PC - 2024-02 – Approve DR 20-08 & TTM 83027, Permitting a Small Lot Subdivision of 1 Parcel into 10 small lots. One, 1,918 Sq Ft, Two-Story Single-Family Dwelling Unit W/an Attached Two-Car Garage. Located At 4316 Muscatel Ave (APN: 5391-010-017)PC RESOLUTION 24-02
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING DESIGN REVIEW 20-08 AND TENTATIVE TRACT MAP
83027, PERMITTING A SMALL LOT SUBDIVISION OF ONE PARCEL
INTO TEN SMALL LOTS. EACH LOT WILL CONTAIN ONE, 1,918
SQUARE FEET, TWO-STORY SINGLE-FAMILY DWELLING UNIT WITH
AN ATTACHED TWO -CAR GARAGE. THE SUBJECT SITE IS LOCATED
AT 4316 MUSCATEL AVENUE (APN: 5391-010-017), IN THE MEDIUM
MULTIPLE RESIDENTIAL (R-3) ZONE.
WHEREAS, on September 21, 2023, Kim Tu 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,
1,918 square feet, two-story single-family dwelling unit with an attached two -car garage;
WHEREAS, 4316 Muscatel 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 March 7, 2024, eighty (80) 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 20-08 and Tentative Tract Map 83027;
WHEREAS, on March 18, 2024, the Planning Commission held a duly noticed and
advertised public hearing to receive oral and written testimony relative to Design Review
20-08 and Tentative Tract Map 83027; 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:
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SECTION 1. The Planning Commission HEREBY DETERMINES that Design
Review 23-04 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 0.791 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, east, south, and west. Within the
same block, there is a two-story office building located at the northwest corner and
a small retail shop located at the northeast corner. The two blocks extending north
and west along Muscatel Avenue is generally characterized by a mix of residential,
retail, restaurants, beauty salons, and institutional and public facilities.
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 five 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.
4) Approval of the project would not result in any significant effects relating to traffic,
noise, air quality, or water quality, and;
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Traffic
A Trip Generation and VMT Screening Assessment (Exhibit "C") was reviewed and
accepted by the City's contract traffic engineer. The proposed commercial
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
Water (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
Sheriff's 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 20-08 and Tentative Tract Map 83027 are classified as a
Class 32 Categorical Exemption pursuant to Section 15332 of CEQA guidelines.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that
facts do exist to justify approving Design Review 20-08 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.
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FACT: 1 he subjeci property is iocaiea witnin an estaoiisnea resiaenaai area of the
City. The two-story design of the small lot development are consistent with the
surrounding neighborhood as the subject property is directly adjacent to a two-story,
multi -family residential development to the north and two-story single-family dwellings to
the east, west, and south. The applicant has provided an aesthetically complementary
design, which consists of a Spanish style design, with neutral, earth -tone colors,
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
design that would complement the neighborhood character. The applicant has proposed
a Spanish style design, which incorporates some aesthetic characteristics found in other
Spanish, contemporary, and bungalow style residences 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, awnings, shutters, clay pipes, decorative chimney hoods, corbels, wrought iron
porch lights to the single-family dwelling unit. The project also incorporates interlocking
brick 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.
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FINDING 4: The proposea ouiiaing or structure is in narmony wan the proposea
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, 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 Muscatel Avenue. All proposed luminaries would comply with Rosemead
Municipal Code Chapter 17.88, and the incorporation of design elements such as
recessed windows, awnings, shutters, clay pipes, decorative chimney hoods, corbels, and
wrought iron 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. The Planning Commission HEREBY FINDS AND DETERMINES that
facts do exist to justify approving Tentative Tract Map 83027 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 83027 will subdivide one existing parcel into ten small
lots, each with a two-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
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as smaii iot subaivisions are permittea in the R-3 zone wan the approvai 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 83027 will subdivide one existing parcel into ten small
lots, each with a two-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
34,470 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 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 suitable for the proposed density of
development.
FACT: Tentative Tract Map 83027 will subdivide one existing parcel into ten small
lots, each with a two-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 34,470 square feet (0.79 acre),
which allows for 23 dwelling units per acre. The applicant is only proposing ten dwelling
units per acre, 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 five residential units, a paved
surface driveway, and other site improvements for many decades. There is no habitat on
the project site to support any enaangerea, rare, or inreatenea wiiaiiie species, ana inere
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 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 Company 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.
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 Muscatel 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 20-
08 and Tentative Tract Map 83027 permitting a small lot subdivision of one parcel into ten
small lots. Each lot will contain one, 1,918 square feet, two-story single-family dwelling
unit with an attached two -car garage located at 4316 Muscatel Avenue, and subject to
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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 March 18, 2024, by the following vote:
AYES:
BERRY, ESCOBAR, LOPEZ, AND UNG
NOES:
NONE
ABSTAIN:
NONE
ABSENT:
TANG
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 18th day of March, 2024.
Ja s er hair
I�.
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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 18th day of March,
2024 by the following vote:
AYES: BERRY, ESCOBAR. LOPEZ, AND UNG
NOES: NONE
ABSTAIN: NONE
ABSENT: TANG
APPROVED AS TO FORM:
w
Stan Wong, Secretary
Stepianle Gutiemey, Plann irV Commission Attorney
Burke, Williams & Sorensen, LLP
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ATTACHMENT"A"
(PC RESOLUTION 24-02)
DESIGN REVIEW 20-08 AND TENTATIVE TRACT MAP 83027
4316 MUSCATEL AVE
(APN: 5391-010-017)
CONDITIONS OF APPROVAL
MARCH 18, 2024
Standard Conditions of Approvals
Design Review 22-04 ("Project') is approved a small lot subdivision of one parcel
into ten small lots. Each lot will contain one, 1,918 square feet, two-story single-
family dwelling unit with an attached two -car garage, in accordance with the plans
marked Exhibit "B", dated March 6, 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.
The on-site public hearing notice posting shall be removed by the end of the 10 -
day appeal period of Project.
Project is approved for a period of one (1) year. The applicant(s) shall commence
the approved project or request an extension within 30 calendar days prior to
expiration. The one (1) year initial approval period shall be effective from the
Planning Commission approval date. For the purpose of this petition, project
commencement shall be defined as beginning the permitting process with the
Planning and Building Divisions, so long as the project is not abandoned. If Project
has been unused, abandoned, or discontinued for a period of one (1) year, it shall
become null and void.
7. The Planning Commission hereby authorizes the Planning Division to make and/or
approve minor modifications to the project and to these conditions of approval.
8. Project is granted or approved with the City and its Planning Commission and City
Council retaining and reserving the right and jurisdiction to review and to modify
ift
ine permit, incivaing the conditions of approval oasea on cnangea 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
prevention devices, fire valves, A/C condensers, furnaces, and 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.
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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.
22. All property that is vacant, under construction, or being demolished shall be totally
enclosed around the perimeter by a fence that is a minimum of six (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.
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o. The fence snail oe instaiiea prior io me inaiauon of any consiruciion 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 unit.
24. 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
25. The second sheet of building plans is to list all conditions of approval and to include
a copy of the Planning Commission Decision letter. This information shall be
incorporated into the plans prior to the first submittal for plan check.
26. Plans prepared in compliance with the current Building Code shall be submitted to
Building Division for review prior to permit issuance.
27. School Developmental Fees shall be paid to School District prior to the issuance
of the building permit.
28. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance
of the building permit.
29. In accordance with paragraph 5538(b) of the California Business and Professions
Code, plans are to be prepared and stamped by a licensed architect.
30. Structural calculations prepared under the direction of an architect, civil engineer
or structural engineer shall be provided.
31. Separate application and plan review is required for each of the following:
a. Electrical plans
b. Mechanical plans
c. Fire Sprinklers.
32. A grading and drainage plan 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.
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33. Siormwaier Pianning Program LiD Pian CneCKl si �NIS4 i FORM) comp erea oy
Engineer of Record shall be copied on the first sheet of Building Plans and on the
first sheet of Grading Plans. When applicable per the LID plan checklist, LID plan
shall be approved through the Engineering Division prior submitting grading plans
for review. The form can be found at the following link
https://www dropbox com/scl/fii/m8slr2584cb6fwstigvlb/Rosemead-MS4-1-LID-
Determination-Form pdf?rlkev=twd265f6lckgenmk4slghm6ap&dl=0
34. No form work or other construction materials will be permitted to encroach into
adjacent property without written approval of the affected property owner.
35. 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
36. The second sheet of building plans, grading plans and/or offsite improvement
plans is to list all conditions of approval and to include a copy of the Planning
Commission Decision letter. This information shall be incorporated into the plans
prior to the first submittal for plan check.
37. A separate permit shall first be obtained from the City Public Works Department
prior to placement of any construction materials or equipment in the public way.
38. The required street improvements shall include those portions of roadways
contiguous to the subject property and include:
a. Construct new driveway approach to comply with current ADA bypass
requirements per SPPWC, Latest edition. No portion of the driveways
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. Construct new PCC sidewalks adjacent to the property, width to match
existing per SPPWC latest edition. Repair all damaged and/or off -grade
curbs and gutters and ADA ramps.
39. Install necessary improvements (parkway, landscape, sidewalk, curb and gutter,
any others as applicable) to match required adjacent sections, and as required by
planning.
40. The approved building address shall be painted on the curb to the City's standards
as required by the Public Works Inspector prior to final inspection.
41. Relocate water meters from the sidewalk as directed by the City Engineer or
his/her designee.
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42. Renabiiiiaze existing AC street pavement aiong the property frontage to the
centerline of the street, rehabilitation includes but are not limited to pavement
markers, striping, and markings as directed by the City Engineer or his/her
designee. You may 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.
43. Any street or sidewalk trenching or removal and replacement of AC or PCC
pavement related to the project shall match the existing surfaces and as directed
by the City Engineer or designee. New pavement thickness shall be one inch
greater than the existing. All applicable in -lieu fees shall be paid to the City as
required for future pavement rehabilitation.
44. 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.
45. Provide Traffic impact analysis at driveway location to ensure line of sight visibility
for traffic, pedestrians, and cyclists.
46. Prior to final of the building permit(s), inspection required by Public Works
inspector
TRACT MAP
47. 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.
48. 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.
49. A preliminary subdivision guarantee may be 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.
50. 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.
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51. 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 Mylar copy of the filed
map.
52. Comply with all requirements of the Subdivision Map Act.
53. Approval for filling of this land division is contingent upon approval of plans and
specifications mentioned below. If the improvements are not installed prior to the
filing of this subdivision, the developer must submit an Undertaking Agreement and
a Faithful Performance and Labor and Materials Bond in the amount estimated by
the City Engineer guaranteeing the installation of the improvements.
54. 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.
55. Prior to performing any grading, obtain a permit from the Engineering Division.
Submit grading and drainage plans per the City's grading guidelines and the latest
edition of the Los Angeles County Building Code. The plans shall be stamped and
signed by a California State Registered Civil Engineer.
56. 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.
57. 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.
58. 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.
59. 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.
60. 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.
61. If applicable, 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 aate the City aetermined the appiicauon to oe compiete aii to the
satisfaction of the Public Works Department.
62. Submit a LID plan and comply with all NPDES requirements.
63. If applicable, a $2,000.00 fee will be required per each storm drain adjacent to the
property per retrofit pursuant Los Angeles River Trash TMDL requirements.
64. Clearly show all existing lot lines and proposed lot line on the plans.
65. Provide a complete boundary and topographic survey.
66. Show any easement on the plans as applicable.
67. Copy all project Conditions of Approval onto all plan sets.
SEWER
68. If applicable, approval of this land division is contingent upon providing a separate
house sewer lateral to serve each lot of the land division.
69. 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.
Uj111111i1*9
70. Underground all utility services to the property.
71. Any utilities that conflict with the development shall be relocated at the developer's
expense.
County Of Los Angeles Fire Department Conditions of Approval
FINAL MAP
72. 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.
73. 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
Lane" on the Final Map. All widths and dimensions shall be clearly delineated with a
reciprocal access agreement and is required for all private driveways. Compliance
required prior to Final Map clearance.
WATER SYSTEM REQUIREMENTS
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74. An nyarants snail measure o"x 4"x 2-L2" crass or bronze, coniorming to current
AWWA standard C503 or approved equal and shall be installed in accordance with
the County of Los Angeles Fire Code.
75. The required fire flow for the public fire hydrants for this project is 1500 GPM at 20 psi
residual pressure for 2 hours.
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