PC - Item 3A - Design Review 14-10 at 7441 Whitmore StreetROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIR AND MEMBERS OF THE ROSEMEAD
PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: JUNE 15, 2015
SUBJECT: DESIGN REVIEW 14 -10
7441 WHITMORE STREET
Summary
Man Voong and Alisa Wang have submitted a Design Review application requesting
approval to construct a new 2,862 square foot two -story single - family dwelling unit. In
addition, the applicant is proposing to construct an attached three -car garage. The
subject property is located at 7441 Whitmore Street, in the R -2 (Light - Multiple
Residential) zone.
This item was on the Planning Commission Agenda for June 1, 2015. However, due to
lack of quorum, the Planning Commission meeting was cancelled and the item was re-
noticed to the June 15th Planning Commission meeting.
Environmental Determination
Section 15332 of the California Environmental Quality Act (CEQA) and local
environmental guidelines exempt "in -fill development projects" where the proposed
development occurs within city limits on a site measuring no more than five (5) acres
substantially surrounded by urban uses, meeting applicable General Plan and Zoning
regulations. Accordingly, Design Review 14 -10 is classified as a Class 32 Categorical
Exemption pursuant to Section 15332 of CEQA guidelines.
Staff Recommendation
It is recommended that the Planning Commission ADOPT Resolution No. 15 -08 with
findings (Exhibit "A "), and APPROVE Design Review 14 -10, subject to the twenty -one
(21) conditions outlined in Attachment "A" attached hereto.
Property History and Description
The subject property is located on the north side of Whitmore Street, between New
Avenue and Jackson Avenue. According to Planning Division records, Tentative Parcel
Map 71858 was approved by the Planning Commission on October 6, 2014, which
subdivided one (1) existing parcel totaling 16,094 square feet into two (2) parcels, for
the development of one (1) single family home on each parcel.
Planning Commission Meeting
June 15, 2015
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According to the Los Angeles County Assessor's records, the site is currently developed
with two (2) single - family homes, which will be demolished as part of the project.
Front Elevation
Site and Surrounding Land Uses
The project site is designated in the General Plan as Medium Density Residential and
on the Zoning Map as R -2 (Light - Multiple Residential) zone. The site is surrounded by
the following land uses and zones:
North
General Plan Designation:
Zoning:
Land Use:
South
General Plan Designation:
Zoning:
Land Use:
East
General Plan Designation
Zoning:
Land Use:
West
General Plan Designation
Zoning:
Land Use:
Medium Density Residential
R -2 (Light - Multiple Residential)
Residential
Medium Density Residential
R -2 (Light - Multiple Residential)
Residential
Medium Density Residential
R -2 (Light - Multiple Residential)
Residential
Medium Density Residential
R -2 (Light - Multiple Residential)
Residential
Planning Commission Meeting
June 15, 2015
Page 3 of 14
Administrative Analysis
As illustrated in Exhibit "B ", the applicant is proposing to construct a new 2,862 square
foot single - family dwelling unit: 1,326 square feet and 1,536 square feet of floor area on
the first and second floor, respectively. Additionally, the applicant is proposing to
construct an attached three -car garage. According to Rosemead Municipal Code (RMC)
Section 17.12.030(6)(1)0), any new dwelling unit to be constructed that equals or
exceeds two thousand five hundred (2,500) square feet of developed living area shall
be subject to a discretionary Site Plan and Design Review.
Development Standards
Staff has verified that the proposed single - family dwelling unit would be in compliance
with the development standards of the R -2 zone, as demonstrated in the following table:
Development Feature
Required
Proposed
Front Yard Setback
20 ft.
20 ft.
Side Yard
1 st Floor
Greater of 5 ft. or 10% of lot
6' -9" ft. and 12 ft.
Setback
width
2 nd Floor
5 ft. min., 15 ft. combined
6' -9" ft. and 12 ft., 18' -9" ft.
combined
Rear Yard Setback
Lesser of 20 ft. or 20% of lot
20 ft.
depth
Floor Area Ratio
35% (maximum)
— 39.99%
(with 5% design incentives)
Parking
Two spaces in an enclosed
Three spaces in an enclosed
garage
garage
Floor Plan
The first floor consists of a living room, dining room, family room, kitchen, one (1)
bedroom with closet, two and one -half (2 Yz) bathrooms, and three -car garage. The
second floor consists of a den, three (3) bedrooms with closets, three (3) bathrooms,
and a washer and dryer closet.
Elevations
The applicant is proposing a light beige color stucco finish for the exterior walls; reddish -
orange color Spanish terracotta concrete tiles for the roof; and light brown trims.
Greyish -brown color stone veneer is utilized at the base of the exterior fagade and on
the entry treatment.
Parking and Circulation
Per RMC Table 17.112.040.1, this project will require two (2) parking spaces per
dwelling unit in an enclosed garage. As shown on the proposed site and floor plan, the
applicant is proposing an attached three -car garage towards the rear of the property.
Planning Commission Meeting
June 15, 2015
Page 4 of 14
Fencing and Landscaping
The applicant is proposing to construct a four foot high tan color slump stone block wall.
within the front yard area, and six (6) feet high on the remaining portions of the side lot
lines and rear lot line.
As shown on the site plan, vine pockets will be planted along the concrete block wall
adjacent to the driveway. Also, the applicant is proposing to plant new trees and install
new plant materials throughout the property. Staff has added a condition of approval to
require submittal of a final landscape plan to the Planning Division for review and
approval.
Municipal Code Requirements
According to Rosemead Municipal Code (RMC) Section 17.12.030(B)(1)(j), any new
dwelling unit to be constructed that equals or exceeds two thousand five hundred
(2,500) square feet of developed living area shall be subject to a discretionary Site Plan
and Design Review.
RMC Section 17.28.020(C) provides the criteria by which the Planning Commission may
approve, approve with conditions, or disapprove an application:
A. 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.
The subject property is located within an established residential area of the City.
The applicant has provided an aesthetically complementary design, which
includes a modern two -story residential design and new landscaping. The
development would improve the overall aesthetics of the surrounding
neighborhood.
B. 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.
The proposed structure is designed with front, side, and rear setbacks that meet
and /or exceed the minimum requirements of the R -2 zone, which creates a larger
buffer between the proposed residence and the surrounding residences to
protect against noise, vibrations, and other factors which may have an adverse
effect on the environment and neighborhood. This development will not generate
any permanent impacts to noise levels for the surrounding area. All construction
work will be required to comply with the timeframe and decibel levels indicated in
the City's Noise Ordinance. Conditions of Approval will specifically address
factors such as noise, construction hours, landscaping, and the overall
maintenance of the property.
Planning Commission Meeting
June 15, 2015
Page 5 of 14
C. 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.
The proposed project will not depreciate the appearance and value of the local
environment. Staff has worked closely with the applicant to achieve a residential
design that will complement the neighborhood character. The applicant has
proposed a contemporary architectural design, which incorporates some
traditional characteristics found in residences currently built in the San Gabriel
Valley. The dwelling unit has been designed to create visual interest at the street
level. The proposed design elements are similar to many homes in the
surrounding area.
D. 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.
The property is not part of the Civic Center Plan, precise plan, or land reserved
for public or educational use. The applicant has proposed an appealing
architectural design, which will create an improved site that is aesthetically
complementary to the surrounding area and may potentially raise the value of the
neighborhood.
E. 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.
This proposed development meets all of the minimum code requirements for the
R -2 (Light - Multiple Residential) zone, and all applicable referenced code sections
of the Rosemead Municipal Code.
F. The site plan and the design of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicates 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.
Access to the site will continue to be from Whitmore Street. The design and
construction of this project would preserve the public safety and provide
adequate access and circulation for vehicular and pedestrian traffic. The
proposed dwelling unit and landscaping will significantly improve the visual effect
of the site from the view of the public street.
Planning Commission Meeting
June 15, 2015
Page 6 of 14
Public Notice Process
This item has been noticed through the regular agenda notification process, which
includes a 300 -foot radius public hearing notice to fifty -nine (59) property owners,
publication in the Rosemead Reader on June 4, 2015, and postings of the notice at the
five (5) public locations and on the subject site.
Prepared by: �Submitted by:
l/Y
Austin Arnold Michelle Ramirez
Planning Intern Community Development Director
EXHIBITS:
A. Planning Commission Resolution 15 -08 with Attachment "A" (Conditios of Approval)
6. Site Plan /Floor Plan /Elevations
C. Assessor Parcel Map (5286 -016 -037)
Planning Commission Meeting
June 15, 2015
Page 7 of 14
EXHIBIT "A"
PC RESOLUTION 15 -08
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING DESIGN REVIEW 14 -10, PERMITTING A NEW 2,862
SQUARE FOOT TWO -STORY SINGLE - FAMILY DWELLING UNIT. IN
ADDITION, THE APPLICANT WILL CONSTRUCT AN ATTACHED
THREE -CAR GARAGE. THE SUBJECT PROPERTY IS LOCATED AT
7441 WHITMORE STREET (APN: 5286- 016 -037), IN THE R -2 (LIGHT -
MULTIPLE RESIDENTIAL) ZONE.
WHEREAS, on October 2, 2014, Man Voong and Alisa Wang submitted a
Design Review application requesting approval to construct a new 2,862 square foot
two -story single - family dwelling unit. In addition, the applicant is proposing to construct
an attached three -car garage. The subject property is located at 7441 Whitmore Street;
WHEREAS, 7441 Whitmore Street is located in the R -2 (Light - Multiple
Residential) zoning district;
WHEREAS, Section 17.28.020(C) of the Rosemead Municipal Code (RMC)
provides the criteria for a design review;
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Section 17.28.020(C) of the Rosemead Municipal Code authorize the Planning
Commission to approve, conditionally approve, or deny design review applications;
WHEREAS, on June 4, 2015, fifty -nine (59) notices were sent to property owners
within a 300 -foot radius from the subject property, in addition to notices posted in five
(5) public locations and on -site, specifying the availability of the application, and the
date, time, and location of the public hearing for Design Review 14 -10, and on June 4,
2015, the notice was published in the Rosemead Reader;
WHEREAS, on June 15, 2014, the Planning Commission held a duly noticed and
advertised public hearing to receive oral and written testimony relative to Design Review
14 -10; 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 14 -10 is classified as a Class 32 Categorical Exemption pursuant to Section
15332 of CEQA guidelines. Section 15332 of the California Environmental Quality Act
Planning Commission Meeting
June 15, 2015
Page S of 14
(CEQA) and local environmental guidelines exempt "in -fill development projects" where
the proposed development occurs within city limits on a site measuring no more than
five (5) acres substantially surrounded by urban uses, meeting applicable General Plan
and Zoning regulations.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Design Review 14 -10, in accordance with Section
17.28.020(C) of the Rosemead Municipal Code as follows:
A. 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.
FINDING: The subject property is located within an established residential area
of the City. The applicant has provided an aesthetically complementary design, which
includes a modern two -story residential design and new landscaping. The development
would improve the overall aesthetics of the surrounding neighborhood.
B. 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.
FINDING: The proposed structure is designed with front, side, and rear setbacks
that meet and /or exceed the minimum requirements of the R -2 zone, which creates a
larger buffer between the proposed residence and the surrounding residences to protect
against noise, vibrations, and other factors which may have an adverse effect on the
environment and neighborhood. This development will not generate any permanent
impacts to noise levels for the surrounding area. All construction work will be required to
comply with the timeframe and decibel levels indicated in the City's Noise Ordinance.
Conditions of Approval will specifically address factors such as noise, construction
hours, landscaping, and the overall maintenance of the property.
C. 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.
FINDING: The proposed project will not depreciate the appearance and value of
the local environment. Staff has worked closely with the applicant to achieve a
residential design that will complement the neighborhood character. The applicant has
proposed a contemporary architectural design, which incorporates some traditional
characteristics found in residences currently built in the San Gabriel Valley. The
dwelling unit has been designed to create visual interest at the street level. The
proposed design elements are similar to many homes in the surrounding area.
Planning Commission Meeting
June 15, 2015
Page 9 of 14
D. 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.
FINDING: The property is not part of the Civic Center Plan, precise plan, or land
reserved for public or educational use. The applicant has proposed an appealing
architectural design, which will create an improved site that is aesthetically
complementary to the surrounding area and may potentially raise the value of the
neighborhood.
E. 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.
FINDING: This proposed development meets all of the minimum code
requirements for the R -2 (Light - Multiple Residential) zone, and all applicable referenced
code sections of the Rosemead Municipal Code.
F. The site plan and the design of the buildings, parking areas, signs,
landscaping, luminaries, and other site features indicates 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.
FINDING: Access to the site will continue to be from Whitmore Street. The
design and construction of this project would preserve the public safety and provide
adequate access and circulation for vehicular and pedestrian traffic. The proposed
dwelling unit and landscaping will significantly improve the visual effect of the site from
the view of the public street.
SECTION 3. The Planning Commission HEREBY APPROVES Design Review
14 -10 for the construction of a new 2,862 square foot two -story, single - family dwelling
unit with an attached three -car garage, located at 7441 Whitmore Street, and subject to
the conditions listed in Attachment "A" attached hereto and incorporated herein by
reference.
SECTION 4. 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.
Planning Commission Meeting
June 15, 2015
Page 10 of 14
SECTION 5. This resolution is the result of an action taken by the Planning
Commission on June 15, 2015, by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
SECTION 6. The Secretary shall certify to the adoption of this resolution and
shall transmit copies of same to the applicant and the Rosemead City Clerk.
PASSED, APPROVED, and ADOPTED this 15 day of June, 2015.
Nancy Eng, Chair
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 15 day of
June, 2015, by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Michelle Ramirez, Secretary
APPROVED AS TO FORM:
Gregory M. Murphy, Planning Commission Attorney
Burke, Williams & Sorensen, LLP
Planning Commission Meeting
June 15, 2015
Page 11 of 14
ATTACHMENT "A"
(PC RESOLUTION 15 -08)
DESIGN REVIEW 14 -10
7441 WHITMORE STREET
(APN: 5286- 016 -037)
CONDITIONS OF APPROVAL
June 15, 2015
1. Design Review 14 -10 is approved for the construction of a new 2,862 square feet
two -story single - family dwelling unit with an attached three -car garage, in
accordance with the plans marked Exhibit "B ", dated May 21, 2015. Any revisions
to the approved plans must be resubmitted for the review and approval of the
Planning Division.
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. In addition, all conditions of
approval for Tentative Parcel Map 71858 shall also be in compliance.
3. The conditions listed on this exhibit shall be copied directly onto any
development plans subsequently submitted to the Planning and Building
Divisions for review.
4. Approval of Design Review 14 -10 shall not take effect for any purpose until the
applicant has filed with the City of Rosemead 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 Design Review 14 -10.
6. Design Review 14 -10 is approved for a period of one (1) year. The applicant shall
commence the proposed 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
Design Review 14 -10 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.
Planning Commission Meeting
June 15, 2015
Paqe 12 of 14
8. Design Review 14 -10 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 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 Design Review 14 -10.
9. The applicant 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
side, 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 shall comply with all Federal, State, and local laws relative to the
approved use, including the requirements of the Planning, Building, 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.
14. The Building Division, Planning Division, and Engineering Division shall have
access to the subject property 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.
Planning Commission Meeting
June 15, 2015
Pape 13 of 14
16. All ground level mechanical /utility equipment (including meters, back flow
preservation 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.
17. The property 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 drainage shall take place in accordance with such
approved plan.
18. The applicant 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. The
landscape plan shall include a wide variety of colorful and drought tolerant trees,
shrubs, flowers, and ground covers. All landscaping and irrigation shall be
installed and completed prior to final Planning Division approval.
19. In order to achieve a maximum 40% FAR for the site the following design
elements shall be incorporated in the development:
Qualifying Design Incentives
FAR Bonus
Garages placed at the rear of the lot and not
1.5%
visible from the street.
Usage of windows that are recessed a
1.5%
minimum of 4 inches on the front elevation.
Landscape plan with three or more mature
1.0%
trees (defined as 24" box or larger).
Use of natural architectural materials (such
0.5%
as wood and stone)
Use of interlocking pavers, decomposed
granite or other decorative hardscape
0.5%
materials for walkways and driveways.
Total
5%
20. Violations of the conditions of approval may result in citation and /or initiation of
revocation proceedings.
Engineering Conditions of Approval
21. A Certificate of Occupancy will not be issued until Final Parcel Map 71858 has
been recorded with the Los Angeles County Assessors' Office.
0
Planning Commission Meeting
June 15, 2015
Page 14 of 14
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