units per acre. The subject site is 11,147 square feet (0.26 acre),
which allows for seven dwelling units per acre. The applicant is only proposing five
dwelling units, which is within the allowed density.
FINDING 5: That the design of the subdivision or the proposed improvements are
not likely to cause substantial environmental damage or substantially and avoidably injure
fish or wildlife or their habitat.
FACT: The project site, located within a fully urbanized residential neighborhood,
is disturbed and has been completely developed with three residential units, a paved
surface driveway, and other site improvements for many decades. There is no habitat on
the project site to support any endangered, rare, or threatened wildlife species, and there
are no wetlands, riparian habitat, or other sensitive natural communities either on or
adjacent to the project site. In addition, there are no plants or wildlife on the project site
that are designated or would qualify as a sensitive or special status species in local or
regional plans, policies, or regulations by the California Department of Fish and Game or
the U.S. Fish and Wildlife Service. In addition, the General Plan does not identify any
biological resources within the City. There are no species identified as endangered,
candidate, sensitive, or special status species within the limits of either the site or in the
immediate area. Consequently, no significant impact would occur to any sensitive species
designated by the resources agencies as a result of project implementation.
FINDING 6: That the design of the subdivision or type of improvements is not likely
to cause serious public health problems.
FACT: The proposed small lot subdivision is a residential project that will be
located in an established multi -family residentially zoned neighborhood. The project has
been reviewed by the Rosemead Community Development and Public Works
Departments, as well as outside agencies such as the Los Angeles County Fire
Department, Southern California Edison, AT&T, Southern California Gas Company and
California American Water to determine if the proposed development will be detrimental
to the public interest, health, safety, convenience, or welfare of the City. With
implementation of the recommended conditions of approval, the proposed development
is not anticipated to cause public health problems.
FINDING 7: That the design of the subdivision or the type of improvements will not
conflict with easements, acquired by the public at large, for access through or use of,
property within the proposed subdivision. In this connection, the governing body may
approve a map if it finds that alternate easements, for access or for use, will be provided,
and that these will be substantially equivalent to ones previously acquired by the public.
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This subsection shall apply only to easements of record or to easements established by
judgment of a court of competent jurisdiction and no authority is hereby granted to a
legislative body to determine that the public at large has acquired easements for access
through or use of property within the proposed subdivision.
FACT: The City Engineer has reviewed this proposed subdivision relative to the
adjacent right-of-way and there are no easements that would conflict with the proposed
project. Vehicular access to the project site will be provided from Walnut Grove Avenue
and 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. In addition, the City Engineer has
deemed the trip generation and vehicle miles traveled (VMT) screening analysis
acceptable and has also incorporated conditions of approval to ensure that any potential
traffic related issues are mitigated.
SECTION 4. The Planning Commission HEREBY APPROVES Design Review 23-
01 and Tentative Tract Map 83992 permitting a small lot subdivision of one parcel into
five small lots. Each lot will contain one, 1,775 to 2,071 square feet, three-story single-
family dwelling unit with an attached two -car garage located at 4036 Walnut Grove
Avenue, and subject to the conditions listed in Attachment "A" attached hereto and
incorporated herein by reference.
SECTION 5. 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 6. This resolution is the result of an action taken by the Planning
Commission on April 15, 2024, by the following vote:
AYES:
BERRY, ESCOBAR, LOPEZ, TANG, LING
NOES:
NONE
ABSTAIN:
NONE
ABSENT:
NONE
SECTION 7. 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 15th day of April, 2024.
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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 1511 day of April,
2024 by the following vote:
AYES:
BERRY, ESCOBAR, LOPEZ, TANG, LING
NOES:
NONE
ABSTAIN:
NONE
ABSENT:
NONE
Stan Wong, Secretary
APPROVED AS TO FORM:
Stepha ie Glutierrez, Plan ng Com fission Attorney
Burke, Williams & Sorensen, LLP
ATTACHMENT"A"
(PC RESOLUTION 24-04)
DESIGN REVIEW 23-01 AND TENTATIVE TRACT MAP 83992
4036 WALNUT GROVE AVE
(APN: 5391-006-024)
CONDITIONS OF APPROVAL
APRIL 15, 2024
Standard Conditions of Approvals
Design Review 23-01 ("Project') is approved for a small lot subdivision of one
parcel into five small lots. Each lot will contain one, 1,775 to 2,071 square feet,
three-story single-family dwelling unit with an attached two -car garage, in
accordance with the plans marked Exhibit "B", dated March 28, 2024. 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.
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8. Project is granted or approved with the City ano its Planning Commission ano 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 aside,
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, Public Works,
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. All ground level mechanical/utility equipment (including meters, back flow
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prevention devices, fire valves, PvC condensers, furnaces, ana other equipment)
shall be located away from public view or adequately screened by landscaping or
screening walls so as not to be seen from the public right-of-way.
17. The project site shall be graded to drain to the street, but in no case shall such
drainage be allowed to sheet flow across public sidewalk. A grading and/or
drainage plan shall be prepared, submitted to, and approved by the Building
Official, and such grading and/or drainage shall take place in accordance with such
approved plan.
18. Violations of the conditions of approval may result in citation and/or initiation of
revocation proceedings.
Project Specific Conditions of Approval
19. All areas of small lot subdivision with five or more parcels subject to a reciprocal
access and/or maintenance easement shall be maintained by an association that
may be incorporated or unincorporated.
20. A maintenance agreement shall be formed, composed of and executed by all
property owners, to maintain all common areas and appurtenances such as trees,
landscaping, water treatment facilities, trash, parking, driveways, drive aisles,
walkways, private water lines, meters, etc. Each owner and future property owners
shall automatically become members of the agreement and shall be subject to a
proportionate share of the maintenance and related costs. The maintenance
agreement shall be recorded as a covenant and agreement to run with the land.
The subdivider shall submit a copy of this agreement, once recorded, to the
planning division for placement in the subdivision file.
21. Prior to the issuance of Building permits, the Developer shall develop a
comprehensive Construction Management Plan, subject to the review and
approval of the Planning Division, Building and Safety Division, and Public Works
Department. The Construction Management Plan shall address security of site and
equipment, noise, vibrations, traffic control, parking, debris removal, staging, dust
control, sanitary facilities, and other potential construction impacts, as well as other
details involving the means and methods of completing the project, including the
construction equipment route. The City has the authority to require modifications
and amendments to the Construction Management Plan as deemed necessary
throughout the course of the project and until the final inspection.
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22. Ali property that is vacant, under construction, or Deing demolishea snap be totally
enclosed around the perimeter by a fence that is a minimum of six (6) 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 satisfied:
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.
23. All gutters, downspouts, mechanical elements, and/or architectural features shall
be painted to complement the single-family dwelling units.
24. All existing and proposed walls shall be stucco -finished to complement the Small
Lot development.
25. The applicant(s) shall submit a final landscape and irrigation plan to the Planning
Division prior to the issuance of building permits. The landscape and irrigation plan
shall comply with the City's Water Efficient Landscape Ordinance and with the
Guidelines for Implementation of the Water Efficient Landscape Ordinance and
include a sprinkler system with automatic timers and moisture sensors. All
landscaping and irrigation shall be installed and completed prior to final Planning
Division approval. All landscaped areas shall be permanently maintained in a neat
and orderly manner.
Building and Safety Division Conditions of Approval
26. Plans prepared in compliance with the current Codes shall be submitted to Building
Division for review prior to permit issuance.
27. The following fees shall be paid prior to the issuance of the building permit:
a. School Developmental Fees
b. County of Los Angeles Sanitation District Fees
28. The building shall be addressed as 4036 Walnut Grove Ave. Unit A through E, and
an application to assign unit numbers shall be filed with City prior to plan check
submittal.
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29. In accordance with paragraph 5536(b) of the California Business and Professions
Code, plans are to be prepared and stamped by a licensed architect. Structural
calculations shall be prepared under the direction of an architect, civil engineer or
structural engineer.
30. A geotechnical and soils investigation report is required, the duties of the soils
engineer of record, as indicated on the first sheet of the approved plans, shall
include the following:
a. Observation of cleared areas and benches prepared to receive fill;
b. Observation of the removal of all unsuitable soils and other materials;
c. The approval of soils to be used as fill material;
d. Inspection of compaction and placement of fill;
e. The testing of compacted fills; and
f. The inspection of review of drainage devices.
31. The owner shall retain the soils engineer preparing the Preliminary Soils and/or
Geotechnical Investigation accepted by the City for observation of all grading, site
preparation, and compaction testing. Observation and testing shall not be
performed by another soils and/or geotechnical engineer unless the subsequent
soils and/or geotechnical engineer submits and has accepted by the Public Works
Department, a new Preliminary Soils and/or Geotechnical Investigation.
32. A grading and drainage plan shall be submitted, and plans shall be approved prior
to issuance of the building permit. The grading and drainage plan shall indicate
how all storm drainage including contributory drainage from adjacent lots is carried
to the public way or drainage structure approved to receive storm water.
33. Prior to submitting grading plans to Building Department, LID review shall be
completed and approved. A residential development of 5 units or greater subject
to Large -Scale Non -Designated Project requirements shall have maintenance
covenant recorded in accordance with Los Angeles County LID standard manual.
34. The building permit will not be issued until the property has been surveyed and the
boundaries marked by a land surveyor licensed by the State of California.
35. Foundation inspection will not be made until the setback on all sides of each
building has been surveyed and the location of the footings has been determined
to be in accordance with the approved plans by a land surveyor licensed by the
State of California. THIS NOTE IS TO BE PLACED ON THE FOUNDATION PLAN
IN A PROMINENT LOCATION.
36. Project shall comply with the CalGreen Residential mandatory requirements.
37. Roof deck area intended to satisfy open space requirement per Planning
Department shall not encroach into the areas required by California Energy Code
to provide photovoltaic system.
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38. No form work or other construction materials will be permittea to encroacn into
adjacent property without written approval of the affected property owner.
39. Demolition permit is required for any existing buildings which are to be demolished.
40. Separate permit is required for each detached structure, including but not limited
to trash enclosure.
41. Fire -resistance rating requirements for exterior walls and Maximum area of exterior
wall openings and degree of open protection based on fire separation distance 0
feet to 3 feet, dwellings and accessory buildings with automatic residential fire
sprinkler protection shall comply with Table R302.1(2)
42. All fire sprinkler hangers must be designed, and their location approved by an
engineer or an architect. Calculations must be provided indicating that the hangers
are designed to carry the tributary weight of the water filled pipe plus a 250 -pound
point load. A plan indication this information must be stamped by the engineer or
the architect and submitted for approval prior to issuance of the building permit.
43. Separate permit is required for Fire Sprinklers
44. A reciprocal easement for utilities, including but not limited to sanitary sewer,
power, drainage, water, and telecommunications, shall be provided for each
property that does not front on or have direct access to the public way. Services
to each property shall be underground and shall be located in a trench within this
easement.
45. A reciprocal easement for vehicles and occupants/guests' ingress and egress,
shall be provided for each property that does not front on or have direct access to
the public way.
46. Building permits shall not be issued until the final map has been prepared to the
satisfaction of the Building Official.
Public Works Department Conditions of Approval
47. The following note shall be added to the final plans: "A record drawing shall be
submitted to the City, before the release of the permit, that delineates and incorporates
all modifications that were approved and incorporated during construction."
48. 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.
49. 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. Rehabilitation includes existing and new traffic control devices including
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but not limited to pavement markers, striping, and markings to the satisfaction of the
City Engineer. All striping and markings shall be a minimum of two coats of
thermoplastic paint.
50. 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 and conform to City of Rosemead Pavement Resurfacing standard details TS -
1 through TS -5. Standard details can be found on the Public Works webpage at:
hftps://www.cityofrosemead.org.
51. Dedicate street R/W to match the ultimate R/W condition, when applicable.
52. 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.
53. 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.
54. 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 before being filed with the County Recorder.
55. 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.
56. 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.
57. 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.
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58. Comply with all requirements of the Subaivision Map Act.
59. Approval for filling of this land division is contingent upon approval of plans and
specifications mentioned below.
60. 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.
61. Prior to the recording 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. A grading and
drainage plan must provide for a drainage system to the public street, to a public
drainage facility, or by means of an approved drainage easement.
62. Prepare and submit Street Improvement Plans for the Public Works Department for
review and approval.
63. 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.
64. 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.
65. 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.
66. The proposed project is subject to LID and NPDES requirements. Developer shall
integrate LID strategies into the site design. Grading Plans will not be approved until
the LID requirements have been met.
67. If applicable, install Full Capture Devices (FCDs) on each storm drain catch basin
adjacent to the property pursuant Los Angeles River Trash TMDL requirements and
City standard.
68. 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.
69. Clearly show all existing lot lines and proposed lot lines on the plans.
70. Provide a complete boundary and topographic survey.
71. Show any easement on the plans as applicable.
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TRAFFIC
72. Comply with all traffic requirements.
73. 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.
74. 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:
i. 11 single family housing units
ii. 16 multi -family, condominiums, or townhouse housing units
iii. 10,000 sq. ft. of office
iv. 15,000 sq. ft. of light industrial
v. 63,000 sq. ft. of warehousing
vi. 79,000 sq. ft. of high cube transload and short-term storage warehouse
Local serving retail projects less than 50,000 sqf which includes:
i. Gas Stations
ii. Banks
iii. Restaurants
iv. Shopping Center
v. Day care centers
vi. Local -serving hotels (e.g. non -destination hotels)
vii. Student housing projects on or adjacent to a college campus
viii. Local -serving assembly uses (places of worship, community organizations)
ix. Affordable, supportive, or transitional housing
x. Assisted living facilities
A. Senior housing (as defined by HUD)
Any project not fitting in these categories must use the City Supplied VMT tool at:
https://apps.fehrandpeers.com/SGVCOGVMT/ to determine if their project is in a TPA
(Transit Priority Area) or in an identified LOW VMT Area for exemption. Any project
not considered exempt will need to prepare a VMT assessment for the project.
SEWER
75. 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
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proposed developments 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.
76. If there is any new proposed sewer lateral then the Sewer improvement plans shall be
submitted to the Los Angeles County Sanitation District (LACSD), City of Rosemead
and Sewer Maintenance Division (SMD) for approval and required improvements shall
be made at the sole cost to the property owner/developer.
77. 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
78. All power, telephone, cable television, and all utilities to the project and adjacent to the
project shall be installed and relocated underground unless impracticable to the
satisfaction of the City Engineer.
79. Any utilities that conflict with the development shall be relocated at the developer's
expense.
80. Provide a street lighting plan.
WATER
81. 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.
82. Water hydrant, and utilities box shall be located 8 feet away from parkway trees and
3 feet away from driveway approach.
83. Relocate water meters from the sidewalk as directed by the City Engineer or his/her
designee.
County Of Los Angeles Fire Department Conditions of Approval
FINAL MAP REQUIREMENTS
84. The Final Map shall be submitted to our office for review and approval prior
recordation. Access as noted on the Tentative and the Exhibit Maps shall comply with
Title 21 (County of Los Angeles Subdivision Code) and Section 503 of the Title 32
(County of Los Angeles Fire Code), which requires an all-weather access surface to
be clear to sky.
85. The Private Driveways proposed as private streets for access throughout the
development shall be labeled as 'Private Driveway" on the Final Map. The portion of
the private driveway intended for fire apparatus access shall be identified as "Fire
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Lane' on the Final Map. All widths and aimensions shaii oe clearly aeiineatea with a
reciprocal access agreement is required for all private driveways. Compliance required
prior to Final Map clearance.
86. A common access agreement is required for the private driveway since multiple units
are sharing the same access. Such language shall be included in the Covenant,
Conditions and Restrictions (CC&R) document and shall be submitted to the Fire
Department for review prior to Final Map clearance.
WATER SYSTEM REQUIREMENTS
87. All hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, conforming to current
AVWVA standard C503 or approved equal and shall be installed in accordance with
the County of Los Angeles Fire Code.
88. The development may require fire flows up to 4,000 gallons per minute at 20 per
square inch residual pressure for up to a four-hour duration. Final fire flows will be
based on the size of buildings, the installation of an automatic fire sprinkler system,
and type(s) of construction used. The fire flow will be recalculated during the building
plan check phase.
89. Vehicular access must be provided and maintained serviceable throughout
construction to all required fire hydrants. All required fire hydrants shall be installed,
tested, and accepted prior to construction.
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