HomeMy Public PortalAboutCommunity Development Director Resolution 18-0015 CDD 5816 Alessandro AvenueCity of Temple City
Resolution 1M015 CDD
File No. PL 17-1019
Address: 5816 Alessandro Avenue
A RESOLUTION OF THE TEMPLE CITY COMMUNITY DEVELOPMENT
DIRECTOR APPROVING A MAJOR SITE PLAN REVIEW FOR THE
DEVELOPMENT OF TWO, TWO-STORY, DETACHED, DWELLING UNITS WITH
ATTACHED GARAGES ON AN R-2 ZONED LOT LOCATED AT 5816
ALESSANDRO,
SECTION 1. The Community Development Director has considered all of the evidence
submitted into the administrative record, which includes but is not limited to:
1. Reports and presentations of project related data and analysis prepared by the
Community Development Department; and
2. The Temple City Municipal Code, General Plan, Subdivision Map Act, and all other
applicable regulations and codes; and
3. Public comments, both written and oral, received or submitted at or prior to the
public hearing; and
4. Testimony and comments submitted by the applicant and representatives in both
written and oral form at or prior to the public hearing; and
5. All other related documents received or submitted at or prior to the public hearing.
SECTION
2. This resolution is made with reference
to the following
prefacing facts as
more fully
set forth in the administrative record:
within
300 feet of
1. On October 27, 2017, the applicant submitted the application.
2. On June 4, 2018, the application was deemed complete.
3. Notice
of the
Community
Development Director's
hearing was mailed to property
owners
within
300 feet of
the property at least ten
(10) days
prior to the hearing.
4. Notice of the public hearing satisfied the noticing requirements set forth in
Government Code Sections 65090 and 65091.
5. The project site is zoned R-2, Light Multiple Family.
Resolution No. 18-0015 CDD
He PL 17-1019
5816 Alessandro Avenue
Page 2 of 4
6. The project site is designated Medium Density Residential by the General Plan,
7. The applicant is proposing to construct two detached two-story dwelling units with
attached garages with a total living area of 3,770 square feet.
SECTION 3. Based upon the information above, the Community Development Director
finds:
1. The construction complies with all applicable provisions of the Zoning Code.
The architectural plans have been reviewed by staff under the applicable standards
of the Zoning Code, including floor area ratio, yard setbacks, height limits, lot
coverage, permeable lot coverage, and off-street parking requirements. The
project would have a floor area ratio of 0.50, a lot coverage of 36 percent, and a
permeable lot coverage of 64 percent. The maximum floor area ratio allowed is
0.50. The maximum lot coverage is 50 percent and the minimum permeable lot
coverage is 40 percent. The project complies with all of the standards of the Zoning
Code. Therefore, the project meets this finding.
2. The construction is consistent with the General Plan, any applicable specific
plan, and any special design theme adopted by the City for the site and
vicinity.
The subject property is designated as Medium Density Residential by the
Century General Plan, with a maximum density of 7-12 units per acre. Medium
Density Residential is characterized by multi -family development that is less than
three -stories and includes landscaped yards, off-street parking, common open
space, and low building heights. The proposed project is consistent with these
characteristics and complies with the density designation of the General Plan. It will
have a density of 9 units per acre. Therefore, the project meets this finding.
3. The approval of the site plan review is in compliance with the California
Environmental Quality Act (CEQA).
The approval of the site plan review is in compliance with CEQA because it is a
project categorically exempt per CEQA Guidelines, Section 15303 (New
Construction or Conversion of Small Structures). Therefore, the project meets this
finding.
Resolution No. 18-0015 CDD
File PL 17-1019
5816 Alessandro Avenue
Page 3 of 4
4. The proposed structures, signs, site development, grading and/or
landscaping are compatible in design, appearance and scale, with existing
uses, development, signs, structures, and landscaping for the surrounding
area.
The project is compatible with the developments in the surrounding area,
particularly as it relates to use and building height. The developments in the
surrounding area are a mixture of multi -family and single-family developments.
The majority of the structures on the block are single family, however there are
some multi -family structures as well. The area is transitioning to a two-story
development type. This duplex -type development is well-suited for a
neighborhood that contains existing single-family dwelling units.
5. The site is adequate in size and shape to accommodate the proposed
structures, yards, walls, fences, parking, landscaping, and other development
features.
The project site has a land area of 9,250 square feet which is large enough to
accommodate the proposed development. Proper front, side, and rear yards will
be provided along with a new landscaping plan that will complement neighboring
properties. The project meets floor area ratio, lot coverage, and all other applicable
development standards. Therefore, the project meets this finding.
SECTION 4. This project is Categorically Exempt from environmental review pursuant to
Section 15303 (New Construction or Conversion of Small Structures) of the California
Environmental Quality Act (CEQA).
SECTION 5. Accordingly, File No. PL 17-1019, a request for a Major Site Plan Review to
construct two residential dwelling units is approved, subject to the applicant complying
with all requirements of the Temple City Municipal Code and the conditions as set forth
in Exhibits A through C to this resolution.
_i
.Resolution No. 18-0015 CDD
File PL 17-1019
5816 Alessandro Avenue
Page 4 of 4
SECTION 6. The Secretary shall certify to the adoption of this Resolution.
EXHIBITS
A. Planning Division Conditions of Approval
B. Building Division Conditions of Approval
C. Engineering & Public Works Conditions of Approval
42mun4i'
evelopmen (rector
I hereby certify that the foregoing Resolution was approved by the Community
Development Director of the City of Temple City at a Director's Hearing held on the 10th
of July, 2018.
Secretary
EXHIBIT A
PLANNING DIVISION
CONDITIONS OF APPROVAL
Temple City, Planning Division
Conditions of Approval
5816 Alessandro Avenue
Project Specific Conditions
1. The project shall be in substantial compliance with architectural plans for
two detached two-story dwelling units with attached garages date stamped
May 1, 2018,
2. The applicant shall provide a cut sheet for the proposed front porch railing
on Unit 1 and identify the material on the elevation plan.
3. The applicant shall simplify the muntin pattern on the windows of both
units.
4. The applicant shall provide exterior lighting on the front porch of both units.
The lighting make/model shall be specified on the elevation plans.
5. The wall and wood gate in the front side yard shall be replaced with a
wrought -iron gate and wall that is sloped where it abuts the house. This is
more consistent with the architectural style of the building.
6. The trash enclosures shall be finished with stucco to match the dwelling
units.
7. The applicant shall provide a revised landscape plan with the following
modifications:
a. The width of the walkway between the driveway and the front porch shall
be reduced to 4 feet (Unit 1);
b. Decomposed granite (DG) should be incorporated into the design of
pathways.
c. Potted plants shall be added along the front porches of both units.
d. Vine pockets shall be added along the north property line (along the
driveway). They shall be spaced 10 feet apart.
e. The lawn area in the side yard for Unit 2 shall be reduced with a planter
area added along the base of the building.
f. Vine pockets shall be added along both sides of the garage on Unit 2.
8. Prior to submitting for Building Plan Check, the applicant shall submit on
revised set of architectural and landscape plans that meet the conditions of
approval.
General Conditions
9. The applicant and property owner(s), and their successors in interest, shall
indemnify and defend the City of Temple City and its officers, employees,
File: PL 17-1019
5816 Alessandro Avenue
and agents from and against all liability and costs relating to the City's
actions concerning this project, including (without limitation) any award of
litigation expenses in favor of any person or entity who seeks to challenge
the validity of any of the City's actions or decisions in connection with this
project. The City shall have the sole right to choose its counsel and property
owners shall reimburse the City's expenses incurred in its defenses of any
lawsuit challenging the City's actions concerning this project.
10. This site plan review approval shall expire 24 months from the date of
approval. If building permits are not issued prior to the expiration date, the
property owner may apply in writing to the Community Development
Director at least forty (40) days before the expiration date for major site plan
review. The major site plan review may be extended for up to two (2) years
from the date of approval, at the discretion of the Community Development
Director,
11. Substantial Compliance: The development shall be in substantial
compliance with the submitted approved site, floor, elevation, landscape,
and other applicable plans.
12. No Lesser Elements: The project shall not be developed with lesser
architectural elements or components intended to complement the
architectural style and design of the development than is proposed in the
submitted approved plans.
13. Certificate of Occupancy: Permits shall not be finaled and/or Certificate of
Occupancy issued until the project is fully completed to the satisfaction of
the Community Development Department.
14. Hardscape: The hardscape shown on the landscape plan shall be consistent
in size, location, and material. The applicant is responsible for submitting
plans that are internally consistent. The Planning Division shall verify
compliance with this condition prior to approving plans for building permit
issuance. Proposed changes to the hardscape shall be reviewed and
approved by the Planning Division prior to installation or
construction. Changes to the proposed hardscape shall be shown on both
the architectural site plan and the landscape plan.
15. Water Efficient
Landscaping: The
landscaping of the
site
shall be
implemented to
fully comply with the
criteria of the City's
Water
Efficient
Page 2 of 5
File: PL 17-1019
5816 Alessandro Avenue
Landscape Ordinance. Prior to permits being approved, the applicant shall
provide the required Landscape Documentation Package or a
demonstration that the Prescriptive Measures have been met. The
Landscape Documentation Package is required for projects with an
aggregate landscape area over 2,500 square feet. A project with an
aggregate landscape area between 500 to 2,500 square feet shall comply
with the Prescriptive Measures or submit a Landscape Documentation
Package. The Landscape Architect shall certify conformance with the
Ordinance on a form provided by the Planning Division,
16. Walls and fences: Walls and fences shall be designed in a style, material and
color that complement the architecture of the dwelling units to which they
are attached. Concrete masonry unit (CMU) walls shall be constructed with
slump block, split face, or other decorative block style. Both sides of all
perimeter walls or fences should be architecturally treated. Prior to
submittal for building plan check, the applicant shall submit architectural
details to the Planning Division, which demonstrate, to the satisfaction of
the Community Development Director, that the treatment of the existing
and proposed walls will meet this requirement.
17. Submittal of Soils Analysis Report: For sites that will be regraded and a
Landscape Documentation Package (LDP) is required, a soils characteristic
report will not be a required portion of the LDP. After the site is graded the
property owner shall perform a soils test for agricultural suitability including
a soils analysis report and specific amendment recommendations. Soil
testing shall be done following final grading and before planting, as the
surface soil in landscape areas may change due to grading work. Any soil
amendments listed in the specifications are for bidding purposes only. The
contractor shall adjust actual amendments and backfill mixes to conform to
soil analysis report recommendations. Prior to requesting a final inspection
from the Planning Division the property owner or contractor shall provide
evidence in the form of receipts for the soil amendment and invoices for
services provided to the Planning Division.
18. Certification of Correct Landscape Installation: Prior to requesting a final
inspection from the Planning Division the applicant shall provide to the
Planning Division a certification (on a form provided by the Planning
Division) from a landscape architect that the landscape and irrigation
installed on the project site conform to the approved landscape plan and
the applicable Water Efficient Landscape Ordinance. If modifications to the
Page 3 of 5
File: PL 17-1019
5816 Alessandro Avenue
landscape plan are proposed, the applicant shall provide to the Planning
Division a revised plan prior to final inspection and the Planning Division
shall review the plan to determine compliance with the Residential Design
Guidelines as well as the Water Efficient Landscape Ordinance. This
condition shall be enforced to demonstrate compliance with Temple City
Municipal Code Section 9-1M-15 Table A, for applicants applying for a floor
area ratio incentive related to landscape design.
19. Grade and Drainage: At the time of submittal for building plan check, the
applicant shall submit plans showing:
a. Existing grade of the subject and adjacent sites.
b. Existing drainage patterns for the subject and adjacent sites.
c. Consistency of Plans: At the time of submittal for building plan check
the applicant shall submit architectural, grading, and drainage plans that
are consistent with one another and correctly demonstrate the proposed
grading.
20. Cross Lot Drainage: Where existing drainage flows from adjacent sites, then
the subject site shall continue to accept cross lot drainage and shall not be
designed in such a way as to drain toward adjacent sites. The subject site
shall not create any barriers that prohibit existing drainage flows from
adjacent sites. The applicant shall submit plans for building plan check
demonstrating compliance with this requirement and the Planning and
Building Division shall verify compliance. In cases where compliance with
this condition is deemed not feasible by the City, the Director shall approve
modifications to encourage as much onsite infiltration and detention as
feasible.
21. Grade Differences: If the proposed finished grade will not alter existing
cross lot drainage patterns, the difference between the grade of the subject
site and adjacent sites shall be within eight (8) inches. If the proposed
finished grade will alter existing cross lot drainage patterns, the applicant
shall demonstrate how the subject property will address existing cross lot
drainage patterns.
22. Grading and Drainage Plans: The applicant shall submit grading and
drainage plans that demonstrate compliance with this requirement. The
Planning and Building Divisions shall review plans for compliance with this
requirement. The Building Division shall verify compliance during
inspections.
Page 4 of 5
File: PL 17-1019
5816 Alessandro Avenue
23. Street Tree: The applicant shall plant a 24 -inch box Lavender Trumpet Tree
(Tabebuia avellanedae) tree in the public right-of-way along Alessandro
Avenue prior to the building permit being finalized. The tree shall be
planted, staked, and irrigated per the City's street tree details, which shall
be shown on the landscape plan. The contractor shall call the Urban
Forestry staff at (626) 285-2171 ext. 4500 to have City staff present during
planting of the new tree.
24. During any demolition and/or construction, noise will be controlled by limiting
work on the site to 7:00 a.m. through 6:00 p.m., Monday through Saturday,
and by requiring all trucks and motorized equipment to have properly
operating mufflers. No construction work shall occur on Sunday.
25. Disposal of Construction Waste: No construction activity waste or material of
any kind, including plaster, cement, paint, mud, or any other type of debris or
liquid shall be allowed to be disposed of in the street or gutter, storm drain,
or sewer system. All construction debris spills shall be removed daily and
shall use necessary dust control measures. Failure to comply with this
condition will result in charges filed by the District Attorney,
26. Revocation: This approval and these conditions may be modified or revoked
by the granting body (the Community Development Director) should it be
determined that the project approved herein is detrimental to the public
health, safety, or welfare; is operated or maintained contrary to these
conditions of approval or any federal, state, or local law; or is operated or
maintained so as to constitute a public nuisance. Such modification or
revocation shall occur at a noticed public hearing and in accordance with the
provisions of Section 9-11`-40 of the Zoning Code.
27. Acceptance of Conditions: By carrying out the project approved herein or
otherwise using or exercising this approval, the applicant acknowledges and
accepts all of the conditions imposed. The applicant acknowledges that
failure to comply with these conditions of approval may be cause for
revocation of the approval. These conditions are binding upon the
applicant, the current and future property owners, and any other party using
or exercising this approval.
Page 5 of 5
EXHIBIT B �J 0;
o
J1
UILDING • ��...,,
CONDITIONS OF APPROVAL
City of Temple City
9701 LAS TUNAS DRIVE
TEMPLE CITY CA 91780
JN17I44/PLANNING FILE #PL -1019
5816 ALESSANDRO
BUILDING DIVISION CONDITIONS
Address/Location: 5816 ALESSANDRO
Applicant: ALLEN YU
Scope of Work: TWO NEW SINGLE FAMILY RESIDNCE ATTACHED GARAGES
OFFICE USE ONLY:
Conditions Required
1. The initial plan check fee will cover the initial plan check and one recheck only.
Additional review required beyond the first recheck shall be paid for on an hourly
basis in accordance with the current fee schedule.
2. The second sheet of building plans is to list all conditions of approval and to
include a copy of the Planning Commission Decision letter. This information shall
be incorporated into the plans prior to the first submittal for plan check.
3. School Developmental Fees shall be paid to the School District prior to the
issuance of the building permit.
4. Fees shall be paid to the County X1
Angeles Sanitation District prior to issuance
of the building permit.
5. The buildings shall be addressed as (Front Unit) 5816 Alessandro and (Rear Unit)
5818 Alessandro. An application to assign unit numbers shall be filed with Building
Division prior to plan check submittal.
6. In accordance with paragraph 5538(b) of the California Business and Professions
Code, plans are to be prepared and stamped by a licensed architect.
7. Structural calculations prepared under the direction of an architect, civil engineer
or structural engineer shall be provided.
V20150224 Page 1 of 3
8. South Coast Air Quality Management District must be contacted prior to any
demolition or renovation. Call (909) 396-2000 for further information. Failure to
comply with the provisions of Rule 1403 may result in a penalty of up to $25,000
per day.
9. A geotechnical and soils investigation report is required, the duties of the soils
engineer of record, as indicated on the first sheet of the approved plans, shall
include the following:
a. Observation of cleared areas and benches prepared to receive fill;
b. Observation of the removal of all unsuitable soils and other
materials;
c. The approval of soils to be used as fill material;
d. Inspection of compaction and placement of fill;
e. The testing of compacted fills; and
f. The inspection of review of drainage devices.
10. The owner shall retain the soils engineer preparing the Preliminary Soils and/or
Geotechnical Investigation accepted by the City for observation of all grading, site
preparation, and compaction testing. Observation and testing shall not be
performed by another soils and/or geotechnical engineer unless the subsequent
soils and/or geotechnical engineer submits and has accepted by the Public Works
Department, a new Preliminary Soils and/or Geotechnical Investigation.
11. Prior to permit issuance the pdf copy of the soils report shall be provided by the
applicant
grading and drainage plan shall be approved prior to issuance of the building
permit. The grading and drainage plan shall indicate now all storm drainage
including contributory drainage from adjacent lots is carried to the public way or
drainage structure approved to receive storm water.
13. Projects shall comply with the requirements of the
NPDES (NATIONAL POLLUTION
DISCHARGE ELIMINATION SYSTEM) prior to issuance of a Demolition, Grading &
Building permit. These include requirements for sediment control, erosion
control, and construction activities control to be implemented on the project site.
14. The
building permit will
not
be issued until the property
has been surveyed and
the
boundaries marked
by a
land surveyor licensed by the
State of California.
15. Foundation inspection will not be made until the excavation has been surveyed
and the depth and location of the footings has been determined to be in
accordance with the approved plans by a land surveyor licensed by the State of
California. THIS NOTE IS TO BE PLACED ON THE FOUNDATION PLAN IN A
PROMINENT LOCATION.
V20150224 Page 2 of 3
16. Project shall comply with the CalGreen Residential requirements.
17. Demolition permit is required for any existing buildings which are to be
demolished.
18. Separate plan review and permit is required for each detached structure.
19. All fire sprinkler hangers must be designed and their location approved by an
engineer or an architect. Calculations must be provided indicating that the
hangers are designed to carry the tributary weight of the water filled pipe plus a
250 pound point load. A plan indication this information must be stamped by the
engineer or the architect and submitted for approval prior to issuance of the
building permit.
20. Separate permit is required for Fire Sprinklers
Reviewed by:
Date:
V20150224 Page 3 of 3
EXHIBIT C
ENGINEERING & PUBLIC WORKS
CONDITIONS OF APPROVAL
City of Temple City
9701 LAS TUNAS DRIVE
TEMPLE CITY CA 91780
JN11144/PLAN NING FILE #PL -1019
5816 ALESSANDRO
PUBLIC WORKS/ ENGINEERING CONDITIONS
Address/Location: 5816 ALESSANDRO
Applicant: ALLEN YU
Scope of Work: TWO NEW SINGLE FAMILY RESIDNCE ATTACHED GARAGES
OFFICE USE ONLY:
Conditions Required
Comments/Conditional Requirements:
I- The following are Public Works conditions and shall be incorporated into submittal
plans, show the conditions on site plans and on grading plans (No handwritten notes,
stickers etc. shall be accepted):
1. Install new driveway approach in accordance with SPPWC Standard Plan 110-
2, and as directed by the City Engineer or his/her designee.
2. Close existing driveway apron, and install necessary improvements (parkway,
landscape, sidewalk, curb and gutter, any others as applicable) to match required
adjacent sections, and as directed by the City Engineer or his/her designee.
3. Install new five-foot concrete sidewalk behind landscaped parkway along the
length of the property frontage in accordance with SPPWC Standard Plan 113-
2, and as directed by the City Engineer and/or his/her designee.
4. Remove and replace broken and off grade curb and gutter in accordan
ce with
SPPWC Standard Plan 120-2, and as directed by the City Engineer or his/her
designee.
5. The approved building addresses) shall be painted on the curb to the City's
standards as required by the Public Works Inspector prior to final inspection.
6. Relocate water meter from the side walk
as directed by the
City
Engineer or
his/her designee
Rehabilitate existing AC street pavement along the length of the property
frontage to the centerline of the street as indicated below, and as directed by the
City Engineer or his/her designee:
V20170301 Page 1 of 2
Pay in -lieu fee in the amount of $2,000 for the required rehab to the City.
City will use the in -lieu fees in the future for street rehabilitations as
necessary.
8. Underground all utility services to the property.
Reviewed by:
Date:
V20170301 Page 2 of 2