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PC - Item 3A - General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02 AE.: 9 ° ROSEMEAD PLANNING COMMISSION STAFF REPORT ,1 �c,oa..Eo,eo TO: THE HONORABLE CHAIR AND PLANNING COMMISSION FROM: PLANNING DIVISION DATE: MARCH 6, 2017 SUBJECT: GENERAL PLAN AMENDMENT 16-01, TENTATIVE TRACT MAP 74095, PLANNED DEVELOPMENT REVIEW 16-01, AND ZONE VARIANCE 16-02 1151 SAN GABRIEL BOULEVARD (PORTION OFF ORANGE STREET) SUMMARY La Terra Development, LLC. has submitted entitlement applications for the construction of a 21-unit planned development project. The project includes four home designs and three floor plans. The size of the single-family dwelling varies from 1,706 square feet to 2,353 square feet with an attached two-car garage. The proposed development will include three private streets, 19,908 square feet of common open space, and 18,287 square feet of private open space. The subject site is located at 1151 San Gabriel Boulevard in a Planned Development (P-D) zone. Environmental Analysis The City of Rosemead acting as a Lead Agency, has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The Initial Study has been undertaken to determine if the proposed project may have a significant effect on the environment. The Initial Study was prepared and completed by Phil Martin & Associates, Inc., acting as a consultant to the City, in accordance with the California Environmental Quality Act (CEQA) Guidelines. On the basis of the Initial Study, the City of Rosemead has concluded that the project would have significant impact, unless mitigated, therefore a Draft Mitigated Negative Declaration (MND) was prepared. The MND reflects the independent judgment of the City as a lead agency per CEQA Guidelines. The project site is not on a list compiled pursuant to Government Code section 65962.5. The proposed project is not considered a project of statewide, regional or area-wide significance and would not affect highways or other facilities under the jurisdiction of the State of California Department of Transportation. A Notice of Intent to Adopt a Mitigated Negative Declaration for the project was distributed for a 30-day public review and comment period from February 3, 2017 to March 6, 2017. The Mitigated Negative Declaration and a Mitigation Monitoring Planning Commission Meeting March 6,2017 Page 2 of 46 Program as required by CEQA guidelines, is attached to this staff report for your review. If the Commission recommends this project to the City Council for approval, the Commission must make a finding of adequacy with the environmental assessment and also recommend that the City Council adopt the attached Mitigated Negative Declaration and Mitigation Monitoring Program. Staff Recommendation It is recommended that the Planning Commission ADOPT Resolution No. 17-03 with findings (Exhibit "A"), which is a resolution recommending that the City Council adopt Resolution 2017-12 (attached as Exhibit "B") approving General Plan Amendment 16- 01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02 and adopt the associated Mitigated Negative Declaration (Exhibit "D") and Mitigation Monitoring Program (Exhibit "E"). • Property History and Description The subject site is a former sports field of Don Bosco Technical Institute totaling approximately two acres. On September 21, 2015, the Planning Commission approved Tentative Parcel Map 73496, for the creation of the subject parcel. ' / d �/ ' '� i = I; 1 i Iii t Gs 0 F.,? I Nyx ," sr e,. _fe` O7 • . Do Bosc• `�ic� / „"? T=chnical • 7 41140; ilipZ stitut beta,o o a led Assessor's Parcel Map Planning Commission Meeting March 6,2017 Page 3 of 46 r p f Existing Site Photo Site & Surrounding Land Uses The site is designated in the General Plan for Public Facilities, and on the Zoning map it is designated for P-D (Planned Development). The site is surrounded by the following land uses: North General Plan Designation: High Density Residential and Unincorporated Area of Los Angeles Zoning: P-D (Planned Development) and Unincorporated Area of Los Angeles Land Use: Residential and Unincorporated Area of Los Angeles South General Plan Designation: City of Montebello Zoning: City of Montebello Land Use: City of Montebello East General Plan Designation: Low Density Residential Zoning: R-1 (Single-Family Residential) Land Use: Residential West General Plan Designation: Public Facilities and Low Density Residential Zoning: P-D (Planned Development) and R-1 (Single-Family Residential) Land Use: Church and Residential Planning Commission Meeting March 6,2017 Page 4 of 46 Project Description The project includes the construction of 21 two-story single-family dwelling units and associated parking, open space, and landscaping. The project will provide 42 private garage parking spaces (two private garage spaces per unit). The applicant is also proposing 11 guest parking spaces along private Drive A. The project site is located at the eastern terminus of Orange Street. Vehicular access to the project site will be provided via an extension of Orange Street., which will be privately maintained. Internal circulation will be provided via proposed Private Drives A, B, and C. General Plan Amendment 16-01 Per Rosemead Municipal Code Section 17.152.020, amendment to the City's General Plan may be initiated by the Planning Commission or the City Council, whenever the public necessity, convenience, general welfare, or good zoning practice justifies such action. General Plan Amendment 16-01 will amend the land use designation of the subject site from Public Facilities to Medium Density Residential (0-12 units per acre). Tentative Tract Map 74095 Section 66474 et seq of the Subdivision Map Act describes the grounds for approving a subdivision map. In addition, Rosemead Municipal Code Section 16.08 provides subdivision regulations, which adopt Los Angeles County subdivision regulations by reference. Tentative Tract Map 74095 is a condominium subdivision to create 21 legal condo parcels for the development of 21 single-family dwelling units. Planned Development Review Rosemead Municipal Code Section 17.24.010(C) sets forth the procedures and requirements for Planned Development Review. The Planned Development district is intended to provide for residential developments that are characterized by innovative use and design concepts. The subject site was a part of a larger planned development for the Don Bosco Technical Institute, however, the site was parceled off in 2016 by virtue of the Planning Commission's approval of Tentative Parcel Map 73496. The applicant is proposing a planned development for a residential development consisting of 21 condo lots for the development of 21 single-family dwelling units. Zone Variance Per Rosemead Municipal Code Section 17.140.010, the purpose of a Variance is to give the Planning Commission authority to allow an exception to certain development standards prescribed in the Zoning Code when practical difficulties, unnecessary hardships, or results inconsistent with the general purposes of the Zoning Code occur by reason of a strict interpretation and enforcement of any of the provisions of this Zoning Code. The applicant is requesting a variance from Rosemead Municipal Code Table 17.24.030.2, which requires the front yard setback (adjoining residential zone) to be the 20 feet. The applicant is proposing ten feet as this would be the side yard for the Planning Commission Meeting March 6,2017 Page 5 of 46 three homes that will abut the interior of the west wall of the project. In other words, the manner in which the project is planned will cause the "front" of the property for Municipal Code purposes to in fact be the side of each of the three parcels as developed. Development Standards Staff has verified that the proposed development would be in compliance with the applicable development standards of the Rosemead Zoning Code, as demonstrated in the following table: Development Feature Required Proposed Total Lot Size of 43,560 s.f. (minimum) 87,571 s.f. Development Site Front Setback(Adjoining 20 feet(minimum) 10 feet(Requesting Residential Zone) Variance) Side Street Setback None 17 feet Rear Setback 10 feet(minimum) 10-12 feet Height None 26-27 feet Two Spaces per dwelling unit in an enclosed 21 two-car garages and 11 Parking guest parking spaces along garage (21 garages required) the private street Proposed Floor Plan The applicant is proposing three floor plan types. All three floor plans are two-story. Plan 1 totals 1,706 square feet and includes a living room, kitchen, dining room, coat room, three bedrooms with closets, three bathrooms, a laundry room, private open space, and a two-car garage. Plan 2 totals 2,072 square feet and includes a living room, kitchen, dining room, four bedrooms with closets, three bathrooms, a laundry room, private open space, and a two-car garage. Plan 3 totals 2,352 square feet and includes a living room, kitchen, dining room, four bedrooms with closets, three bathrooms, a laundry room, private open space, and a two-car garage. Proposed Architecture As shown on the architectural plans, marked Exhibit "F," there are four (4) different residential designs proposed for the development with three color schemes, each following a Spanish architectural style, characterized by a concrete Spanish tile roof, smooth textured stucco, clay pipe roof vents, corbels, square or arched windows, wood shutters, and decorative wrought iron embellishments. Planning Commission Meeting March 6,2017 Page 6 of 46 According to the colored renderings, which will be available to view at the Planning Commission Meeting, the specific colors and materials proposed for each scheme are as follows: Scheme 1: The color and material of the main body of the units will be beige smooth textured stucco. The trims will be painted in a light shade of brown. Accent colors include sage green and brown. All wrought iron embellishments will be painted black. The roofing material will be a Reddish-brown concrete Spanish tile roof. Scheme 2: The color and material of the main body of the units will be off-white smooth textured stucco. The trims will be painted brown. Accent colors include maroon and burgundy. All wrought iron embellishments will be painted black. The roofing material will be a Reddish-brown concrete Spanish tile roof. Scheme 3: The color and material of the main body of the units will be off-white smooth textured stucco. The trims will be painted brown. Accent colors include tan and turquoise. All wrought iron embellishments will be painted black. The roofing material will be a Reddish-brown concrete Spanish tile roof. Proposed Landscaping and Fencing: The development will consist of a total of 19,908 square feet of common open space (11,556 square feet of landscape area and 8,352 square feet of hardscape area). Each unit will have a private back yard ranging in size from 606 square feet to 1,281 square feet. In total, the applicant is proposing 18,287 square feet of private open space. A conceptual landscape plan has been attached as Exhibit "F". New landscaping is proposed throughout the site. The applicant is also proposing a private pocket park within the development which includes enhanced pedestrian paving, entry pilasters, open turf area, benches, a pergola, and trees. The applicant will be required to submit a detailed landscape and irrigation plan to the Planning Division for review and approval prior to issuance of any Building Permits. In addition, staff has added a condition of approval requiring the applicant to incorporate additional privacy landscaping in the rear yards of Lots 19-21 and the side yards of Lots 1, 4, and 7. According to the Wall and Fence Plan in Exhibit "F, the applicant is proposing new wall and fence along the eastern, western, and southern property lines. The new wall and fence will include slump stone, wrought iron, and/or vinyl material. Staff has added a condition of approval requiring the applicant to construct a new wall/fence along the north property line. Parking and Circulation The project site is located at the eastern terminus of Orange Street. Vehicular access to the project site will be provided from Orange Street. Internal circulation will be provided via proposed Private Drives A, B, and C. There are 21 two-car garages proposed for Planning Commission Meeting March 6,2017 Page 7 of 46 the 21 single-family dwelling units. The applicant is also proposing 11 guest parking spaces along private Drive A. Traffic A traffic impact study prepared by Kunzman Associates, Inc. dated October 12, 2016, to assess project-related traffic impacts. The Study concluded that the portion of Lawrence Avenue utilized by the project is projected to provide adequate capacity for existing plus project traffic conditions, and the future traffic volumes are considered acceptable for a street that fronts residential land use. The City Engineer and City's Traffic Consultant has reviewed the traffic study and finds it acceptable and the study has been relied on in the Mitigated Negative Declaration. Lighting The outdoor lighting concept is to provide levels of lighting sufficient to meet safety and orientation needs. Lighting within the public areas of the development will be warm colored and unobtrusive. The proposed internal roadways will be lit by 14-foot high pole lights. The pocket park area will be lit by 42-inch high bollard lights. Light sources will be high pressure sodium, metal halide, or LED. Light sources will be concealed and directed downward. Lighting will not be visible from a public viewpoint off site. The development also proposes light fixtures on the exterior of each single-family dwelling unit. Municipal Code Requirements General Plan Amendment Per Rosemead Municipal Code Section 17.152.060, amendments to the General Plan may be approved only if all the following findings are first made: A. The amendment is consistent with all other provisions of the General Plan; The proposed amendment will change the land use designation of the subject parcel from Public Facilities to Medium Density Residential. The subject site is currently zoned P-D on the Zoning Map. According to the General Plan and Zoning Ordinance Consistency Table, the P-D zone is a corresponding zone district to the Medium Density Residential land use designation. B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and The existing land use designation of the subject site is Public Facilities. The subject site is currently designated as Public Facilities as it was a former sports field belonging to Don Bosco Technical Institute. The proposed amendment would change the land use designation to Medium Density residential for the construction of 21 single-family residential units. The subject site is adjacent to • Planning Commission Meeting March 6,2017 Page 8 of 46 single-family residences, therefore will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures. C. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. The subject site is adjacent to single-family residences, therefore, the amendment to the Medium Density Residential land use designation for the construction of 21 single-family dwelling units will be physically suitable for the subject site. The subject site is currently designated as Public Facilities as it was a former sports field belonging to Don Bosco Technical Institute. In addition, a traffic impact study was completed for the project to assess project- related traffic impacts. The Study concluded that the portion of Lawrence Avenue utilized by the project is projected to provide adequate capacity for existing plus project traffic conditions, and the future traffic volumes are considered acceptable for a street that fronts residential land use. The City Engineer and City's Traffic Consultant has reviewed the traffic study and finds it acceptable and the study has been relied on in the Mitigated Negative Declaration. Tentative Tract Map 74095 Section 66474 et seq of the Subdivision Map Act describes the grounds for approving a subdivision map. In addition, Rosemead Municipal Code Section 16.08.130 provides subdivision regulations, which adopt Los Angeles County subdivision regulations by reference. The following are findings that must be made in order to approve a tentative tract map: Planning Commission Meeting March 6,2017 Page 9 of 46 A. The map will not be materially detrimental to the public welfare nor injurious to the property, or improvements in the immediate vicinity. Tentative Tract Map 74095 is a condominium subdivision to create 21 legal condo parcels for the development of 21 single-family dwelling units. The subject site is adjacent to single-family residences, therefore will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures B. The proposed division will not be contrary to any official plan, policy or standards adopted by the City. Tentative Tract Map 74095 is a condominium subdivision to create 21 legal condo parcels for the development of 21 single-family dwelling units. The subject site is adjacent to single-family residences and will not be contrary to any official plan, policy, or standards adopted by the City. The P-D zone is designated to accommodate various types of development such as single-family residential developments. C. Each proposed parcel conforms in area and dimension to the City codes. Tentative Tract Map 74095 is a condominium subdivision to create 21 legal condo parcels for the development of 21 single-family dwelling units. The proposed planned development conforms with the area and dimension to the City codes. D. All streets, alleys, and driveways proposed to serve the property have been dedicated and that such streets, alleys, and driveways are of sufficient design to provide adequate access and circulation for vehicular and pedestrian traffic. The City Engineer has reviewed this proposed subdivision relative to the adjacent right-of-way. Vehicular access to the project site will be provided from via an extension of Orange Street., which 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. All necessary public improvements will be made prior to Planning Commission Meeting March 6,2017 Page 10 of 46 the proposed construction. These improvements will be constructed within the Orange Street right-of-way when developed. E. Alley easements and covenants required for the approval of the Tentative Map or plot have been duly executed and recorded. No easements or covenants are required for the proposed development as the streets will be privately owned. Planned Development Review Per Rosemead Municipal Code Section 17.24.040(E), Modification of the Development Plan. Changes in the use shown in the Development Plan shall be considered in like manner as changes in the Zoning Map. Per Rosemead Municipal Code Section 17.152.060, amendments to the Official Zoning Map may be approved only if all the following findings are first made: A. The proposed amendment is consistent with the General Plan and any applicable specific plan; The subject site is currently zoned P-D on the Zoning Map. According to the General Plan and Zoning Ordinance Consistency Table, the P-D zone is a corresponding zone district to the Medium Density Residential land use designation. For this reason, the proposed amendment is consistent with the General Plan. The subject site is not located in a specific plan area. B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and The subject site is zoned P-D. The P-D zone is designated to accommodate various types of development such as single-family residential developments. The subject site was a part of a larger planned development for the Don Bosco Technical Institute, however, was parceled off in 2016. The subject site is adjacent to single-family residences, therefore, the development of 21 single- family residential units will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures. Planning Commission Meeting March 6,2017 Page 11 of 46 C. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. The existing site is zoned P-D. The P-D zone is designated to accommodate various types of development such as single-family residential developments. The subject site was a part of a larger planned development for the Don Bosco Technical Institute, however, was parceled off in 2016. The subject site is physically suitable for a residential planned development as it is adjacent to single-family residences. In addition, a traffic impact study was completed for the project. The Study to assess project-related traffic impacts. The Study concluded that the portion of Lawrence Avenue utilized by the project is projected to provide adequate capacity for existing plus project traffic conditions, and the future traffic volumes are considered acceptable for a street that fronts residential land use. The City Engineer and City's Traffic Consultant has reviewed the traffic study and finds it acceptable and the study has been relied on in the Mitigated Negative Declaration. Zone Variance Per Rosemead Municipal Code Section 17.140.040, a Variance may be granted only after a public hearing before the Planning Commission. Per Rosemead Municipal Code, Section all of the following findings shall be made by the Planning Commission in conjunction with the approval of a Variance: A. There are special circumstances or conditions applicable to the subject property (such as location, shape, size, surroundings, topography, or other physical features, etc.) that do not apply generally to other properties in the vicinity under an identical zoning district; The subject site was a former sports field belonging to Don Bosco Technical Institute. There are special circumstances and conditions applicable to the subject property that would not apply generally to other residential planned developments in the vicinity under the P-D zone. Single-family residential lots in the vicinity that would require front yard setbacks abut and/or face public streets. The subject site is not bounded by any public street and is accessed only through the existing terminus of Orange Street. In addition, when developed, the front Planning Commission Meeting March 6,2017 Page 12 of 46 yard setback of subject site will become the side yard of the three single-family residential lots. B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other property in the vicinity and under an identical zoning district; Strict compliance with the Zoning Code requirements would deprive the subject property of privileges enjoyed by other property in the vicinity and under an identical zoning district as the development is not bounded by any public street. The front yard line is adjacent to the rear yards of the adjoining residential properties. When developed, the front yard setback will become the side yard of the three affected single-family residential lots. This would deprive the subject property of parking and open space privileges that typically would be enjoyed by other condominium communities serviced by private streets within the P-D zone. C. Approving the Variance would not constitute a grant of special privilege inconsistent with the limitations on other properties in the same vicinity and zone in which the subject property is situated; and Since the subject site is not bounded by any public street and will be serviced by private streets, approving the Variance would not constitute a grant of special privilege inconsistent with the limitations on other properties in the same vicinity and zone in which the subject property is located. D. The requested Variance would not allow a use or activity that is not otherwise expressly authorized by the regulations governing the subject parcel. The subject site is zoned P-D. The P-D zone is designated to accommodate various types of development such as single-family residential developments. Upon approval of the General Plan Amendment, the subject property may be developed for residential use subject to the requirements for single-lot condominium communities serviced by private streets under the P-D zone. PUBLIC NOTICE PROCESS On February 2, 2017, thirty-seven (37) notices were sent to property owners within a 300-feet radius from the subject property, in addition to notices posted in six (6) public locations, on-site, published in the Rosemead Reader, and filed with the Los Angeles County Clerk. Planning Commission Meeting March 6,2017 Page 13 of 46 Prepared by: Submitted by: to Lily T. Valenzuela Michelle Ramirez City Planner Community Development Director EXHIBITS: A. Planning Commission Resolution No. 17-04 B. Draft City Council Resolution No.2017-10 C. Project Conditions of Approval D. Mitigated Negative Declaration E. Mitigation Monitoring Program F. Site Plan/Floor Plan/Elevations Planning Commission Meeting March 6,2017 Page 14 of 46 EXHIBIT "A" PC RESOLUTION 17-03 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA RECOMMENDING THE CITY COUNCIL APPROVE GENERAL PLAN AMENDMENT 16-01, TENTATIVE TRACT MAP 74095, PLANNED DEVELOPMENT REVIEW 16-01, AND ZONE VARIANCE 16-02 FOR THE CONSTRUCTION OF 21-UNIT RESIDENTIAL PLANNED DEVELOPMENT. THE SUBJECT SITE IS LOCATED AT 1152 SAN GABRIEL BOULEVARD IN A P-D ZONE (APN: 5275-015-042). WHEREAS, on March 15, 2016, Orange Rosemead Investments, LLC submitted entitlement applications for the construction of 21-unit residential planned development; and WHEREAS, 1151 San Gabriel Boulevard is located in a P-D zone; and WHEREAS, Rosemead Municipal Code Section 17.152.060 provides the purpose and criteria for a general plan amendment; and WHEREAS, Section 66474 et seq of the Subdivision Map Act and Rosemead Municipal Code Section 16.08.130 provides the criteria for a tentative tract map; and WHEREAS, Rosemead Municipal Code Section 17.24.040(E) provides the criteria for a planned development; and WHEREAS, Rosemead Municipal Code Section 17.140.040 provides the criteria for a zone variance; and WHEREAS, Sections 65800 & 65900 of the California Government Code and Rosemead Municipal Code Sections 16-08 and 17.140.040 authorizes the Planning Commission to approve, conditionally approve, or disapprove the tentative tract map and zone Variance applications; and WHEREAS, Rosemead Municipal Code Sections 17.24.040(E), 17.152.040 and 17.152.060 authorizes the Planning Commission provide a written recommendation and reasons for the recommendation to the City Council whether to approve, approve in modified form, or deny the general plan amendment and planned development; and WHEREAS, in December 2016, an Initial Environmental Study for the proposed project was completed finding that the proposed project would have a less than significant effect on the environment and a Mitigated Negative Declaration was Planning Commission Meeting March 6,2017 Page 15 of 46 prepared, in accordance with the guidelines of the California Environmental Quality Act, and local environmental guidelines; and WHEREAS, on February 2, 2017, thirty-seven (37) notices were sent to property owners within a 300-feet radius from the subject property, in addition to notices posted in six (6) public locations, on-site, published in the Rosemead Reader, and filed with the Los Angeles County Clerk, specifying the availability of the application, plus the date, time, and location of the public hearing for General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02, pursuant to California Government Code Section 65091(a)(3); and WHEREAS, on March 6, 2017, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02; 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 makes a finding of adequacy with the Mitigated Negative Declaration and HEREBY RECOMMENDS that the City Council adopt the Mitigated Negative Declaration as the environmental clearance for General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving General Plan Amendment 16-01 in accordance with Rosemead Municipal Code Section 17.152.060 as follows: A. The amendment is consistent with all other provisions of the General Plan; FINDING: The proposed amendment will change the land use designation of the subject parcel from Public Facilities to Medium Density Residential. The subject site is currently zoned P-D on the Zoning Map. According to the General Plan and Zoning Ordinance Consistency Table, the P-D zone is a corresponding zone district to the Medium Density Residential land use designation. B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and FINDING: The existing land use designation of the subject site is Public Planning Commission Meeting March 6,2017 Page 16 of 46 Facilities. The subject site is currently designated as Public Facilities as it was a former sports field belonging to Don Bosco Technical Institute. The proposed amendment would change the land use designation to Medium Density residential for the construction of 21 single-family residential units. The subject site is adjacent to single- family residences, therefore will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures. C. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. FINDING: The subject site is adjacent to single-family residences, therefore, the amendment to the Medium Density Residential land use designation for the construction of 21 single-family dwelling units will be physically suitable for the subject site. The subject site is currently designated as Public Facilities as it was a former sports field belonging to Don Bosco Technical Institute. In addition, a traffic impact study was completed for the project. The Study to assess project-related traffic impacts. The Study concluded that the portion of Lawrence Avenue utilized by the project is projected to provide adequate capacity for existing plus project traffic conditions, and the future traffic volumes are considered acceptable for a street that fronts residential land use. The City Engineer and City's Traffic Consultant has reviewed the traffic study and finds it acceptable and the study has been relied on in the Mitigated Negative Declaration. SECTION 3. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Tentative Tract Map 74095 in accordance with Section 66474 et seq of the Subdivision Map Act and Rosemead Municipal Code Section 16.08.130 as follows: A. The map will not be materially detrimental to the public welfare nor injurious to the property, or improvements in the immediate vicinity. Planning Commission Meeting March 6,2017 Page 17 of 46 FINDING: Tentative Tract Map 74095 is a condominium subdivision to create 21 legal condo parcels for the development of 21 single-family dwelling units. The subject site is adjacent to single-family residences, therefore will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures B. The proposed division will not be contrary to any official plan, policy or standards adopted by the City. FINDING: Tentative Tract Map 74095 is a condominium subdivision to create 21 legal condo parcels for the development of 21 single-family dwelling units. The subject site is adjacent to single-family residences and will not be contrary to any official plan, policy, or standards adopted by the City. The P-D zone is designated to accommodate various types of development such as single-family residential developments. C. Each proposed parcel conforms in area and dimension to the City codes. FINDING: Tentative Tract Map 74095 is a condominium subdivision to create 21 legal condo parcels for the development of 21 single-family dwelling units. The proposed planned development conforms with the area and dimension to the City codes. D. All streets, alleys, and driveways proposed to serve the property have been dedicated and that such streets, alleys, and driveways are of sufficient design to provide adequate access and circulation for vehicular and pedestrian traffic. FINDING: The City Engineer has reviewed this proposed subdivision relative to the adjacent right-of-way. Vehicular access to the project site will be provided from via an extension of Orange Street., which 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. All necessary public improvements will be made prior to the proposed construction. These improvements will be constructed within the Orange Street right-of- way when developed. E. Alley easements and covenants required for the approval of the Tentative Map or plot have been duly executed and recorded. Planning Commission Meeting March 6,2017 Page 18 of 46 FINDING: No easements or covenants are required for the proposed development as the streets will be privately owned. SECTION 4. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Planned Development Review 16-01 in accordance with Rosemead Municipal Code Section 17.24.040(E) and 17.152.060 as follows: A. The proposed amendment is consistent with the General Plan and any applicable specific plan; FINDING: The subject site is currently zoned P-D on the Zoning Map. According to the General Plan and Zoning Ordinance Consistency Table, the P-D zone is a corresponding zone district to the Medium Density Residential land use designation. For this reason, the proposed amendment is consistent with the General Plan. The subject site is not located in a specific plan area. B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and FINDING: The subject site is zoned P-D. The P-D zone is designated to accommodate various types of development such as single-family residential developments. The subject site was a part of a larger planned development for the Don Bosco Technical Institute, however, was parceled off in 2016. The subject site is adjacent to single-family residences, therefore, the development of 21 single-family residential units will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures. C. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. Planning Commission Meeting March 6,2017 Page 19 of 46 FINDING: The existing site is zoned P-D. The P-D zone is designated to accommodate various types of development such as single-family residential developments. The subject site was a part of a larger planned development for the Don Bosco Technical Institute, however, was parceled off in 2016. The subject site is physically suitable for a residential planned development as it is adjacent to single- family residences. In addition, a traffic impact study was completed for the project to assess project-related traffic impacts. The Study concluded that the portion of Lawrence Avenue utilized by the project is projected to provide adequate capacity for existing plus project traffic conditions, and the future traffic volumes are considered acceptable for a street that fronts residential land use. The City Engineer and City's Traffic Consultant has reviewed the traffic study and finds it acceptable and the study has been relied on in the Mitigated Negative Declaration. SECTION 5. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Zone Variance 16-02 in accordance with Rosemead Municipal Code Section 17.140.040 as follows: A. There are special circumstances or conditions applicable to the subject property (such as location, shape, size, surroundings, topography, or other physical features, etc.) that do not apply generally to other properties in the vicinity under an identical zoning district; FINDING: The subject site was a former sports field belonging to Don Bosco Technical Institute. There are special circumstances and conditions applicable to the subject property that would not apply generally to other residential planned developments in the vicinity under the P-D zone. Single-family residential lots in the vicinity that would require front yard setbacks abut and/or face public streets. The subject site is not bounded by any public street and is accessed only through the existing terminus of Orange Street. In addition, when developed, the front yard setback of subject site will become the side yard of the three single-family residential lots. B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other property in the vicinity and under an identical zoning district; FINDING: Strict compliance with the Zoning Code requirements would deprive the subject property of privileges enjoyed by other property in the vicinity and under an identical zoning district as the development is not bounded by any public street. The front yard line is adjacent to the rear yards of the adjoining residential properties. When developed, the front yard setback will become the side yard of the three affected single- family residential lots. This would deprive the subject property of parking and open Planning Commission Meeting March 6,2017 Page 20 of 46 space privileges that typically would be enjoyed by other condominium communities serviced by private streets within the P-D zone. C. Approving the Variance would not constitute a grant of special privilege inconsistent with the limitations on other properties in the same vicinity and zone in which the subject property is situated; and FINDING: Since the subject site is not bounded by any public street and will be serviced by private streets, approving the Variance would not constitute a grant of special privilege inconsistent with the limitations on other properties in the same vicinity and zone in which the subject property is located. D. The requested Variance would not allow a use or activity that is not otherwise expressly authorized by the regulations governing the subject parcel. FINDING: The subject site is zoned P-D. The P-D zone is designated to accommodate various types of development such as single-family residential developments. Upon approval of the General Plan Amendment, the subject property may be developed for residential use subject to the requirements for single-lot condominium communities serviced by private streets under the P-D zone. SECTION 6. The Planning Commission HEREBY RECOMMENDS CITY COUNCIL APPROVAL of General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02 for the construction of 21-unit residential planned development. SECTION 7. This resolution is the result of an action taken by the Planning Commission on March 6, 2017, by the following vote: AYES: NOES: ABSTAIN: ABSENT: 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 6th day of March, 2017. Daniel Lopez, Chair Planning Commission Meeting March 6,2017 Page 21 of 46 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 6th day of March, 2017, by the following vote: AYES: NOES: ABSTAIN: ABSENT: Michelle Ramirez, Secretary APPROVED AS TO FORM: Gregory M. Murphy, Planning Commission Attorney Burke, Williams & Sorensen, LLP Planning Commission Meeting March 6,2017 Page 22 of 46 EXHIBIT "B" RESOLUTION 2017-12 A RESOLUTION OF THE CITY COUNCIL OF THE CFTY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT 16-01, TENTATIVE TRACT MAP 74095, PLANNED DEVELOPMENT REVIEW 16-01, AND ZONE VARIANCE 16-02 FOR THE CONSTRUCTION OF 21-UNIT RESIDENTIAL PLANNED DEVELOPMENT. THE SUBJECT SITE IS LOCATED AT 1152 SAN GABRIEL BOULEVARD IN A P-D ZONE (APN: 5275-015-042). WIIEREAS, on March 15, 2016, Orange Rosemead Investments, LLC submitted entitlement applications for the construction of 21-unit residential planned development; and WHEREAS, 1151 San Gabriel Boulevard is located in a P-D zone; and WHEREAS, Rosemead Municipal Code Section 17.152.060 provides the purpose and criteria for a general plan amendment; and WHEREAS, Section 66474 et seq of the Subdivision Map Act and Rosemead Municipal Code Section 16.08.130 provides the criteria for a tentative tract map; and WHEREAS, Rosemead Municipal Code Section 17.24.040(E) provides the criteria for a planned development; and WHEREAS, Rosemead Municipal Code Section 17.140.040 provides the criteria for a zone variance; and WHEREAS, in December 2016, an Initial Environmental Study for the proposed project was completed finding that the proposed project would have a less than significant effect on the environment and a Mitigated Negative Declaration was prepared, in accordance with the guidelines of the California Environmental Quality Act, and local environmental guidelines; and WHEREAS, on February 2, 2017, thirty seven (37) notices were sent to property owners within a 300-feet radius from the subject property, in addition to notices posted in six (6) public locations, on-site, published in the Rosemead Reader, and filed with the Los Angeles County Clerk, specifying the availability of the application, plus the date, time, and location of the public hearing for General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02, pursuant to California Government Code Section 65091(a)(3); and Planning Commission Meeting March 6,2017 Page 23 of 46 WHEREAS, on March 6, 2017, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02; and WHEREAS, on March 6, 2017, the Planning Commission of the City of Rosemead, reconmtended that the City Council consider a Mitigated Negative Declaration as the environmental clearance for General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02; and WHEREAS, on March 16, 2017, thirty-seven (37) notices were sent to property owners within a 300-feet radius from the subject property, in addition to notices posted in six (6) public locations, on-site, published in the Rosemead Reader, and filed with the Los Angeles County Clerk, specifying the availability of the application, plus the date, time, and location of the public hearing for General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-01 pursuant to California Government Code Section 65091(a)(3); and WHEREAS, the City Council held a duly noticed public hearing on March 28, 2017, to consider the Mitigated Negative Declaration and approval of General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02; and WHEREAS, the City Council fully studied the proposed General Plan Amendment 16- 01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02, and Mitigated Negative Declaration, environmental findings, and considered all public comments; and WHEREAS, the City Council, having final approval authority over this project, has reviewed and considered all comments received during the public review period prior to the approval of this project. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROSEMEAD HEREBY FINDS,DECLARES, AND RECOMMENDS AS FOLLOWS: SECTION 1. The City Council hereby makes a finding of adequacy with the Mitigated Negative Declaration and HEREBY ADOPTS the Mitigated Negative Declaration, as the environmental clearance for General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02. SECTION 2. The CITY COUNCIL HEREBY FINDS AND DETERMINES that facts do exist to justify approving approving General Plan Amendment 16-01 in accordance with Rosemead Municipal Code Section 17.152.060 as follows: A. The amendment is consistent with all other provisions of the General Plan; Planning Commission Meeting March 6,2017 Page 24 of 46 FINDING: The proposed amendment will change the land use designation of the subject parcel from Public Facilities to Medium Density Residential. The subject site is currently zoned P-D on the Zoning Map. According to the General Plan and Zoning Ordinance Consistency Table, the P-D zone is a corresponding zone district to the Medium Density Residential land use designation. B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and FINDING: The existing land use designation of the subject site is Public Facilities. The subject site is currently designated as Public Facilities as it was a former sports field belonging to Don Bosco Technical Institute. The proposed amendment would change the land use designation to Medium Density residential for the construction of 21 single-family residential units. The subject site is adjacent to single-family residences,therefore will not he detrimental to the public interest, health, safety, convenience, or welfare of the City. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(6) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program(MMRP) specifically addresses mitigation measures. C. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. FINDING: The subject site is adjacent to single-family residences, therefore, the amendment to the Medium Density Residential land use designation for the construction of 21 single-family dwelling units will be physically suitable for the subject site. The subject site is currently designated as Public Facilities as it was a former sports field belonging to Don Bosco Technical Institute. In addition, a traffic impact study was completed for the project to assess project-related traffic impacts. The Study concluded that the portion of Lawrence Avenue utilized by the project is projected to provide adequate capacity for existing plus project traffic conditions, and the future traffic volumes arc considered acceptable for a street that fronts residential land use. The City Engineer and City's Traffic Consultant has reviewed the traffic study and finds it acceptable and the study has been relied on in the Mitigated Negative Declaration. Planning Commission Meeting March 6,2017 Page 25 of 46 SECTION 3. The CITY COUNCIL HEREBY FINDS AND DETERMINES that facts do exist to justify approving Tentative Tract Map 74095 in accordance with Section 66474 et seq of the Subdivision Map Act and Rosemead Municipal Code Section 16.08.130 as follows: A. The map will not he materially detrimental to the public welfare nor injurious to the property, or improvements in the immediate vicinity. FINDING: Tentative Tract Map 74095 is a condominium subdivision to create 21 legal condo parcels for the development of 21 single-family dwelling units. The subject site is adjacent to single-family residences, therefore will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(6) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties arc protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures B. The proposed division will not be contrary to any official plan, policy or standards adopted by the City. FINDING: Tentative Tract Map 74095 is a condominium subdivision to create 21 legal condo parcels for the development of 21 single-family dwelling units. The subject site is adjacent to single-family residences and will not be contrary to any official plan, policy, or standards adopted by the City. The P-D zone is designated to accommodate various types of development such as single-family residential developments. C. Each proposed parcel conforms in area and dimension to the City codes. FINDING: Tentative Tract Map 74095 is a condominium subdivision to create 21 legal condo parcels for the development of 21 single-family dwelling units. The proposed planned development conforms with the area and dimension to the City codes. D. All streets, alleys, and driveways proposed to serve the property have been dedicated and that such streets, alleys, and driveways are of sufficient design to provide adequate access and circulation for vehicular and pedestrian traffic. FINDING: The City Engineer has reviewed this proposed subdivision relative to the adjacent right-of-way. Vehicular access to the project site will be provided from via an extension of Orange Street., which 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. All necessary public Planning Commission Meeting March 6,2017 Page 26 of 46 improvements will be made prior to the proposed construction. These improvements will be constructed within the Orange Street right-of-way when developed. E. Alley easements and covenants required for the approval of the Tentative Map or plot have been duly executed and recorded. FINDING: No easements or covenants are required for the proposed development as the streets will be privately owned. SECTION 4. The CITY COUNCIL HEREBY FINDS AND DETERMINES that facts do exist to justify approving Planned Development Review 16-01 in accordance with Rosemead Municipal Code Section 17.24.040(E) and 17.152.060 as follows: A. The proposed amendment is consistent with the General Plan and any applicable specific plan; FINDING: The subject site is currently zoned P-D on the Zoning Map. According to the General Plan and Zoning Ordinance Consistency Table, the P-D zone is a corresponding zone district to the Medium Density Residential land use designation. For this reason, the proposed amendment is consistent with the General Plan. The subject site is not located in a specific plan area. B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and FINDING: The subject site is zoned P-D. The P-D zone is designated to accommodate various types of development such as single-family residential developments. The subject site was a part of a larger planned development for the Don Bosco Technical Institute, however, was parceled off in 2016. The subject site is adjacent to single-family residences, therefore, the development of 21 single-family residential units will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures. C. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger,jeopardize, Planning Commission Meeting March 6,2017 Page 27 of 46 or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. FINDING: The existing site is zoned P-D. The P-D zone is designated to accommodate various types of development such as single-family residential developments. The subject site was a part of a larger planned development for the Don Bosco Technical Institute, however, was parceled off in 2016. The subject site is physically suitable for a residential planned development as it is adjacent to single-family residences. In addition, a traffic impact study was completed for the project to assess project-related traffic impacts. The Study concluded that the portion of Lawrence Avenue utilized by the project is projected to provide adequate capacity for existing plus project traffic conditions, and the future traffic volumes are considered acceptable for a street that fronts residential land use. The City Engineer and City's Traffic Consultant has reviewed the traffic study and finds it acceptable and the study has been relied on in the Mitigated Negative Declaration. SECTION 5. The CITY COUNCIL HEREBY FINDS AND DETERMINES that facts do exist to justify approving Zone Variance 16-02 in accordance with Rosemead Municipal Code Section 17.140.040 as follows: A. There are special circumstances or conditions applicable to the subject property (such as location, shape, size, surroundings, topography, or other physical features, etc.) that do not apply generally to other properties in the vicinity under an identical zoning district; FINDING: The subject site was a former sports field belonging to Don Bosco Technical Institute. There are special circumstances and conditions applicable to the subject property that would not apply generally to other residential planned developments in the vicinity under the P- D zone. Single-family residential lots in the vicinity that would require front yard setbacks abut and/or face public streets. The subject site is not bounded by any public street and is accessed only through the existing terminus of Orange Street. In addition, when developed, the front yard setback of subject site will become the side yard of the three single-family residential lots. B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other property in the vicinity and under an identical zoning district; FINDING: Strict compliance with the Zoning Code requirements would deprive the subject property of privileges enjoyed by other property in the vicinity and under an identical zoning district as the development is not bounded by any public street. The front yard line is adjacent to the rear yards of the adjoining residential properties. When developed, the front yard setback will become the side yard of the three affected single-family residential lots. This would deprive the subject property of parking and open space privileges that typically would be enjoyed by other condominium communities serviced by private streets within the P-D zone. Planning Commission Meeting March 6,2017 Page 28 of 46 C. Approving the Variance would not constitute a grant of special privilege inconsistent with the limitations on other properties in the same vicinity and zone in which the subject property is situated; and FINDING: Since the subject site is not bounded by any public street and will be serviced by private streets, approving the Variance would not constitute a grant of special privilege inconsistent with the limitations on other properties in the same vicinity and zone in which the subject property is located. D. The requested Variance would not allow a use or activity that is not otherwise expressly authorized by the regulations governing the subject parcel. FINDING: The subject site is zoned P-D. The P-D zone is designated to accommodate various types of development such as single-family residential developments. Upon approval of the General Plan Amendment, the subject property may be developed for residential use subject to the requirements for single-lot condominium communities serviced by private streets under the P-D zone. SECTION 6. The City Council HEREBY APPROVES General Plan Amendment 16- 01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02 for the construction of a 21-unit residential planned development, subject to the Conditions of Approval. SECTION 5. The City Clerk shall certify to the adoption of this resolution and hereafter the same shall be in full force and effect. PASSED,APPROVED, AND ADOPTED this 28`s day of March, 2017. Mayor APPROVED AS TO FORM: ATTEST: Rachel Richman, City Attorney Marc Donohue, City Clerk Planning Commission Meeting March 6,2017 Page 29 of 46 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) § CITY OF ROSEMEAD I, Marc Donohue, City Clerk of the City Council of the City of Rosemead, California, do hereby certify that the foregoing City Council Resolution, No. 2017-10, was duly adopted by the City Council of the City of Rosemead, California, at a special meeting thereof held on the 28'h day of March, 2017, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: Marc Donohue, City Clerk Planning Commission Meeting March 6,2017 Page 30 of 46 EXHIBIT "C" GENERAL PLAN AMENDMENT 16-01, TENTATIVE TRACT MAP 74095, PLANNED DEVELOPMENT REVIEW 16-01, AND ZONE VARIANCE 16-02 1151 SAN GABRIEL BOULEVARD (APN: 5275-015-042) CONDITIONS OF APPROVAL March 28, 2017 Standard Conditions of Approvals 1. General Plan Amendment 16-01, Tentative Tract Map 74095, Planned Development Review 16-01, and Zone Variance 16-02 ("Project") are approved for the construction of a new 21-unit residential planned development, in accordance with the preliminary plans marked Exhibit "C", dated September 7, 2016. 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. 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. 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. 6. 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 March 6,2017 Page 31 of 46 7. 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 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. 8. 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 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. 9. The applicant(s) 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. 10. 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. 11. 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. 12. The Building and Safety Division, Planning Division, and Engineering Division shall have access to the project site at any time during construction to monitor progress. 13. 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. 14. All ground level mechanical/utility equipment (including meters, back flow prevention devices, fire valves, NC 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. Planning Commission Meeting March 6,2017 Page 32 of 46 15. All new roof-top appurtenances and equipment shall be adequately screened from view to the satisfaction of the Planning Division. Such equipment shall not exceed the height of the parapet wall. There shall be no mechanical equipment located on the sides of the building. 16. The parking area, including handicapped spaces, shall be paved and re-painted periodically to City standards to the satisfaction of the Planning Division. In accordance with the Rosemead Municipal Code, all designated parking stalls shall be double striped. Such striping shall be maintained in a clear, visible, and orderly manner to the satisfaction of the Planning Division. 17. The site shall be maintained in a graffiti-free state. Any graffiti shall be removed within twenty-four (24) hours. 18. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. Project Specific Conditions of Approval 19. The on-site public hearing notice posting shall be removed within 10-days of Project approval. 20. 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. The applicant shall abide by the noise control sections of the Rosemead Municipal Code. 21. A final wall plan shall be submitted to the Planning Division for review and approval prior to the issuance of building permits. All walls and/or fences height shall comply with the requirements in the Rosemead Municipal Code and shall match or complement the commercial building in color, material, and design. In addition to the proposed fencing, the applicant shall incorporate a new wall/fence along the north property line. 22. A final landscape and irrigation plan shall be submitted to the Planning Division for review and approval 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. Additional privacy landscaping shall be incorporated into the rear yards of Lots 19, 20, and 21 and the side yards of Lots 1, 4, and 7 Planning Commission Meeting March 6,2017 Page 33 of 46 23. All parking spaces comply with the currently applicable section of the Rosemead Municipal Code. All covered parking spaces shall be free and clear with no obstruction. 24. 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 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. 25. A construction notice shall be mailed to residents within a 300' radius from the project site to inform them of the commencement of construction. 26. Any exterior lighting shall be fully shielded and directed downwards as to not project over the property lines of the subject site. 27. Prior to issuance of any building permit related to this project, the Applicant shall prepare Covenant Conditions and Restrictions (CC&R's) or other similar recorded instrument indicating how and who will maintain proposed common areas. The CC&R's shall be prepared by the Applicant and approved by the City Attorney and shall include the following statements: "This statement is intended to notify all prospective property owners of certain limitations on construction to residential dwellings contained in this planned development project. Any necessary modifications or additions must be reviewed on a case-by-case basis and approved or denied by the Community Development Director or his/her designee at his/her discretion". The CC&R's will cover all aspects of property maintenance of the common areas, including but not limited to driveways, fencing, landscaping, lighting, parking spaces, open space and recreational areas. All applicable City Attorney fees shall be at the responsibility of the applicant. 28. The applicant shall include provisions in the CC&R's to provide maintenance of all building improvements, on-grade parking and landscaping, and maintenance of the driveway, in a manner satisfactory to the Planning Division, and in a form acceptable to the City Attorney. 29. The subdivider shall include provisions in the CC&R's to require regular trash pickup service at least once a week for the residential condominium trash bins. Planning Commission Meeting March 6,2017 Page 34 of 46 30. Planning Division approval of sign plans must be obtained prior to obtaining building permits and/or installation for any signs. Engineering Conditions of Approval GENERAL 31. A Topographic survey indicating the proposed tentative tract map should be submitted for approval. This should indicate right of way dimensions, existing sidewalk dimensions, street dimensions, utilities, etc. 32. A Topographic survey of Orange Street including right of way dimensions, existing street dimensions, utilities, etc. shall be submitted including proposed street improvements. A separate map shall be submitted with street improvements. 33. 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. 34. 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. 35. A preliminary subdivision guarantee is required showing all fee interest holders and encumbrances. An updated title report shall be provided before the final tract map is released for filing with the County Recorder. 36. The final tract map shall be based on a field survey, and monuments shall be set to permanently mark parcel map boundaries, street center lines 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. 508-001, if required. 37. Final tract map shall be filed with the County Recorder and one (1) Mylar copy of filed map shall be submitted to the City Engineer's office. Prior to the release of the final map by the City, a refundable deposit in the amount of $1,000 shall be submitted by the developer to the City, which will be refunded upon receipt of the Mylar copy of the filed map. Planning Commission Meeting March 6,2017 Page 35 of 46 38. Comply with all requirements of the Subdivision Map Act. 39. 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 division, 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. 40. 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. 41. The catch basins fronting the proposed project shall be modified, to provide automatic retractable screens to screen storm water from trash, etc. to the satisfaction of the City Engineer. All new on-site storm drainage systems shall be designed to retain the first 3/4 inches of storm water runoff and to prevent cross lot drainage and comply with all storm water regulations. 42. Prior to performing any grading, obtain a permit from the Engineering Department. 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. 43. 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 dedication of the necessary easements. 44. 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. No cross lot drainage to be allowed. 45. Historical or existing storm water 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. 46. Prepare and submit hydrology and hydraulic calculations for 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. 47. Prepare and submit storm water plans prepared by a California State Registered Civil Engineer. Planning Commission Meeting March 6,2017 Page 36 of 46 48. All grading projects require an Erosion Control Plan as part of the grading plans. Grading permit will not be issued until and Erosion Control Plan is approved by the Engineering Department. 49. The project is greater than one acre; therefore, a Storm Water Pollution Prevention Plan is required. A Notice of Intent (NOI) shall be filed with the State Water Resources Control Board. When submitting the SWPPP for the City's review, please include the NOI and the Waste Discharger Identification (WDID) number. 50. Applicant should contact Public Works Department at 626-569-2151 for plan checking fees. ROAD 51. New drive approaches shall be constructed at least 3' from any above-ground obstructions in the public right-of-way to the top of "x" or the obstruction shall be relocated. New drive approaches shall be limited to the frontage of the parcel. The drive approach is intended to serve, and is designed to the satisfaction of the City Engineer. 52. All work proposed within the public right-of-way shall require permits from the Public Works Department. 53. Install new sidewalk on Orange Street at southerly side of the street. 54. Remove and replace existing curb ramp at the NE and SE corner of Lawrence Avenue and Orange Street per ADA compliance. 55. Provide a minimum of twenty-six (26) feet access way to Orange street with six (6) inches curbs at each side at the entrance of the development with not parking at both sides. 56. The southern curb along Orange Street shall be realigned to make the five (5) feet offset required to provide a suitable transition to the access road. 57. Install minimum six (6) 36-inches box parkway tree along Orange Street. 58. Existing roadway shall be overlaid after improvements. 59. Install 2-inches AC Overlay on Orange Street. Planning Commission Meeting March 6,2017 Page 37 of 46 60. Prepare and submit offsite improvements plans prepare by California State Registered Civil Engineer. SEWER 61. Approval of this land division is contingent upon providing a separate house sewer lateral to serve each lot of the land division. 62. Prepare and submit a sewer calculations analysis for sizing of proposed laterals including capacity conditions of existing sewer trunk line. The analysis shall be stamped by a California State Registered Civil Engineer and prepared per the Los Angeles County Department of Public Works Guidelines. 63. 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. 64. Prepare and submit sewer construction plans prepared by California State Registered Civil Engineer. UTILITIES 65. All power, telephone and cable television shall be underground. 66. Any utilities that are in conflict with the development shall be relocated at the developer's expense. 67. An existing power pole located at the end of Orange Street shall be relocatedas necessary. 68. Prior to the filing of the final map, there shall also be filed with the City Engineer, a statement from the water purveyor indicating subdivider compliance with the Fire Chiefs fire flow requirements. 69. Fire Department approval letter shall be submitted to the City Engineer prior final approval. Planning Commission Meeting March 6,2017 Page 38 of 46 Mitigation Measure Conditions Cultural Resources 70. Conduct Archaeological Sensitivity Training for Construction Personnel. The Applicant shall retain a qualified professional archaeologist who meets U.S. Secretary of the Interior's Professional Qualifications and Standards, to conduct an Archaeological Sensitivity Training for construction personnel prior to commencement of excavation activities. The training session shall be carried out by a cultural resources professional with expertise in archaeology, who meets the U.S. Secretary of the Interior's Professional Qualifications and Standards. The training session will include a handout and will focus on how to identify archaeological resources that may be encountered during earthmoving activities and the procedures to be followed in such an event, the duties of archaeological monitors, and, the general steps a qualified professional archaeologist would follow in conducting a salvage investigation if one is necessary. 71. Cease Ground-Disturbing Activities and Implement Treatment Plan if Archaeological Resources Are Encountered. In the event that archaeological resources are unearthed during ground-disturbing activities, ground-disturbing activities shall be halted or diverted away from the vicinity of the find so that the find can be evaluated. A buffer area of at least 50 feet shall be established around the find where construction activities shall not be allowed to continue until a qualified archaeologist has examined the newly discovered artifact(s) and has evaluated the area of the find. Work shall be allowed to continue outside of the buffer area. All archaeological resources unearthed by project construction activities shall be evaluated by a qualified professional archaeologist, who meets the U.S. Secretary of the Interior's Professional Qualifications and Standards. Should the newly discovered artifacts be determined to be prehistoric, Native American Tribes/Individuals should be contacted and consulted and Native American construction monitoring should be initiated. The Applicant and City shall coordinate with the archaeologist to develop an appropriate treatment plan for the resources. The plan may include implementation of archaeological data recovery excavations to address treatment of the resource along with subsequent laboratory processing and analysis. 72. Conduct Periodic Archeological Resources Spot Checks during grading and earth-moving activities in Younger Alluvial Sediments. The Applicant shall retain a qualified professional archaeologist, who meets the U.S. Secretary of the Interior's Professional Qualifications and Standards to conduct periodic Archaeological Spot Checks beginning at depths below two (2) feet to determine if construction excavations have exposed or have a high probability to expose archaeological resources. After the initial Archaeological Spot Check, further periodic checks will be conducted at the discretion of the qualified archaeologist. Planning Commission Meeting March 6,2017 Page 39 of 46 If the qualified archaeologist determines that construction excavations have exposed or have a high probability to expose archaeological artifacts construction monitoring for Archaeological Resources will be required. The Applicant shall retain a qualified archaeological monitor, who will work under the guidance and direction of a professional archaeologist, who meets the qualifications set forth by the U.S. Secretary of the Interior's Professional Qualifications and Standards. The archaeological monitor shall be present during all construction excavations (e.g., grading, trenching, or clearing/grubbing) into non-fill younger Pleistocene alluvial sediments. Multiple earth-moving construction activities may require multiple archaeological monitors. The frequency of monitoring shall be based on the rate of excavation and grading activities, proximity to known archaeological resources, the materials being excavated (native versus artificial fill soils), and the depth of excavation, and if found, the abundance and type of archaeological resources encountered. Full- time monitoring can be reduced to part-time inspections if determined adequate by the project archaeologist. 73. Prepare Report Upon Completion of Monitoring Services. The archaeological monitor, under the direction of a qualified professional archaeologist who meets the U.S. Secretary of the Interior's Professional Qualifications and Standards, shall prepare a final report at the conclusion of archaeological monitoring. The report shall be submitted to the Applicant, the South Central Costal Information Center, the City, and representatives of other appropriate or concerned agencies to signify the satisfactory completion of the project and required mitigation measures. The report shall include a description of resources unearthed, if any, evaluation of the resources with respect to the California Register and CEQA, and treatment of the resources. 74. Conduct Paleontological Sensitivity Training for Construction Personnel. The Applicant shall retain a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology, shall conduct a Paleontological Sensitivity Training for construction personnel prior to commencement of excavation activities. The training will include a handout and will focus on how to identify paleontological resources that may be encountered during earthmoving activities, and the procedures to be followed in such an event; the duties of paleontological monitors; notification and other procedures to follow upon discovery of resources; and, the general steps a qualified professional paleontologist would follow in conducting a salvage investigation if one is necessary. 75. Conduct Periodic Paleontological Spot Checks during grading and earth-moving activities. The Applicant shall retain a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology, shall conduct periodic Paleontological Spot Checks beginning at depths below six (6) feet to Planning Commission Meeting March 6,2017 Page 40 of 46 determine if construction excavations have extended into the Miocene Puente Formation or into Pleistocene older alluvial deposits. After the initial Paleontological Spot Check, further periodic checks will be conducted at the discretion of the qualified paleontologist. If the qualified paleontologist determines that construction excavations have extended into the Puente Formation or into older Pleistocene alluvial deposits, construction monitoring for Paleontological Resources will be required. The Applicant shall retain a qualified paleontological monitor, who will work under the guidance and direction of a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology. The paleontological monitor shall be present during all construction excavations (e.g., grading, trenching, or clearing/grubbing) into the Puente Formation or into older Pleistocene alluvial deposits. Multiple earth-moving construction activities may require multiple paleontological monitors. The frequency of monitoring shall be based on the rate of excavation and grading activities, proximity to known paleontological resources and/or unique geological features, the materials being excavated (native versus artificial fill soils), and the depth of excavation, and if found, the abundance and type of paleontological resources and/or unique geological features encountered. Full-time monitoring can be reduced to part-time inspections if determined adequate by the qualified professional paleontologist. 76. Cease Ground-Disturbing Activities and Implement Treatment Plan if Paleontological Resources Are Encountered. In the event that paleontological resources and or unique geological features are unearthed during ground- disturbing activities, ground-disturbing activities shall be halted or diverted away from the vicinity of the find so that the find can be evaluated. A buffer area of at least 50 feet shall be established around the find where construction activities shall not be allowed to continue until appropriate paleontological treatment plan has been approved by the Applicant and the City. Work shall be allowed to continue outside of the buffer area. The Applicant and City shall coordinate with a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology, to develop an appropriate treatment plan for the resources. Treatment may include implementation of paleontological salvage excavations to remove the resource along with subsequent laboratory processing and analysis or preservation in place. At the paleontologist's discretion and to reduce construction delay, the grading and excavation contractor shall assist in removing rock samples for initial processing. 77. Prepare Report Upon Completion of Monitoring Services. Upon completion of the above activities, the professional paleontologist shall prepare a report summarizing the results of the monitoring and salvaging efforts, the methodology used in these efforts, as well as a description of the fossils collected and their significance. The report shall be submitted to the Applicant, the City, the Natural History Museums of Los Angeles County, and representatives of other Planning Commission Meeting March 6,2017 Page 41 of 46 appropriate or concerned agencies to signify the satisfactory completion of the project and required mitigation measures. 78. Cease Ground-Disturbing Activities and Notify County Coroner If Human Remains Are Encountered. If human remains are unearthed during implementation of the Proposed Project, the City of Rosemead and the Applicant shall comply with State Health and Safety Code Section 7050.5. The City of Rosemead and the Applicant shall immediately notify the County Coroner and no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to PRC Section 5097.98. If the remains are determined to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC shall then identify the person(s) thought to be the Most Likely Descendent (MLD). After the MLD has inspected the remains and the site, they have 48 hours to recommend to the landowner the treatment and/or disposal, with appropriate dignity, the human remains and any associated funerary objects. Upon the reburial of the human remains, the MLD shall file a record of the reburial with the NAHC and the project archaeologist shall file a record of the reburial with the CHRIS-SCCIC. If the NAHC is unable to identify a MLD, or the MLD identified fails to make a recommendation, or the landowner rejects the recommendation of the MLD and the mediation provided for in Subdivision (k) of Section 5097.94, if invoked, fails to provide measures acceptable to the landowner, the landowner or his or her authorized representative shall inter the human remains and items associated with Native American human remains with appropriate dignity on the property in a location not subject to further and future subsurface disturbance. Noise 79. The following measures are required to ensure that project-related short-term construction noise levels are reduced to less-than-significant levels. Prior to issuance of demolition permits, a noise mitigation plan verifying that compliance with the following measures would reduce construction noise to within the allowable levels of 65 dBA for residential uses. Should construction noise exceed allowable levels after implementation of the following measures, the use of sound curtains or other noise barriers shall be required. The noise mitigation plan shall identify the type and location of sound curtains or other noise barriers to be utilized to reduce construction noise to within allowable levels. • Stationary construction noise sources such as generators or pumps must be located at least 100 feet from sensitive land uses, as feasible, or at maximum distance when necessary to complete work near sensitive land uses. This mitigation measure must be implemented throughout construction and may be periodically monitored by the Community Development Director, or designee during routine inspections. • Construction staging areas must be located as far from noise sensitive Planning Commission Meeting March 6,2017 Page 42 of 46 land uses as feasible. This mitigation measure must be implemented throughout construction and may be periodically monitored by the Community Development Director or designee during routine inspections. • Throughout construction, the contractor shall ensure all construction equipment is equipped with included noise attenuating devices and are properly maintained. This mitigation measure shall be periodically monitored by the Community Development Director, or designee during routine inspections. • Idling equipment must be turned off when not in use. This mitigation measure may be periodically monitored by the Community Development Director, or designee during routine inspections. • Equipment must be maintained so that vehicles and their loads are secured from rattling and banging. This mitigation measure may be periodically monitored by the Community Development Director, or designee during routine inspections. Planning Commission Meeting March 6,2017 Page 43 of 46 Los Angeles County Fire Department Conditions of Approval e\} COUNTY OF LOS ANGELES FIRE DEPARTMENT ,.. FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone(323) 890-4243, Fax(323)890-9783 PROJECT: TTM 74095 MAP DATE: Not Provided LOCATION: 1151 San Gabriel, Rosemead THE FIRE DEPARTMENT RECOMMENDS CLEARANCE OF THIS PROJECT TO PROCEED TO PUBLIC HEARING AS PRESENTLY SUBMITTED WITH THE FOLLOWING CONDITIONS OF APPROVAL. FINAL MAP REQUIREMENTS 1. 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. 2. A copy of the Final Map shall be submitted to the Fire Department for review and approval prior to recordation. 3. The private access within the development shall be indicated as "Private Driveway"on the Final Map. The required fire apparatus access,the fire lanes and turnarounds, shall be labeled as"Fire Lane"on the Final Map. Any proposed parking area,walkway,or other amenities within the private driveway shall be outside the required fire lane. Clearly delineate on the Final Map and submit to the Fire Department for approval. 4. Provide written verification stating the required fire hydrant has been installed or bonded for in lieu of installation prior to Final Map clearance. a. Submit a minimum of three(3)copies of the water plans indicating the new fire hydrant locations to the Fire Department's Land Development Unit for review.The required public fire hydrants shall be installed prior to construction of the proposed homes. Upon completion verification of fire flow and installation shall be submitted to the County of Los Angeles Fire Department for review and clearance. 5. A reciprocal access agreement is required for all private driveways within this development. Submit documentation to the Fire Department for review prior to Final Map clearance. Reviewed by: Claudia Seize Date:September 19.2016 Page 1 of 4 Planning Commission Meeting March 6,2017 Page 44 of 46 F'Itaa;., COUNTY OF LOS ANGELES FIRE DEPARTMENT qa4• FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4243, Fax (323) 890-9783 PROJECT: TTM 74095 MAP DATE: Not Provided LOCATION: 1151 San Gabriel, Rosemead CONDITIONS OF APPROVAL—ACCESS 1. All on-site Fire Apparatus Access Roads shall be labeled as"Private Driveway and Fire Lane"on the site plan along with the widths clearly depicted on the plan. Labeling is necessary to assure the access availability for Fire Department use. The designation allows for appropriate signage prohibiting parking. a. Parking is not permitted on Private Streets/Driveways"A" (in the locations less than 36 feet), "B"&"C", b. Parking is permitted on Private Street/Driveway"A"in the designated area where the roadway width of 36 feet. 2. Fire Apparatus Access Roads must be installed and maintained in a serviceable manner prior to,and during the time of construction. Fire Code 501.4 3. All fire lanes shall be clear of all encroachments, and shall be maintained in accordance with the Title 32, County of Los Angeles Fire Code. 4. The Fire Apparatus Access Roads and designated fire lanes shall be measured from flow line to flow line. 5. Provide a minimum unobstructed width of 20 feet, exclusive of shoulders and an unobstructed vertical clearance"clear to sky" Fire Apparatus Access Roads to within 150 feel of all portions of the exterior walls of the first story of the building, as measured by an approved route around the exterior of the building. Fire Code 503.1.1 &503.2.1 a. Parking is permitted in the designated parking area on Private Street Driveway"A". Provide a minimum width of 36 feet for parallel parking on both sides of the Fire Apparatus Access Road. 6. The required 20 foot wide driving surface shall be increased to 26 feet when fire hydrants are required. The 26-foot width shall be maintained for a minimum of 25 linear feet on each side of the hydrant location. Reviewed by: Claudia Soiza Date:September 19,2016 Page 2 of 4 Planning Commission Meeting March 6,2017 Page 45 of 46 '' ) COUNTY OF LOS ANGELES FIRE DEPARTMENT FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323)890-4243, Fax(323)890-9783 PROJECT: TTM 74095 MAP DATE: Not Provided LOCATION: 1151 San Gabriel, Rosemead 7. The dimensions of the approved Fire Apparatus Access Roads shall be maintained as originally approved by the fire code official. Fire Code 503.2.2.1 8. Dead-end Fire Apparatus Access Roads in excess of 150 feet in length shall be provided with an approved Fire Department turnaround. Fire Code 503.2.5 9. Fire Apparatus Access Roads shall be provided with a 32 foot centerline turning radius. Fire Code 503.2.4 10 Fire Apparatus Access Roads shall be designed and maintained to support the imposed load of fire apparatus weighing 75,000 pounds, and shall be surfaced so as to provide all-weather driving capabilities. Fire apparatus access roads having a grade of 10 percent or greater shall have a paved or concrete surface. Fire Code 503.2.3 11. Provide approved signs or other approved notices or markings that include the words"NO PARKING-FIRE LANE". Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be provided for fire apparatus access roads,to clearly indicate the entrance to such road,or prohibit the obstruction thereof and at intervals, as required by the Fire Inspector. Fire Code 503.3 12. Fire Apparatus Access Roads shall not be obstructed in any manner, including by the parking of vehicles,or the use of traffic calming devices, including but not limited to, speed bumps or speed humps. The minimum widths and clearances established in Section 503.2.1 shall be maintained at all times. Fire Code 503.4 13. Traffic Calming Devices, including but not limited to, speed bumps and speed humps, shall be prohibited unless approved by the fire code official. Fire Code 503.4.1 14. Approved building address numbers,building numbers or approved building identification shall be provided and maintained so as to be plainly visible and legible from the street fronting the property. The numbers shall contrast with their background, be Arabic numerals or alphabet letters,and be a minimum of 4 inches high with a minimum stroke width of 0.5 inch. Fire Code 505.1 Reviewed by: Claudia Soiza Date:September 19, 2016 Page 3 of 4 Planning Commission Meeting March 6,2017 Page 46 of 46 b P COUNTY OF LOS ANGELES FIRE DEPARTMENT e�,.�,,#<, • FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4243, Fax (323) 890-9783 PROJECT: TTM 74095 MAP DATE: Not Provided LOCATION: 1151 San Gabriel, Rosemead CONDITIONS OF APPROVAL—WATER SYSTEM 1. All fire hydrants shall measure 6"x 4"x 2-112"brass or bronze, conforming to current AW WA standard C503 or approved equal, and shall be installed in accordance with the County of Los Angeles Fire Department Regulation 8. 2. All required PUBLIC fire hydrants shall be installed,tested and accepted prior to beginning construction. Fire Code 501.4 3. The required fire for the public fire hydrants for single family residential homes less than a total square footage of 3600 feet is 1250 gpm at 20 psi residual pressure for 2 hours with one public fire hydrant flowing. Any single family residential home 3601 square feet or greater shall comply too Table B105.1 of the Fire Code in Appendix B. 4. Install one (1) public fire as noted on the tentative tract map& site plan by the Fire Department. 5. An approved automatic fire sprinkler system is required for the proposed buildings within this development. Submit design plans to the Fire Department Sprinkler Plan Check Unit for review and approval prior to installation. For any questions regarding the report, please contact FPEA Claudia Soiza at(323) 890-4243 or at Claudia.soizano fire.lacountv.00v Reviewed by: Claudia Soiza Date: September 19, 2016 Page 4 of 4